HomeMy WebLinkAboutC2005-692 - 12/19/2005 - NA
Department of Engineering
Property & Land Acquisition Division
Real Estate Appraisal Contract
Cimarron Blvd. Street Imps., Phase 1 (#6162) and Phase 2 (#6262)
THE STATE OF TEXAS
~
~
KNOW ALL BY THESE PRESENTS:
COUNTY OF NUECES
This agreement is between the City of Christi, Texas, a Texas home-rule municipal corporation
("'City"), P. O. Box 9277, Corpus Christi, Texas 78469-9277 acting through its duly authorized City Manager
or designee and Sidney H. Smith, III dba American Appraisers, Inc., ("Appraiser") of 3230 Reid Dr.,
Corpus Christi, Texas 78404 for the preparation of a Real Estate Appraisals in connection with the Cimarron
Blvd. Street Improvement Projects, Phases 1 and 2.
NOW THEREFORE, the City and the Appraiser agrees as follows:
A. The Appraiser agrees to the following:
(1) Prepare eight (8) complete appraisal reports in summary report format containing the
market value (as defined in USPAP) for Riqht-of-Way Easements in connection with the Cimarron Blvd.
Street Improvement Projects and attached as Exhibit A. The City will use these values for offering just
compensation in the acquisition of Right-of-Way Easements under the threat of eminent domain. The
Appraiser will use the State Rule or "Before and After Approach to Value" and report on any damages to the
remainder with costs to cure. The City reserves the right to amend size and legal description of each of the
tracts, if necessary, for an additional fee negotiated between City and Appraiser.
In developing and reporting the appraisal, the appraiser must abide by the most current
edition of the Uniform Standards of Professional Appraisal Practice (USPAP). The report must show all
applicable approaches to value and state any departures taken.
(2) Submit three (3) separately bound copies of each appraisal report to the City of
Corpus Christi with Appraiser's invoice.
(3) The Appraiser will complete this appraisal assiqnment and submit to the City within
50 days from receipt of a Notice to Proceed.
(4) The Appraiser agrees to share information on comparable sales in the area in a
cooperative manner with other appraisers appraising in the area for the City.
(5) The Appraiser agrees to meet with the City Property and Land Acquisition Division
Manager to discuss the appraisal(s) prior to completion and shall submit all reports to Property and Land
Acquisition Division, P. O. Box 9277, (City Hall-1201 Leopard Street), Corpus Christi, Texas 78469-9277
upon completion.
(6) The Appraiser agrees that Appraiser will make a personal inspection of the subject
property to be appraised and discuss with the owner or owners, where possible, in order to get his (her)
(their) assistance in providing information on subject property. The Appraiser will verify that the owner(s) or
owner(s)' desiqnated representative has been qiven an opportunity. by reasonable advance notice in writinq
or otherwise. to accompany the Appraiser durinq Appraiser's inspection of each property and note whether
nr not the owner did so in each appraisal cover letter. It is further agreed that appraisal information
2005-69" :l for appraisal services, whether contained in or within the appraisal report
] 2/19/0~ as confidential and a breach of such confidence by the Appraiser, except
1
Smith. III. Sidnev II.
CJr! written authorization by the City Manager or upon proper order of the Court, is a material breach of this
contract
(7) The Appraiser agrees, upon the City Manager's request, to make preparations for
Court testimony and appear in Court to testify, in support of Appraiser's appraisal, for a fee of $175 per
hour
(8) If there are separately held interests in any parcel of real property to be acquired
(such as easements, leaseholds, tenant-owned improvements, agricultural crops, life estates, etc.) the
appraisal must include an apportionment of the total just compensation to each separately held interest to
be acquired. Acquisition will not include mineral rights.
(9) The Appraiser will comply with all Federal, State and Local laws and ordinances
applicable to the work.
(10) The Appraiser agrees to hold the City of Corpus Christi harmless from any claims and
liability due to activities of Appraiser's self, Appraiser's agents, or employees.
(11) In the appraisal report, the Appraiser will include the Appraiser's technical
qualifications, general appraisal experience, specific experience in appraising properties of the type involved
in this project, the courts in which Appraiser has testified as an expert witness and any other information
relating to professional qualifications.
(12) In agreeing to the terms of this contract, the Appraiser hereby certifies that Appraiser
does not have any interest (including that of real estate broker or agent), direct or indirect, present or
prospective, in any parcel(s) described in this agreement or any other interest, whether or not in connection
with said parcel(s), which would conflict in any manner or degree with the performance of the services and
submission of impartial reports, and has not employed and will not employ, in connection with the services
to be furnished hereunder, any person having any such interest, and until such parcel(s) is (are) acquired by
the City or excluded from its project. The Appraiser and any employees of the Appraiser, so long as they
are employed by the Appraiser, will not acquire any such interest and will not, for their own account or for
other than the City, negotiate for any of said parcel(s), perform services in connection with said parcel(s), or
testify voluntarily as a witness in a condemnation or other proceeding with respect to such parcel(s).
B. The City agrees to provide the following to the Appraiser:
(1) Furnish copies of any available survey data for the parcel.
(2) Furnish copies of any available title reports for the parcel.
(3) Provide information on comparables, if any, available to the City.
C. Payment:
In consideration of work to be performed by the Appraiser as discussed in Section A,
subsections 1-12 herein, the City agrees to pay Appraiser the sum of J9.000.00 plus the actual cost of a
Cost Estimator (Parcel 4) for the total assignment with payment to be made upon completion of the total
assignment and correction of any errors.
D. Termination:
The City Manager reserves the right to terminate this contract with cause at anytime.
Termination may include the entire contract or may include only selected parcels that the City desires to
delete. In either case, the City agrees to pay Appraiser only for the work completed at the time of
termination.
E. Assignability:
The Appraiser shall not assign, transfer or delegate any of Appraiser's obligations or duties of
this contract to any other person without prior written consent of the City Manager except for routine duties
2
delegated to personnel of the Appraiser's staff.
F. Appraiser Proposal Letter:
The appraiser's proposal letter. stamped as Exhibit B. is attached hereto and made a part of
thiS contract.
G. Fee:
The "CITY" agrees to pay the appraiser for services provided in accordance with Exhibit B,
under this AGREEMENT, a total fee not to exceed $9,000.00 (Nine Thousand Dollars and no/cents) plus
the actual cost of a Cost Estimator for Parcel 4).
CITY OF CORPUS CHRISTI
APPRAISER:
BY.~~-K
Ronald F Massey, Assistant City Mgr.
By:
(nSvt:i-~~
Sidney H. Smith, III, MA.I. President
_ l2{ {~(05'____
fZ~ 14/~
(Date)
(Date)
3230 Reid Drive
Corpus Christi, TX 78404
Phone No. 855-8258
APPf30VED AS TO FORM:
/1.w-t.e i~~
D)#tollof ng. Services
, / (
Legal De m t ( ate)
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Operating Department ' (Date)
Funding Source: .::5~aj /~ 2:"00+) !:Go 7~/ - 85?/ - 00000
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, David A. Pyle, Registered Professional Land Surveyor
~ereby certify that the foregoing map was prepared
frOm 0 survey made on the ground under my directiop
md that it is true and correct,
I) Bearings ore based on the Texas Coordinate System,
South Zone (4205). NAD 83, and referenced to the
monumented right-of-way af Cimarron Boulevard,
NOTES:
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David A. Pyle
'?egistered Protessionai Land Surveyor va. 4700
2) "Record" informotion refers to recorded map of Lot 2,
Block 13. Brighton 'ViI/age Unit 2,
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4pproxlmate
,,'tal Acreage,
raking (Parcel
;'oking (Parcel
CJMARRON BOULEVARD, PHASE
SARA TOGA TO YORKTOWN
PARCELS 1A & 18
1
)894
:A-R.OW Eos~m~nt!, i017
'B-utility Eeasement): 0/4
Ac 38,92/00 Ft.
A( 742.38 Sq. Ft
Ac 58750 Sq. ,t
i.';'emaining.
863
Ac
37591 08 Sq, Ft,
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Being 2 tracts (742,38 sq. ft. for R.O,W, easement)
(587.50 sq, ft. far Utility Easement) of land aut of Lot 2,
Block /3. Brighton Village Unit 2, a map of which is
recorded in Volume 53, Page 54, of the Map Records of
Nueces County, Texas.
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PYLE &- ASSOClA rES, INC.
If)l PROFESSIONAL LAND SURVErT)RS .
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PHONE/__ (361) 993-4191 J
__FAX/ (,,!'l.. 985-0967 _ _. _ .~
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Date: July 6. 2005
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EXHIBIT A
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Found 5/8'
Iron Rod w/cap-,,~
Lot ,1/
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(Record = S 6 /'00'00.1 E) L
S 61'20'50. E
LIPES BOULEVARD 46.50'
Exjgting 20' R.O.W. Easmnent, dedicared
an re<:arded mop of Flour Bluff &: I
Encinal Farm &: Garden Tracts
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.,:" DAVID A. PYLE
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I, David A Pyfe, Reflisrered Professional Lond Surveyor
hemby cetify /hot the foregoing map was prepared
from a surwy made on the ground under my a.~ction
-21;:;/~ /rj!djo
David A Pyle ./'
Reflisrered Prof~ional Lond Surveyor No. 4700
~
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Approximate
TolDl Acreage.
Talring (Parcel 5):
10.00 Ac. 435,600.00 Sq. Ft.
O.J.J() Ac. 14.363.40 Sq. Fl.
9.670 Ac. 421,236.60 Sq. Ft.
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Record Owner:
Cimorron Company
10.0 Acres
7843. Pg. 231. D.R.N.C.T.
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(Record = N6I'OO'OO"W)
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)' Found 5/8w
. Iron Rod Lo/ I
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NOTES:
I) Beorings are based on the Texas C<<1rdinote System, South Zone
(4205), NAD 83, and referenced to the monumented r;ght-of-way
of Cimarrrm Boulevard.
2) "Recordw information derived from recorded deed to Cimarron
Company, cited hereon.
ClMARRON BOULEVARD, PHASE 1
SARA TOGA TO YORKTOWN
PARCEL 5
Being a 14.363.40 sq. It. (0.330 acres) tract of land out
of thet cetain 10.0 ~ tract. conllf!yed lD the c-lf7It1rron
Company and de!lcrib<<J in Volume 1843. Page 231, of the
Deed Records of Nueces County, Texos. and ~ing out of
Lot " Section 21, Flour Bluff &- Encinal Form &: Gorden
Tracts, 0 mop of which jg recorded in Volume A, P~
41-43, of the Mop Records of Nueca County, Texas.
'"
Sccle: 1M= 100'
Dare: July 6, 2005
100
EXHIBIT A
. Found 5/8' Iron
~'od w/cop
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475 20.;:'
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Existing 20' R.O.W. Easement, dedicated
on recordtHi map of Flour Bluff At
Encinal Form At Gorden Tracts
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<t DAVID A. PYL c
. . .: . . . . . . . . . . . . . 'YORK CROSSING BOULEVARD
.~ 4700 _Y'._'
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Point Of
Beginning
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I, David A Pyle, RegistertHi Professional Lond Surveyor
htNeby urtify that the foregoing mop II'OS prepared
from 0 survey mode on the ground under my direction
and thot it is true and correct.
cdu~/ /C'//-Y' c?j
David A Pyle /'
Reg;stered Profesgionol Land Surveyor No. 4700
ApproKimote
TaIDI llereage:
Taking (Parcel 6):
1Ulmoining:
6.515 lie. 283,8000.00 Sq. Ft.
O. 179 Ac. 7,806.31 Sq. Ft.
6.336 lie. 275,993.69 Sq. Ft.
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PROFESSIONAL LAND SURVEYORS
t=r:'~~~11
1'HOf1IE#. (3tlJJ fIfU-41f1
FAX/: Pl1) 1tI!J-D1W7 .__'
50
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wt 17, Section 20
wt 32, Section 20
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(Record = S 61'00'00' E)
--5 61'20'50" E
43.05'
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(5 35'12'46" W
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ReeDed Owner:
Edna May Wade
R[MAlNDER OF
10 Acres
14J7, Pg. Jll,
DR-N.C. T.
.
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. Ol
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(Record = N61'oo'oo"W)
N 61'21'59" W
35.00'
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40' 20'
60'
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I'-"""Jf/et C - .'
j ~,5<<:tion 21
~nd 5/8"
Iron Rod LAKE E';::~)A jE5
.<-:4. (''15. i5.fJ~ r,.(FL/.LC'. T.
NOTES:
1) Bearings ore boiled on tM Texas Coordinot~ Sytltem, South Zone
(4205), fW) 83, and referenced to the monumented right-or-way
of Cimorron Boulevard.
2) "Record" information derived from r~carded deed to Edna May
Wade, cited Mreon.
CIMARRON BOULEVARD, PHASE 1
SARA TOGA TO YORKTOWN
PARCEL 6
Being a 7,806.31 gq. ft. (0.179 ac",) tract of Jond out of
that amoin 10.0 acre lfl1ct of Iond. conveyed to Edna May
W~ and d<<Icribed in \lI:IIume 1437. Page 31" of the Deed
Reccrds of Nueces County, Texas. and being out of Lot "
5<<:tian 27, Aour Bluff dr Encinal Form dr Gorden Troc18, 0
mop of which is recorded in Vclume A. Pages 41-43. of the
IJop Record1s of NuecetI County, Texas.
o
50
100
Scole: 7". 100'
Dote: July 6, 2005
lIIOU II fEET
EXHIB!! A
Found 5/8"
Iron Rod w/c.ap -d-
r 675' I l' -
-lv~-
60'
40'
Point of
Beginning
Existing 20' R.O.W. E05t!mt!nt, tkdicated ----J ~
on recorded mop of Flour Bluff Jt ~
Encincl Farm Jt Garckn Tracts..J ~
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<,it DAV!D A. ;:>Vi
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o SUH'\l~.,';'
~,_~?.,f:.",-...,I;,~r
YORK CROSSING
BOULEVARD
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40'
60'
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Found 5/8"~'
Iron Rod
I, David A Pyle, Registered ProfessionoJ Lond Surveyor
hereby certify thot the foregoing mop W05 prepared
from a $urney mode on the ground untkr my direction
ond thot it is true and correct.
a,-/4 4L//- y 'V,)~
DaIIid A Pyle /"
Registered Proft!$5ional Land SurveJ'<'f No, 4700
NOTES:
7) Bearings ore based on the Texas Coordinate System, South Zone
(4205), NAD 83, and refer~ed to the monumt!nted right-of-way
of Cimorron Bouit:vord.
2) "Record" information der~d from recorded deed to Uargeret
Pastzor, cited hereon.
~ PYLE & ASSOCIATES," INc.l
PROFESSIONAL LAND SURVEYORS
4455 SJ'.LA. $WE :M I
CtJRIIf//I ~ TX. 7lUl J ~
fIHDf!E#. t.,JtIfJJ-41.1
FAX#: PI') 1tI5...{Jf1117
Approximate
Totol Acreage:
TaIOng (Pon:el 7):
10.000
0.280
9.716
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Remaining:
Ac. 435,600.00 Sq, Ft.
Ac. 12.381.21 Sq. Ft.
Ac. 423,278.79 Sq. Ft.
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(Record = S 67'00'00" E)
S 61'21'59" E
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R~cord Ortner:
Morgeret Po'$fzcr
10 Acres
Vol 1437. Pg. 315, OR.N.C.T.
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(Record = N61'OO'00"W)
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Pecora
ierr',' B. J~.Jr:J(~tf
et Of
;)D:;':.# ::DO(j'Oog2'~5. 0.R.t,(C. T.
1. Section 21
cs- T,Lj TiS-
CIMARRON BOULEVARD, PHASE 1
SARA TOGA TO YORKTOWN
PARCEL 7
Being 0 /2.381.21 sq. ft. (0.284 acretS) troct of /and out
of that certain 10 ocre troct of /and. ccnveyrKI to
/tIorgtIret Postzor and dacribed in Volume '437, Page
315, of the Deed Recol"lb of Nuece6 County, TeKOtI and
IH1ing out of Lot 1. 5<<:tion 21, Flour Bluff &- Encinal
Farm &- Garden Tracts. a mop of which is rtJCorrk1d in
VoIumt! A, Pages 41 -43, of the Mop Records o( Nueces
County. TexOfJ,
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lOCI
ScoI6: ,". 100'
Date: July 6, 200S
EXHIBIT A
YORK CROSSIN(; BOULEVARD
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on recorded mop of Flour Bluff ..
Encinol Form .. G<Jrden T rocts
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FL 15/8" (RoaYd - S 8,-00'00" E)
Iron Rod ~ C 5 61'20'50" E
)) 44.23'
6
40'
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80
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Point Of
&1ginning
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,28'39'10' W
012' I
Found 5/8" j
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....4 DAV!) A. PYLE ~
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I, Oovid A. Py~, Registered Professionol Lend Surveyor
htN'eby ~rtify that the foregoing mop II'OS prepared
from 0 survey rnotJe on t~ ground untkr my direction
and that )f tflJt! ond correct. . ,
</~ ./ ;fL' //~<r'.~
OtMdAPyk /
Regist~ Proft!S!lional Land SUrvt!yof No. 4700
l4pproltimot"
Totol Ac~:
Toting (Parcel 8):
RMTJOining:
10.000
0.391
9.609
Ac. 4.15,600.00 Sq, Ft.
Ac. 17.019.23 Sq. n.
Ac, "'8.580.77 Sq. n.
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PROFESSIONAL LAND SURVEYORS
4455 SP.I.A. SlIIIf. 26
CCIII'U6 QeS1I. IX 7tH/I
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Record Owner:
Jefry B. Juroch /II. el 01
10 ACRES
Doc.1 20Q0009245. ORNe. T.
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Lot 1
(Record = N6roo'OO"w)
N 61'20'50" W
, 55.00'
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M.H.N." ~
- /58.
NOTES:
1) 8eorings are ~ on the Teltos Coordiflate System. South Zone
("205). HAD 83. ond referenc<<J to the monumented right-of-woy
of Cimorron Boulevard.
2) "Record" infonnotion derived from recorded de<<! to .krry B.
Juroch 111. cited ~reon.
o
SJU II fin
CIMARRON BOULEVARD, PHASE 1
SAIM TOGA TO YORKTOWN
PARCEL 8
Being 0 /7,019.23 sq. ft. (0.391 ocru) tract of fond out
of thot certoin 10.0 acre tract of fond conveyed to Jerry
8. Juruch III. et 01 ond dtItIcribed in Document No.
2(}(}(J(J(J9245, of the Offreiol Records of Nueca County,
TeltOS and being out of LDt 1. Section 21. Aour Bluff ..
Encinol Form 4' G<Jrden Tracts. 0 mop of which is
r<<orrJed in Ioblume A. Pages 41-43, of tM Mop Records
of Nuecl1S County, reltos,
:lO
100
Scale: 1". 100'
Dore: July 6. 2005
EXHIBIT A
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EXHIBIT A
Dee 07 i5 04: 04p
Rm~rlcan Apprai5~r5
361853(l4rl:-~
p ;
~I<lncy H. Smith Ill. !VIAI
President
.James R. Burhach, '\1 <\J
VI(e Pn",I(\('n!
~
American ApF raise~1 Inc,
December 7 2005
FAX OELf/F3Y
Mr. Euscbl( GarLa. III
Manager of Property and Land Acquisition
City of COIl us Chri sti
Engineerin~ S~TVices
1201 Lcopad Street
PO Box 9: 77
Corpus Chr,>ti, TX 78401
Re: Cimam n Boulevard Acquisitions
Pha~ ~ J - Saratoga to Yorktown
Pha~ ;: 11 - Yorktown to Mireles
Dear Sonnv
The follow1' 19 are the items we \ViII need to comple le t;e appraisais -~.'r \OU on the C:m"rton
Boulevard j cquisition Project.
1. Surveyor site plan, with legal des ;ripions Oflhc indi\'JduaJ parcels [0 be
acquired.
2. Clarification as to which takings \ lill be fee acquisir1<\ns. utility casements. :mc,
whether any temporary const 'llC ion easemenh 'v\ill also be required,
.3. Final parcd maps which also ideo [ify the size of LhCllal ,lcreagt' m'l.Tled b,
r~spective property owner.
4. Preliminary "Nothing Further eer ifi, ates" for the rf',;pectJve O\HlershJp
5. Please have the cnginccnng b'TOll~ [01 lhe surveys in: :udt' an) imprn\ement~ on
the surveys, including buildillgs, pavmg,:md IIt11: pOle,; 111 itw \!c1ni1\ cd
the taking areas; and/or the s atJ 11;' oj' the ex 1St 11' g :m:1 pro pllsed riFlts lit
way.
6. We would like additional final CO] lies of the 11 "\ 1 '7" u\er'll! project mar-
7. Copies of the letters of introductic n s,:nt to the respective mvncr norif:'inf' th, 11"
that we will be contacting th~ m "or the appraisal :lss1gnment
8. !'James and telephone numbers of :hc rcspccti ve 0\\ ner 10 (on lac: for! 'j.-
assignment.
9. We reviewcd an air photograph ot the project and thl;' gol1 dri\in;; fange is
located on the Braslau Propery. We \...ill need :\ cop> of the lease for thl~
facility if, in fact, it is leased and will attempt to get a copy from the:
property owner.
EXHIBIT B
J2JQ Reid Dr.. Suitt 1\ . Corpus Chrioti, Tt4ll>l i ~404' Jc;l/~2AA. FAA 3l.1Ill4i3-114j'3
DE'C 07 'lS 0-4; 0-4r=
Rmerican R~~ra15er5
Mr. Euscbi ) Garza. III
December ", 1005
Page 2
3 b 1 R~, 'Jll4 (J:j
1:)
] O. Once the final surveys have be(n rrepared. we will need to make an ')fHJ!C
inspection ofthc parcels Vvi th: our engineer to <,pecificilh IClerti!\ It.,'
existing rights-of-way, and the acqUisition areiL',
Our fee cst! mate is ba<.>ed on OUI firm being as~igr ed 0 complete the Jpprai:o;als t'.>l' al 01 the
parcels. W ~ will provide individual appraisal rep, !Tis tor each propeny "hree copies of each
will be pro'idcd. In addition to the fee listed below. ' will be neces';ary for us to engage the
services of t cost estimator lor the Braslau Proper y due to the needed relocation of the golf
driving ran, :e. We believe this cost may approxin ate $1.000. and we will bill you or have the
estimator b II you directly upon completion of the assignment.
Our fee esti mate is based upon $1,000 per propert ~ c;':ccpt for Uw RraslJU Property '.vf)ich \\dl
require mOl;; analysis and rime due to the imprOve melts located thereon
Proper!:y
Diamond Shamrock
Mandel
Braslau
Cimarron Compan)
Wade
PastL.or
Jurach
Gonzalez
TOlal Fee:
Plus: Actual Cost of Estimator
I ee
S 1.000
5 i.OOO
S 2,000
51,000
51.000
~ 1,000
~ 1 ,000
11 .(Jon
~ q. 000
I?has~iP<!rs:ei
I - 1 A. I U E
I - ~
I 4
I ::;
j - (,
I 7
I . ,1\
II.IA IUE
I
The time fa- completion is based upon our receipt of he requested tnLOm1:Jlion :l~ \\e' i as ynUT
Clutl10rizatic n. Given that we will also need to cor tac. the individual propert) O\\1ler" to
uccompany US on our inspection if they choose. th :rc wuld be unforseen delays if there are
scheduling :onflicts. We do not anticipate any de ay~ and would e\pect to be ahle to ~;tClrt
delivering t lese reports to you in apprOXlmately 411 d'IYS from authorization and receil'l,f the
requested ir f0n11ation. with all reports delivered vithn 50 days.
IfreqUlred. .)ur t~e for additional meetings and an:' ccurt related mccrings and teqillwny wrJ! he
based upon our standard hourly rate of$175.00. lhis fee will be bllled separately for meetjng~;,
court testim:::>ny, depositions, preparation time, anI any trave]!waitin~., time
EXHIBIT B
Di"'C 07 Cl5 04:C4r:
Ami"'rlCan AFFralSi"'rS
3 6 1 8~,:-1 (l 4 (J :1
r' 4
\1 r. EuseblO :JillZa, III
December 7. 2005
Page 3
rhank YOll fo: considering our firm for this assignm ~nt Ple~e let me> ;';'nn\\' if :'00 nee,; '::11'
additional in1 )rmation on this project.
Sincerely,
o\meripari)\J: praisers, Inc.
/. ~
(~- / /7
I ~<j5 h / /
~~2/o/('./ // ~P(
/ '- ~
~}timcs R. Bur )ach, MAl
/ / Vic~ PresideI t
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EXHIBIT 8