HomeMy WebLinkAboutResolution - 517 - URA Land Acquisition - Allretta Locklin Estate - Public Park, Lake 6 YCL Project - 06/12/1980114m:pc:
RESOLUTION RESOLUTION #517 - 6/12/80
A RESOLUTION AUTHORIZING THE ACQUISITION OF A CERTAIN PARCEL OF LAND FOR
THE PURPOSE OF PUBLIC PARK DEVELOPMENT IN THE YELLOWHOUSE CANYON LAKES PROJECT;
AUTHORIZING THE INSTITUTION OF CONDEMNATION PROCEEDINGS AS REQUIRED.
WHEREAS, it has been determined by the City Council that a certain parcel
of land located in the vicinity of Lake 6 in the Yellowhouse Canyon Lakes
Project within the City of Lubbock, Lubbock County, Texas, should be acquired
and developed for public park purposes; and,
WHEREAS, the Department of Housing and Urban Development (HUD) has
contracted with the City of Lubbock to provide funds through the Community
Development Program to aid in the development of such a project; and,
WHEREAS, it is necessary to acquire for public park purposes the fee
simple title to the land hereinafter described, owned by Allretta Locklin
(Estate); and,
WHEREAS, the City Council has caused two appraisals to be made of said
land and the value and total damages, if any, to the owner, and all others
whose interest may appear, for fee simple title to said land has been appraised
and the City Council finds the price offered to be fair and equitable; NOW
THEREFORE:
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK:
THAT the City of Lubbock acquire for the purposes of developing a public
park the fee simple title to the land lying and being situated in Lubbock
County, Texas, and described as follows, to -wit:
Parcel No. 99600-95-25: (See attached Legal description)
Purchased Price - $5,050.00 (Five Thousand Fifty and N0/100 Dollars)
THAT the owner, and all others whose interests may appear, be offered
through the Urban Renewal Agency of the City of Lubbock, Texas, the amount
established as the fair market value and total damages, if any, for fee simple
title and acquisition of said land for the purposes herein stated, for the use
and benefit of the City of Lubbock, being the amount hereinabove stated, and
that unless accepted forthwith the City Attorney is hereby authorized and
instructed to institute condemnation proceedings for and on behalf of the City
of Lubbock to acquire fee simple title to said land, as hereinabove described,
for public park purposes.
Passed by the City Council this 12th day of 1980.
zo•
P"/J
BILL McALISTER, MAYOR
ATTEST:
Evelyn Gaf ga, City S cr a Treasurer Approved as to form:
APPROVED AS TO CONTENT:11
L*cki�' 2z5t/) r% Assistant City Attornel
Vicki Foster,.Community Development Coordinator
- � l
i
A tract of land located in Section 3, Block "B", and in Section: 4,
Block "0", Lubbock County, Texas, being the same tract heretofore
conveyed to Woodrow Locklin in Volume 1032, Page 66, being further
described as follows: BEGINNING at a 3/8" iron rod. (found.) which
bears S. 00'03'50" E., 690.00 feet and S. 89'58'30" W., 657.32 feet
from the Northeast corner cf the Northwest Quarter of Section 3,
Block "B". Lubbock County, Texas, said rod also being the Southwest
corner of a certain tract heretofore conveyed by Sid Caraway to Wiley -
Puckett in Volume 95, Page 63, said rod also being an "L" corner of a
199.02 acre tract heretofore conveyed to the City of Lubbock in
Volume 1308, Page 129, for the Southwest corner of this tract; THENCE
N. 00`01130" W., along an Easterly line of said 199.02 acre tract, at
459.66 feet pass a 3/4" iron pipe (found) at the Southeast -corner of
a certain tract heretofore conveyed by Wiley Puckett to Callie Elliston
In Volume 120, -Page 534, said pipe also being the -Southeast corner of
a 0.399 acre tract heretofore conveyed to. Sylvester Robinson in.
Volume 985, Page 605, said 3/4" pipe also being an "L" corner of said
199.02 acre tract, continuing along the East line of said 0.399 acre
tract, at 721.37 feet pass a 1/2" square metal tube (set) for the
Northeast corner of said 0.399 acre tract,: continuing for a total '
distance of 730.69 feet to a 1/2" square metal tube (set) for the
Northwest corner of this tract; THENCE S. 7228'04" E. a distance of
183.79 feet to a 1/2" square metal tube (set) for. a North corner of
this tract; THENCE N. 8924'35" E. a distance of 20.68 feet to a 1/2"
square metal tube (set) for the Northeast corner of this tract;
THENCE S. 0005'38" E., at 41.17 feet pass a 3/4" iron pipe (found)
at the Northwest corner of Lot 163, Puckett Suburban homes Addition .
to the City of Lubbock, Lubbock County, Texas, continuing along the
West line of said Lot 163, at 670.58 feet pass a 3/4" iron pipe
(found) at the Southwest corner of said Lot 163, continuing for a
total distance of 675.43 feet to a 1/2" square metal tube (set) in
the North line of said 199.02 acre tract, for the Southeast corner of
this tract; THENCE N. 8958'30" W., along the North line of said
199.02 acre tract, a distance of .196.74 feet to the Point of Beginning.
i may.: 1 r r
ACQUISITION APPRAISAL REVIEW
r7 : •
PARCEL NO. 91600-95-25 PROJECT NAME Yellowhouse,..Lake 6: 5th•Year C. D.
ADDRESS. 2214 East 19th Street, Lubbock, Texas
OWNER (s) A&tta Locklin
TENANT (s) Vacant land
LEASEHOLD No
LEGAL DESCRIPTION: See attachment for metes & bounds description.
1, Acquisition appraisal received ............................. May 12, 1980
(Date)
2. .All corrections by appraiser completed ...................... May 27, 1980
"3. -Appraisal is adequate and acceptable .......................... Yes
_4 On-site inspection of property.. May 16,E 1980
_ _,. •. (Date)
5. Person accompanying review appraiser............. .... Nome,
6.. On-site inspection of comparables.................... ..... May 11th & 1 6th-, 980
(Date)
7.. Any report of unlawful condition or occupancy.............. No
S. Basis for conclusion as to fair market-value:.Approval of the appraiser's valuation is
=based on my inspection of the property and review of the appraisal report, but with an
increase in the unit value of the land after reconsideration of all of the land values
in the project.
In my opinion the final estimate is $ 5,050.00
I hereby certify that I have no interest, present or contemplated, in the property; and to
the best of my knowledge and belief, all statements and information in.this report are true
and correct, and no important facts have been withheld or overlooked.
May 28, 1980
DATE
•'Buildings & Structures
APPRAISAL
REVIEW APPRAISAL
(Whole Taking)
Valuation
Valuation
1. None
None
None
2.
3.
4.
Garage........................
Fence.. ... ...............
Landscape...... .............
Cellar.... ................
Other....... ... .........
Well hole, cased
None
None
Other..........................
Well house
None
None
Other.........................
-
Fixtures......................
°Tenant-Owned Building, Structure,
Fixture & Other
1.
.
Z.
Land ..............................
3.155 ac.
4.750
§51050
TOTAL:... .....................
$'4,750
5,050
Partial Taking -
Whole Property
Part Taken
Remainder Before
Remainder After
Damages
TOTAL TAKING AND DAMAGES :............................
-2-
APPRAISAL REPORT FOR THE CITY OF LUBBOCK
Project Yellowhouse, take 6. 5th Year C' D _-- 1
Parcel Plumber 99600-95-25 -
Property Address 2214 East 19th Street
Interest Appraised Fee Simple —
Property Owner Al retta' Lockl in
Date of Appraiser's Inspection 4-1-80
Owner or Representative Accompanying:Inspection none
Owners Not Present at Inspection Alretta Locklin, in care of Charlene Morris
Limiting Conditions of the Appraisal:
(1) That the title is good and marketable, (2) that no responsibility is assumed by
the ,Appraiser for legal matters, especially those affecting the title to the property,
(3) that the legal description of the operty and the interest therein to be appraised,
- furnished to the Appraiser by the ncy'; is correct, and (4) that no survey of the
property has been made..
The Undersigned Hereby Certis:
(1) That I personally made a thorough inspection of the property, (2) that, to the
best of my -knowledge and belief, everything contained in the report is true and no
relevant and important fact has been omitted, (3) that neither my employment nor my
compensation is contingent on the valuation reported, and (4) that I have no past,
present, or prospective interest (including that of real estate agent or broker) in
the property, the parties involved, or any other interest that would conflict in any
way with the services performed or the making of an impartial report, (5) that I will
disregard any decrease or increase in the fair market value.of the real property to
be acquired (or the entire property of the owner in the case of a partial taking)
prior to the date of valuation caused by the public improvement or project for which
the property'is to be acquired for such improvement or project, other than that due
to physical deterioration within the reasonable control of the owner. In the case of
a partial taking, using the before -and -after method of valuation, my opinion of the
value of the remaining not -to -be acquired portion of the property does not reflect
any increase or decrease in value attributable to .the project, (6) that my analyses
and opinions of property value does not reflect any consideration of or allowance for
the relocation assistance and payments provided under Title II bf the Act.
It is my opinion that the fair market value of property to be acquired is $ 4,750
as of 4-1-80 •
Date 22.. 1980 -- - 5;;�
Jimm ,od ard, M.A.I.,S.R.P.A.
a K
j}a.....sa;r,�ysr;w�r*h'
Purpose and Scope *of Appraisal
The purpose of this appraisal is to estimate the market value of the
property. The property rights appraised are feesimple with the exception
of mineral interests.
Function of Appraisal
This appraisal is required by the City of Lubbock for its guidance
in making fair and impartial determinations of fair market value and
the just compensation to be offered to the property owner.
Ownership
Alretta Locklin -
2214 East 19th Street
Lubbock, Texas 79403
c/o Charlene Morris, daughter
3412 East Bates
Lubbock, Texas
I
-
1
Definition of Market Value
The term "market value," as used in this appraisal, is defined
in the book entitled REAL ESTATE APPRAISAL TERMINOLOGY, first
printing, 1975, on page 137 as follows: _
The highest price in terms of money which a property will bring
'--An a competitive and open market under all conditions requisite
to a fair sale, the buyer and seller, each acting prudently,
knowledgeably and assuming the price is not affected by undue
stimulus.
Implicit in this definition is.the consummation of a sale as of
a specified date and the passing of title from seller to buyer
under conditions whereby:
1. Buyer and seller are typically motivated.
2. Both parties are well informed or well advised,
and each acting in what he considers his own best
interest.
3. A reasonable time is allowed for exposure in the
open market.
4. Payment is made in cash or its equivalent.
5. Financing, if any, is on terms generally available
in the community at the specified date and typical
;I for the property type in its locale.
6. The price represents a'normal consideration for the
property sold unaffected by special financing amounts
and/or terms, services, fees, costs, or credits incurred
in the transaction.
No Text
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A tract of land located in Section 3, Block "B", and in Section 4,.
Block "0", Lubbock.County, Texas, being the same tract heretofore
conveyed to Woodrow Locklin in Volume 1032, Page 66, being further
described as follows: BEGINNING at a 3/8" iron rod (found) which
bears S. 0003'50" E., 690.00 feet and S. 89°58'30" W., 657.32 feet
from the Northeast• corner of the Northwest Quarter of Section 3,
Block "B", Lubbock County, Texas, said rod also being the Southwest
corner of a certain tract heretofore conveyed by Sid Caraway to Wiley
Puckett in Volume 95, Page 63, said rod also being an "L" corner of a
199.02 acre tract heretofore conveyed to the City of Lubbock in
Volume 1308, Page 129,.for the Southwest corner of this tract; THENCE
N. 0001'30" W., along an Easterly line of said 199.02 acre tract, at
459.66 feet pass a 3/4" iron pipe (found) at the Southeast corner of
a certain. tract heretofore conveyed by Wiley Puckett to Callie Elliston
In Volume 120, Page 534, said pipe also being the Southeast corner of
a 0.399 acre tract heretofore conveyed to Sylvester Robinson in
-Volume 985,'Page 605, said.3/4 " pipe also being an "L" corner of said
199:02 acre tract, continuing -along the East line of said 0.399 acre
tract, at 721..37 feet pass a 1/2" square metal tube (set) for the
Northeast corner of said 0.399 acre tract,. continuing for a total
distance of 730.69 feet to a 1/2" square metal tube (set) for the
[ Northwest corner of this. tract; THENCE S. 7228104" X. a distance of
183.79 feet to a 1/2" square metal tube (set) for. a North corner of
this tract; THENCE N. 89'24135" E. a distance of 20.68 feet to a 1/2"
square metal tube (set) for the Northeast corner of this tract;
THENCE S. 00"05'38" E., at 41.17 feet pass a 3/4" iron pipe (found)
at .the Northwest corner of Lot 163, Puckett Suburban Homes Addition
.to the City of Lubbock, Lubbock.County, Texas, continuing along the
West line of said Lot 163. at 670.58 feet pass a 3/4"iron pipe
(found) at the Southwest corner of said Lot 163, continuing for a
total distance of 675.43 feet to a 1/2" square metal tube (set) ie
the North line of said 199.02 acre tract, for the Southeast corner of
this tract; THENCE N. 89*58130" W., along the North line of said
199.02 acre tract, a distance of 196.74 feet to the Point of Beginning.
fl�a
Heiahborhood Analysis
-The subject property is situated.in a neighborhood that is located
in the east part of the City of Lubbock. The neighborhood area is
defined as the area generally shown on the following Neighborhood
.!lap. The, map also,shows the general land uses and the location of
subject property.
This neighborhood has experienced very little growth in recent -
years.. No significant new construction has been observed in recent
years. Deed records indicate that market activity has been very
slow. The purchase of the Canyon land and its development into a
park has been the most significant change in the neighborhood in
recent years.
This neighborhood is located about 3 miles southeast of downtown
Lubbock and in the opposite direction from the main residential-
and.commercial growth direction of the city which is southwest.
This neighborhood has an amplesupplyof vacant land if the demand
for residential development should be generated.
Most of the housing in the area is modest to very modest in price
class and are typically occupied by lower income families.
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SUBJECT ;
PROPERTY
AGRICULTURAL
USE
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Dotcriotion of'Improvements
The property is.vacant and unplatted land. The only improvements are
a small 7' x S'. wood frame well house with a 6" cased hole, part of a
small concrete foundation and some scrap fence which do not appear to
add any significant value to the property. City water and sewer. Pro
rata expense has not been paid on this property.
Site'Data
This tract i�"3.155 acres in area with dimensions as can be observed
from the following Site Sketch. The site fronts to East 19th Street,
whfch is paved but without curb or gutter. The tract is along the
run of Yellowhouse Canyon. About one-third of the area is nearly
level-land.along 19th Street and the balance is rough terrain sloping
the lake in the lower part -of the canyon.
No significant adverse easements or encroachments were noted at the time
of the appraisal inspection. The HUD flood hazard map does not include
this tract in a flood area. The site is zoned R-1, single family residential.
City water and sewer would be available after platting and payment of
pro rata expenses. Other utilities are also available.
SITE SKETCH
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ON
Taxes
Agent - M.sessed Value
Tax Amount -
City�and School $1,180
$29.27
State.and County 860
14.41
Total
Use and Occupancy
The land was vacant at the time of the appraisal
inspection -and without
any existing use.
Pon
Rental Information
None known.
Annual Operating Costs
.Does not apply.
Highest and Best Use
The highest and best use of subject property is
for single family
residential use.
F f, � Vis: •r.,� � � �?"
us
oil
Valuation of tW Property
The subject property is vacant except for the minor improvements
which are not considered to have any contributory value. The only
meaningful approach to value is the direct comparison approach. The
most pertinent comparables from the Market Data Supplement are '
summarized as follows:
Land Sale Pro Price Indicates
# Date Acres Zoning Rata Per Acre For Subject
4-78 1.0. R-1 No $2,400 below $2,400
2' 12-72 4.29 R-1 No 1,165.50 above $1,1665.50
3 11-77 .73 R-1 No 2,054 below $2,054
Offer #1 current 1.0. R-1 Yes 2,500 below $2,500
Offer'#2 current :10.86 %R-1 No 1,250 above $1,250
Subject -: ,,3.155 R-1 No - ----
Sale No. 1 is better located than subject and has better topography. It
is all level usable land. Sale No. 2 has similar terrain but is an older
sale.': Sale No. 3 is a smaller tract that is all level land, subject is
rated inferior. Offer No. 1 has better topography and pro rata expense
paid. Offer No. 2 is.all level land and is better located but is much
larger in size. The smaller tracts tend to sell for higher per unit
prices. Y
In the -final analysis it was concluded that $1,500 per acre was the most
likely market value conclusion for subject property.
3.155 acres O $1,500 $4,732.50
.. say..
Final Estimate of Value ---- $4,750
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MARKET DATA MAP li•11Oh�
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ASSUMPTIONS AND CONTINGENT CONDITIONS
The appraiser assumes:
1. That the legal description furnished is correct.
.: 2. That the title to the property is good.
3. That the.property is free and clear of all liens.
4. That the property will be properly maintained.
This report is submitted subject to the-following.limiting conditions:
1. That no guarantee `is made as to correctness of information,
estimates, or opinions furnished by others and used in
making this appraisal.
2. That no liabilityisassumed on account of inaccuracies
or errors in. such. information, estimates, or opinions.
3. That no liability is assumed on matters"of a legal
character affecting the property, such as title defects,
over -lapping boundaries, etc., and no right to expert
testimony unless adequate arrangements for fees are made.
4. The appraisal.fee is not, in any sense, contingent upon
anything other than delivery of this report.
I
a
RESTRICTIONS UPON DISCLOSURE AND USE
1. Disclosure of the contents of these appraisal reports is
governed by the By -Laws and Regulations of the American
Institute of Real Estate Appraisers of the National
Association of Real Estate Board.
2. Neither all nor any part of the contents of these reports
(especially any conclusions as to value, the identity of
the appraiser or the firm with which he is connected, or
any reference to the American Institute of Real Estate
Appraisers or`to the'Society of Real Estate Appraisers
or to the M.A.I. or S.R.P.A. designation) shall be
disseminated to the public through advertising media, public
relations media, news media, sales media or any other public
means of communication without the prior written consent and
approval of the undersigend.
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QUALIFICATIONS OF JIMMY J. GODDARD., M.A.I.,S.R.P.A.
Education:
Professional Recognition Award, presented by the American
Institute of Real Estate Appraisers for the years 1980, 1981,
and 1982. -
Texas Technological University
BBA Degree, 1963
Major: Finance Option: Real Estate and Insurance
Successfully completed Appraisal Course by Texas Highway
• Department, Austin, Texas -1964
Successfully completed Examination I, Case.Study Course 1I,
and Course VIII, American Institute of Real Estate Appraisers
positions'Held:
Owner - Goddard and Associates - presently, Lubbock, Texas
Manager - Property Evaluators, Inc. - 1966 - San Angelo, Texas
Review and Staff Appraiser - Texas Highway Department - 1963
to 1966, Odessa, Texas
President - South Plains Chapter - Society of Real Estate
Appraisers, 1974 - 1975
Member - 1973 Young Men's Council - Society of Real Estate
Appraisers : 1976 - 1977
Instructor - Texas Tech University
Lubbock Christian College
Memberships:
Member of American Institute of Real Estate Appraisers
Senior Real Property Appraiser - Society of Real Estate Appraisers
Real Estate Broker's License - Texas Real Estate Commission
National Association of Realtors
Texas Association of Realtors.
Lubbock Board of Realtors
PaPtial!Lftt'6f Clients:
Texas Highway Department
City of Lubbock
Veteran's Administration
Secretary of Housing and Urban Development
Republic National
ational Bank of Dallas - Trust Department
Lubbock National Bank
First National Bank of Lubbock
First Federal Savings and Loan Association
First Texas Savings Association of Lubbock,
State Savings and Loan Association
West Texas Savings Association
Sentry Savings Association
Mortgage Guaranty Insurance Corporation
fierrill Lynch Relocation Management Corp.
P141 Mortgage Insurance Company
West Central Investment Corporation
Lutheran Mutual Life Insurance Company, Waverly, Iowa
Phillips Petroleum Company
Gulf Oil Company
Continental Oil Company
Sun Oil Company
Texaco, Inc.
Great Southwestern Life Insurance Company, Houston, Texas,
Southwestern Bell Telephone Company
The Western Company
Texas Instruments, Inc.
Texas International Company
Southwestern Life, Dallas