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Ordinance No. 15,791 ORDINANCE NO. 15,791 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS,AUTHORIZING THE SALE OF THE PROPERTY LOCATED ALONG THE SOUTHEAST SIDE OF FARM-TO-MARKET ROAD 565 (FM-565) IN FRONT OF THE AMERIPORT LIFT STATION, CHAMBERS COUNTY, TEXAS, BEING LEGALLY DESCRIBED AS APPROXIMATELY 0.0472 ACRES OR 2,058 SQUARE FEET OF LAND SITUATED IN THE R.A. PORTER SURVEY, ABSTRACT NO. 205, IN THE CITY OF BAYTOWN, CHAMBERS COUNTY, TEXAS, TO THE STATE OF TEXAS, ACTING BY AND THROUGH THE TEXAS TRANSPORTATION COMMISSION IN THE AMOUNT OF SIX THOUSAND FOUR HUNDRED EIGHTY-THREE AND NO/100 DOLLARS ($6,483.00); AND PROVIDING FOR THE EFFECTIVE DATE THEREOF. ****************************************************************************** WHEREAS, the City of Baytown desires to sale of approximately 0.0472 acres or 2,058 square feet of land located along the southeast side of FM-565,Baytown, Chambers County,Texas 77523 in front of the Ameriport Lift Station, being legally described by metes and bounds in the property description attached in the Deed as Exhibit "A" and incorporated herein for all intents and purposes to the State of Texas, acting by and through the Texas Transportation Commission, for the improvement and widening of the FM-565 ("Highway Construction Project'); and WHEREAS,M. Colt Jones of Cultivate Real Estate appraised said property and determined that the fair market value of the land to be conveyed to the State of Texas is SIX THOUSAND FOUR HUNDRED EIGHTY-THREE AND NO/100 DOLLARS ($6,483.00), said appraisal is attached hereto as Exhibit"B" and incorporated herein for all intents and purposes; and WHEREAS, contingent upon the receipt of SIX THOUSAND FOUR HUNDRED EIGHTY-THREE AND NO/100 DOLLARS ($6,483.00), the City is willing to sell the Property to the State of Texas; WHEREAS, as part of the Highway Construction Project, the City of Baytown, in exchange for the consideration of THREE THOUSAND AND NO/100 DOLLARS ($3,000.00) desires to enter into a possession and use agreement with the State of Texas, acting by and through the Texas Department of Transportation, for said property; and WHEREAS, contingent upon the receipt of THREE THOUSAND AND NO./100 DOLLARS ($3,000.00), the City is willing to enter into a possession and use agreement with the State of Texas; NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS: Section 1: That contingent upon the receipt of SIX THOUSAND FOUR HUNDRED EIGHTY-THREE AND NO 100 DOLLARS ($6,483.00), the City Council of the City of Baytown, Texas, hereby authorizes the sale of the property at southeast side of FM-565, Baytown, Chambers County, Texas 77523 in front of the Ameriport Lift Station, being legally described by metes and bounds in the property description attached in the Deed as Exhibit"A" and incorporated herein for all intents and purposes. Section 2: That upon the satisfaction of the contingencies detailed in Section 1 hereof, the City Manager is hereby granted the general authority to execute the deed,conveying its interest in the property to the State of Texas. Section 3: That contingent upon the receipt of THREE THOUSAND AND NO 100 DOLLARS ($3,000.00),the City Council of the City of Baytown, Texas, hereby authorizes the City Manager to execute and the City Secretary to attest to the Possession and Use Agreement for Transportation Purposes with Additional Payment of Independent Consideration("Possession and Use Agreement") concerning the property located at southeast side of FM-565, Baytown, Chambers County, Texas 77523 in front of the Ameriport Lift Station, being legally described by metes and bounds in the property description attached in the Deed as Exhibit"A". The Possession and Use Agreement is attached as Exhibit "C" and incorporated herein for all intents and purposes. Section 4: This ordinance shall take effect immediately from and after its passage by the City Council of the City of Baytown. INTRODUCED, READ, and PASSED by the affirmative vote of the City Council of the City of Baytown, this the 251h day of April, 2024. BRANDON CA tfILLO.,jMayor A EST: �SNY •Qy••SSpOn o I :• ANGELA CKSON,�ity C;Ierk'__ d�.0 APPROVED TO FOIPM: SCOTT LEM ND, City Attorney R:%Vance Hinds.Ordinances\2024 2024.04.25.ordinance.sale ofproperty.FM 565.to TX DOT.docx NOTICE OF CONFIDENTIALITY RIGHTS:IF YOU ARE A NATURAL PERSON,YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION FROM ANY INSTRUMENT THAT TRANSFERS AN INTEREST IN REAL PROPERTY BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS:YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER. EXHIBIT "A" Form ROW-N-14 (Rev.11/20) Page 1 of 4 Parcel ID:P000076351 DEED TxDOT ROW CSJ: 1024-01-083 TxDOT Parcel ID: P00076351 Grantor(s),whether one or more: The City of Baytown, Texas, a home-rule municipality Grantor's Mailing Address(including county): 2123 Market Street Baytown, TX 77520-6553 Harris County Grantee: The State of Texas, acting by and through the Texas Transportation Commission Grantee's Authority: The Texas Transportation Commission is authorized under the Texas Transportation Code to purchase land and such other property rights (including requesting that counties and municipalities acquire highway right of way) deemed necessary or convenient to a state highway or turnpike project to be constructed, reconstructed, maintained, widened, straightened, or extended, or to accomplish any purpose related to the location, construction, improvement, maintenance, beautification, preservation,or operation of a state highway or turnpike project. The Texas Transportation Commission is also authorized under the Texas Transportation Code, Chapter 203 to acquire or request to be acquired such other property rights deemed necessary or convenient for the purposes of operating a state highway or turnpike project, with control of access as necessary to facilitate the flow of traffic and promote the public safety and welfare on both non- controlled facilities and designated controlled access highways and turnpike projects. Grantee's Mailing Address(including county): State of Texas Department of Transportation 125 E. 11 h Street Austin, Texas 78701 Travis County Form ROW-N-14 (Rev.11/20) Page 2 of 4 Parcel ID:P00076351 Consideration: The sum of SIX THOUSAND FOUR HUNDRED EIGHTY-THREE AND NO/100 DOLLARS ($6,483.00) to Grantor in hand paid by Grantee, receipt of which is hereby acknowledged, and for which no lien is retained, either expressed or implied. Property: All of that certain tract or parcel of land in Chambers County, Texas, being more particularly described in the attached Exhibit A(the"Property"). Reservations from and Exceptions to Conveyance and Warranty: This conveyance is made by Grantor and accepted by Grantee subject to the following: l. Visible and apparent easements not appearing of record. 2. Any discrepancies, conflicts, or shortages in area or boundary lines or any encroachments or any overlapping of improvements which a current survey would show. 3. Easements, restrictions, reservations, covenants, conditions, oil and gas leases, mineral severances, and encumbrances for taxes and assessments (other than liens and conveyances) presently of record in the Official Public Records of Chambers County, Texas, that affect the property, but only to the extent that said items are still valid and in force and effect at this time. Grantor reserves all of the oil, gas, and sulfur in and under the Property but waives all rights of ingress and egress to the surface thereof for the purpose of exploring, developing, mining or drilling for same;however,nothing in this reservation shall affect the title and rights of the Grantee, its successors and assigns, to take and use all other minerals and materials thereon, therein, and thereunder. Grantor is retaining title to the following improvements ("Retained Improvements") located on the Property, to wit: None Grantor covenants and agrees to remove the Retained Improvements from the Property by 30 days after the close of escrow,subject to such extensions of time as may be granted by Grantee in writing. In the event Grantor fails, for any reason, to remove the Retained Improvements within the time prescribed, then, without further consideration, title to all or part of such Retained Improvements not so removed shall pass to and vest in Grantee, its successors and assigns, forever. Access on and off Grantor's remaining property to and from the State highway facility shall be permitted except to the extent that such access is expressly prohibited by the provisions set out in Exhibit"A". Grantor acknowledges that such access on and off the State highway facility is subject to regulation as may be determined by the Texas Department of Transportation to be necessary in the interest of public safety or by applicable local municipal or county zoning, platting, or permitting requirements. Form ROW-N-14 (Rev.11/20) Page 3 of 4 Parcel ID:P00076351 GRANTOR, for the Consideration and subject to the Reservations from Conveyance and the 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 way belonging, to have and to hold it to Grantee and Grantee's successors and assigns forever. Grantor binds Grantor and Grantor's heirs, successors,and assigns to Warrant and Forever Defend all and singular the Property to Grantee and Grantee's successors and assigns against every person whomsoever lawfully claiming or to claim the same or any part thereof, except as to the Reservations from Conveyance and the Exceptions to Conveyance and Warranty. When the context requires, singular nouns and pronouns include the plural. Form ROW-N-14 (Rev.11/20) Page 4 of 4 Parcel ID:P00076351 EXECUTED on the date(s) of acknowledgment indicated below. GRANTOR: BY: Printed Name: Title: _ (if Grantor is an entity other than an individual person) Date: Corporate Acknowledgment State of Texas County of Harris This instrument was acknowledged before me on by , of The City of Baytown, Texas, a home-rule municipality, on behalf of said entity. The acknowledging person personally appeared by: ❑ physically appearing before me. ❑ appearing by an interactive two-way audio and video communication that meets the requirements for online notarization under Texas Government Code, Chapter 406, Subchapter C. Notary Public's Signature AFTER RECORDING, RETURN TO: Pape-Dawson Engineers, LLC 6105 Tennyson Parkway, Suite 210 Plano, Texas 75024 July 21, 2023 Parcel ID P00076351.001 Page 1 of 6 EXHIBIT"A" County: Chambers Highway: FM 565 Project Limits: From SH 99 to SH 146 R.O.W. CSJ: 1024-01-083 Const. CSJ: 1024-01-077 Project No.: A00062496 Property Description for P00076351.001 BEING 0.0472 acres (2,058 square feet) of land situated in the R.A. Porter Survey, Abstract No. 205, in the City of Baytown, Chambers County, Texas, said 0.0472 acres (2,058 square feet) of land being a portion of a called 0.2582 acre tract of land described in Special Warranty Deed from Ameriport, LLC to The City of Baytown, Texas, filed July 1, 2015 and recorded in Volume 1580, Page 106 of the Official Public Records of Chambers County, Texas, said 0.0472 acres (2,058 square feet) of land being more particularly described by metes and bounds as follows: COMMENCING at a 5/8 inch iron rod with cap stamped "WINDROSE" found for the south corner of said called 0.2582 acre tract of land, said 5/8 inch iron rod with cap stamped "WINDROSE" being an interior ell corner of a called 10.951 acre tract of land described in deed to the Ameriport Building 13, LLC as recorded in Instrument No. 2021-164096 of said Official Public Records of Chambers County, Texas, said 5/8 inch iron rod with cap stamped "WINDROSE" being an interior ell corner of Block 1 Restricted Reserve "C" of Ameriport Section 9 Minor Plat, an addition to the City of Baytown, Chambers County, Texas as recorded in Instrument No. 2019-138650 of the Plat Records of Chambers County, Texas, from which a 5/8 iron rod with cap (destroyed) found for the east corner of said called 0.2582 acre tract of land bears a chord bearing and distance of North 46 degrees 51 minutes 07 seconds East, a distance of 100.30 feet, said 5/8 iron rod with cap (destroyed) being an interior ell corner of said called 10.951 acre tract of land, said 5/8 iron rod with cap (destroyed) also being an interior ell corner of said Block 1 Restricted Reserve"C"; July 21, 2023 Parcel ID P00076351.001 Page 2 of 6 EXHIBIT "A" THENCE, North 44 degrees 03 minutes 57 seconds West, with the southwesterly line of said called 0.2582 acre tract of land, with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve "C", a distance of 87.69 feet to a 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the POINT OF BEGINNING and having surface coordinates of N=13,855,733.52 and E -3,271,822.73, said 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" being the intersection of the southwesterly line of said called 0.2582 acre tract of land, the most southerly northeasterly line of said called 10.951 acre tract of land and the most southerly northeasterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of FM 565 (right-of-way width varies), said 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" also being 80.00 feet Left of and at right angles to centerline Station 735+99.95 of said FM 565; (1) THENCE, North 44 degrees 03 minutes 57 seconds West, with the southwesterly line of said called 0.2582 acre tract of land, with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve "C", a distance of 20.02 feet to a calculated point for the west corner of said called 0.2582 acre tract of land, said calculated point being the most southerly north corner of said called 10.951 acre tract of land, said calculated point being the most southerly north corner of said Block 1 Restricted Reserve "C". said calculated point being in the southeasterly line of a called 8.0780 acre tract of land described as Part 1 in deed to the State of Texas as recorded in Volume 104, Page 441 of the Deed Records of Chambers County, Texas, said calculated point also being in the existing southeasterly right-of-way line of FM 565 (right-of-way width varies), from which a 5/8 inch iron rod found for reference bears North 42 degrees 47 minutes 21 seconds West, a distance of 0.49 feet; (2) THENCE, North 43 degrees 35 minutes 07 seconds East, with the northwesterly line of said called 0.2582 acre tract of land, with the southeasterly line of said called 8.0780 acre tract of land and with the existing southeasterly right-of-way line of said FM 565, a distance of 103.15 feet to a calculated point for the north corner of said called 0.2582 acre tract of land, said calculated point being the most northerly west corner of said called 10.951 acre tract of land, said calculated point being the most northerly west corner of said Block 1 Restricted Reserve "C", said calculated point being in the southeasterly line of said called 8.0780 acre tract of land, said calculated point also being in the existing southeasterly right-of-way line of said FM 565, from which a 518 inch iron rod with cap stamped "WINDROSE" found for reference bears North 42 degrees 39 minutes 59 seconds West, a distance of 0.27 feet; July 21, 2023 Parcel ID P00076351.001 Page 3 of 6 EXHIBIT"A" (3) THENCE, South 42 degrees 39 minutes 59 seconds East, with the northeasterly line of said called 0.2582 acre tract of land, with the most northerly southwesterly line of said called 10.951 acre tract of land and with the most northerly southwesterly line of said Block 1 Restricted Reserve "C", a distance of 20.04 feet to a 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the intersection of the northeasterly line of said called 0.2582 acre tract of land, the most northerly southwesterly line of said called 10.951 acre tract of land and the most northerly southwesterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of said FM 565, said 518 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" having surface coordinates of N=13,855,807.88 and E-=3,271,893.51 and being 80.00 feet Left of and at right angles to centerline Station 734+97.30 of said FM 565; (4) THENCE, South 43 degrees 35 minutes 07 seconds West, with the proposed southeasterly right-of-way line of said FM 565, a distance of 102.66 feet to the POINT OF BEGINNING and containing 0.0472 acres (2,058 square feet) of land. July 21, 2023 Parcel ID P00076351.001 Page 4 of 6 EXHIBIT"A" NOTES: The basis of bearing is the Texas State Plane Coordinate System of 1983 South Central Zone (4204), North American Datum (NAD83), 2011 adjustment, EPOCH 2O10.00. All distances and coordinates shown are surface, unless otherwise noted, and may be converted to grid by dividing by the TXDOT combined scale factor of 1.00013. Unit of measurement is U.S. Survey Feet. A parcel plat of even date was prepared in conjunction with this property description. Abstracting was completed in December, 2022 through June, 2023. All stations and offsets shown are calculated relative to the project centerline (FM 565 centerline). Access will be permitted to the remainder property abutting the highway facility. 1, Chris T. Abbott, a Registered Professional Land Surveyor, do hereby certify that this description and accompanying plat of even date is true and correct to the best of my knowledge and belief and that the property described herein was determined by survey made on the ground under my direction and supervision. OF CO Chris T. Abbott Registered Professional Land Surveyor No. 6407 CHRIS T. ABBOTT Gorrondona & Associates, Inc. r s°� 6407 2800 NE Loop 820, Suite 660 �� •S U Fort Worth, Texas 76137 Office 817-496-1424 Fax 817-496-1768 Texas Firm No. 10106900 EXHIBIT II A ll PAGE 5 OF 6 NOTES 1. THE BASIS OF BEARING IS THE TEXAS STATE PLANE COORDINATE SYSTEM OF 1983 SOUTH CENTRAL ZONE (42041 NORTH AMERICAN DATUM (NA083), 2011 ADJUSTMENT, EPOCH 2O10.00. ALL DISTANCES AND COORDINATES SHOWN ARE SURFACE, UNLESS OTHERWISE NOTED, AND MAY BE CONVERTED TO GRID BY DIVIDING BY THE TxDOT COMBINED SCALE FACTOR OF 1.00013. UNIT OF MEASUREMENT IS U.S. SURVEY FEET. 2. A PROPERTY DESCRIPTION OF EVEN DATE WAS PREPARED IN CONJUNCTION WITH THIS PARCEL PLAT. 3. ABSTRACTING WAS COMPLETED IN DECEMBER, 2022 THROUGH JUNE, 2023. 4. ALL STATIONS AND OFFSETS SHOWN ARE CALCULATED RELATIVE TO THE PROJECT CENTERLINE (FM 565 CENTERLINE). 5. ACCESS WILL BE PREMITTED TO THE REMAINDER PROPERTY ABUTTING THE HIGHWAY FACILITY. LEGEND: APPROXIMATE SURVEY LINE •..... EXISTING R.O.W. LINE LOT LINE - - - - - - - - - - PROPERTY LINE P PROPOSED CENTERLINE —-—-—-—-— PROPOSED ACCESS DENIAL LINE �•� F••� f•�� ��• PROPOSED R.O.W. EXISTING EASEMENT LINE ---- ---- BROKEN LINE _ LAND HOOK (SAME OWNER) TxDOT TYPE I CONCRETE MONUMENT FOUND TxDOT TYPE II CONCRETE MONUMENT FOUND TxDOT TYPE 11 CONCRETE MONUMENT WITH 4" BRASS DISK STAMPED "TEXAS DEPARTMENT OF TRANSPORTATION ❑ R.O.W." SET (UNLESS OTHERWISE NOTED) MONUMENT FOUND (SIZE & TYPE NOTED) CALCULATED POINT A 5/8 INCH IRON ROD WITH A 2" ALUMINUM DISK STAMPED "TX DEPT OF TRANSPORTATION PROPERTY 0 CORNER" SET (UNLESS OTHERWISE NOTED) ACRES AC. DEED RECORDS OF CHAMBERS COUNTY, TEXAS D.R.C.C.T. FARM TO MARKET ROAD FM LEFT LT. OFFICIAL PUBLIC RECORDS O.P.R.C.C.T. OF CHAMBERS COUNTY, TEXAS PLAT RECORDS OF CHAMBERS COUNTY, TEXAS P.R.C.C.T. POINT OF BEGINNING P.O.B. POINT OF COMMENCING P.O.C. RIGHT RT. RIGHT-OF-WAY R.O.W. STATE HIGHWAY SH SQUARE FEET SO. FT. PLANIMETRICS LEGEND COMMUNICATION BOX (FIBER OPTIC) DOWN GUY ELECTRIC JUNCTION BOX ELECTRIC METER ELECTRIC TRANSFORMER FENCE LINE FIRE HYDRANT LIGHT POLE LIGHT STANDARD I, CHRIS T. ABBOTT, A REGISTERED PROFESSIONAL LAND SURVEYOR, DO MANHOLE (UTILITY) HEREBY CERTIFY THAT THIS PLAT AND ACCOMPANYING DESCRIPTION OF EVEN OVERHEAD ELECTRIC DATE IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AND SANITARY SEWER MANHOLE THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED BY SURVEY MADE ON SIGN THE GROUND UNDER MY DIRECTION AND SUPERVISION. TELEPHONE HANDHOLE UTILITY MARKER O F T UTILITY POLE �` ........ ( WATER METER zlx Q G1STf •` WATER VALVE CHRIS T. ABBOTT %•••••••••••••..................... •........ THE ACREAGE CALCULATED AND SHOWN REGISTERED PROFESSIONAL LAND SURVEYOR CHRIS T. AB BOTT TEXAS NO. 6407 ..................................................... HEREON IS CONVERTED FROM THE SQUARE GORRONDONA & ASSOCIATES, INC. r`.Op 6407 P;' FOOTAGE SHOWN HEREON, AND IS FOR 2800 NE LOOP 820, SUITE 660 9�I 0 INFORMATIONAL PURPOSES ONLY. FORT WORTH, TEXAS 76137 r/ SS ••''` PHONE: 817-496-1424 O S U R� FAX: 817-496-1768 TEXAS FIRM NO. 10106900 *DENOTES A CALCULATED AREA 07/21/2023 02023 PARCEL PLAT SHOWING PARCEL P00076351 . 001 PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET Texas FEDERAL AID PROJECT NO. F M 565 STATE DISTRICT NO.ACQUISITION 0.0472 2,058 ment N/A 20 PARENT AREA 0.2582 *11,247 fDop"art Trsportatlon SCALE FILE R.O.W.-C.S.J NO. COUNTY 1 " = 50' 102401083_P00076351.001_PG05 1024-01-083 CHAMBERS IREMAINDER AREA LT. *0.2110 *9, 189 EXHIBIT 11AII PAGE 6 of 6 R. A. PORTER SURVEY ABSTRACT NO. 205 CITY OF BAYTOWN CHAMBERS COUNTY, TEXAS EXISTING R.O.W. STATE OF TEXAS VOLUME 104, PAGE 441 FM 565 0 P.R.C.C.T. PROPOSED CALLED PART 8I ACRES (R.O.W. WIDTH VARIES) CENTERLINE FILED: MARCH 2, 1990 S 43° 35'07" W 912. 46' — —1--------- --------I------------------I------------------I-------- 737.00 735+00 20' UTILITY EASEMENT TO CITY OF BAYTOWN INSTRUMENT NO. 00113044 O'P.R.C.C.T. P00076351 . 001 CALLED 1.2418 ACRES FILED: JUNE 7, 2016 FOUND 5/8" IRON ROD FOUND 5/8" WITH CAP STAMPED IRON ROD BEARS "WINDR9SE" BEARS EXISTING R.O.W. N 42°47'21" W 0.49' L 3 N 42°39'59" W 0.27' --------------------- N --- ------------ J _ .———————_——————————— N=13,855,807.88 P.O. B. PARCEL — — --- L5------- --_ STA.2734,97.30 P00076351 .001 80.00' LT. PROPOSED R.O.W. N=13,855,733.52 E=39271,822.73 OWNER: 30' MAGNOLIA PIPE STA. 735-99.95 LINE COMPANY EASEMENT , 80.00' LT. THE CITY OF VOLUME 178, PAGE 29 BAYTOWN, TEXAS D.R.C.C.T. PORTION OF BLOCK I VOLUME 1580, PAGE 106 FILED: JAULY ND 5' 1956 RESTRICTED RESERVE "C" 0.P. R. C. C. T. VOLUME 241, PAGE 506 i AMERIPORT SECTION 9 CALLED 0. 2582 ACRES D.R.c.C.T. MINOR PLAT FILED: JULY 1 2015 FILED: SEPTEMBER 21, 1962 INSTRUMENT NO. 2019 138650 ' P.R.C.C.T. CALLED 28.9086 ACRES / FILED: JANUARY 2, 2019 CI i FOUND 5/8" IRON i ROD WITH CAP OWNER: (DESTROYED), AMERIPORT BUILDING 13, LLC i INSTRUMENT NO. 2021-1 64096 P.O. C. PARCEL o.P.R. T. P00076351 001 CALLED 10.951 .ACRES FILED: FEBRUARY 10, 2021 FOUND 5/8" IRON ROD WITH CAP UNITED GAS PIPE STAMPED "WINDROSE" �� LINE COMPANY EASEMENT VOLUME 308, PAGE 466 D.R.C.C.T. ��i� ' �� / i FILED: AUGUST 1 1, 1969 i�/ �' BLOCK 1 / RESTRICTED RESERVE "B" / AMERIPORT SECTION 9 / i' MINOR PLAT / INSTRUMENT No. 2019-138650 / i CALLED 110C9587 ACRES LINE TABLE FILED: JANUARY 2, 2019 LINE BEARING DISTANCE L 1 N 44°03'S7" W 87.69" L2 N 44°03'57" W 20.02' L3 N 43°35'07" E 103.15' L4 S 42°39'59" E 20.04' L5 S 43°35'07" W 102.66' GRAPHIC SCALE 50, 0 25' 50' CURVE TABLE CURVE I RADIUS I DELTA ANGLE ICHORD BEARING ICHORO LENGTHI ARC LENGTH 1 = 50' Cl 1 3,410.00 01-41'07"(LT. )I N 46°51'07" E 1 100.30' 1 100.30' *DENOTES A CALCULATED AREA 07/21/2023 02023 PARCEL PLAT SHOWING PARCEL P00076351 . 001 PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET Texas FEDERAL AID PROJECT NO. FM 5 6 5 STATE DISTRICT No.ACQUISITION 0.0472 2,058 Department N/A 20 PARENT AREA 0.2582 M11,247 ofTransportatlon SCALE FILE R.O.W. C.S.J NO. COUNTY 1 ' = 50' 102401083_P00076351.001_PG06 1024-01-083 CHAMBERS REMAINDER AREA LT. *0.2110 *9,189 EXHIBIT "B" texas f}eparfinenf o17Yans�mralian Form ROW-A-5 (Rev.08/2011) REAL ESTATE APPRAISAL REPORT-TEXAS DEPARTMENT OF TRANSPORTATION Address of Property: Southeast Side of FM-565,Baytown,Texas 77523 District:Beaumont Property Owner:The City of Baytown,Texas,a home-rule municipality Parcel No.:P00076351.001 Address of Property Owner:P.O.Box 424,Baytown,TX 77522 ROW CSJ: 1024-01-083 Occupant's Name:Vacant Land(N/A) Federal Project No:N/A Whole: ❑ Partial: ® Acquisition Highway:FM-565 County:Chambers County Purpose of the Appraisal The purpose of this appraisal is to estimate the market value of the fee simple title to the real property to be acquired,encumbered by any easements not to be extinguished,less oil,gas and sulphur. If this acquisition is of less than the whole property,then any special benefits and/or damages to the remainder property must be included in accordance with the laws of Texas. Market Value Market value is defined as follows: "Market Value is the price which the property would bring when it is offered for sale by one who desires,but is not obliged to sell,and is bought by one who is under no necessity of buying it,taking into consideration all of the uses to which it is reasonably adaptable and for which it either is or in all reasonable probability will become available within the reasonable future." Certificate of Appraiser I hereby certify: That it is my opinion the total compensation for the acquisition of the herein described property is$6,483 as of January 26,2024,based upon my independent appraisal and the exercise of my professional judgment; That on January 26,2024,I personally inspected in the field the property herein appraised;that I afforded the property owners or representative the opportunity to accompany me during the inspection;contact not be established at first and an inspection was made from the public rights-of-way and surrounding public areas;the owner's representative contacted me on February 5,2024,and I advised the inspection was performed on January 26,2024. That the comparables relied upon in making said appraisal were as represented by the photographs contained in the appraisal report and were inspected on January 26,2024; That I have not revealed and will not reveal the findings and results of such appraisal to anyone other than the proper officials of the Texas Department of Transportation or officials of the Federal Highway Administration until authorized by State officials to do so,or until I am required to do so by due process of law,or until I am released from this obligation by having publicly testified to such findings; That my compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the caus e of the client,the amount of the value estimate,the attainment of a stipulated result,or the occurrence of a subsequent event. The appraiser has considered access damages in accordance with Section 21.042(d)of the Texas Property Code,as amended by SB 18 of the Texas 82"d Regular Legislative Session and finds as follows: 1. Is there a denial of direct access on this parcel?No 2. If so,is the denial of direct access material? N/A 3. The lack of any access denial or the material impairment of direct access on or off the remaining property affects the market value of the remaining property in the sum of$0. 1 certify to the best of my knowledge and belief: That the statements of fact contained in this report are true and correct; That the reported analyses,opinions and conclusions are limited only by the reported assumptions and limiting conditions,and are my personal,unbiased professional analyses,opinions,and conclusions; That 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; That my analyses,opinions and conclusions were developed,and this report has been prepared in conformity with the appropriate State laws,regulations, and policies and procedures applicable to the appraisal of right of way for such purposes,and that to the best of my knowledge no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State,and any decrease or increase in the fair market value of subject real property prior to the date of valuation caused by the public improvement for which such property is to be acquired,or by the likelihood that the property would be acquired for such improvement,other than that due to the physical deterioration within the reasonable control of the owner,has been disregarded in estimating the compensation for the property. To the best of my knowledge,the value does not include any items C A which are not compensable under State law. Appraiser Signature—M.Colt Jones,MAI,SRA,R/W-AC TX-1380107 Certification Number February 23,2024 February 27,2024 Date Reviewing Appraiser Date Table of Contents Property Identification and Certification Certification 1.2 General Assumptions And Limiting Conditions 1.3 Jurisdictional Exceptions 1.5 Introduction Executive Summary 1.7 Identification of Appraisal Assignment 1.9 Scope of Work 1.14 Subject Property Photographs 2.0 Descriptions& Exhibits Regional Analysis 2.1 Neighborhood Analysis 2.3 Site Description 2.13 Property Valuation Summary-Whole Property 3.0 Highest& Best Use Analysis-Whole Property 3.1 Land Valuation - Whole Property 3.6 Cost Approach 3.21 Sales Comparison Approach 3.22 Income Capitalization Approach 3.23 Reconciliation of Value Conclusions-Whole Property 3.24 Property Valuation Summary— Part to be Acquired 4.0 Highest& Best Use—Part To Be Acquired 4.2 Reconciliation of Value Conclusions - Part to be Acquired 4.3 Property Valuation Summary—Remainder After 5.0 Highest& Best Use—Remainder After 5.2 Sales Comparison Approach (Land) —Remainder After 5.3 Cost Approach — Remainder After 5.4 Sales Comparison Approach (Improved) — Remainder After 5.5 Income Approach — Remainder After 5.6 Reconciliation of Value Conclusions— Remainder After 5.7 Compensation Summary 6.0 Addenda General Definitions 1 Qualifications of Appraiser&Appraiser License 4 Property Information and Project Survey 10 Correspondence 28 Certification We certify that, to the best of our knowledge and belief: / The statements of fact contained in this report are true and correct. / The reported analyses, opinions, and conclusions of the signers are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. / The signers of this report has no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. / M. Colt Jones, MAI, SRA, R/W-AC and Sunny Starrett, RWA, R/W-AC has performed no services, specifically as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. / The signers are not biased with respect to the property that is the subject of this report or to the parties involved with this assignment. / The engagement in this assignment was not contingent upon developing or reporting predetermined results. / The compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. / The reported analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice, as set forth by the Appraisal Standards Board of the Appraisal Foundation. / M. Colt Jones, MAI, SRA, R/W-AC inspected the property that is the subject of this report. Sunny Starrett, RWA, R/A-AC did not inspect the property that is the subject of this report. / No one provided significant real property appraisal assistance to the appraisers signing the certification. / 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, M. Colt Jones, MAI, SRA, R/W-AC has completed the continuing education program for Designated Members of the Appraisal Institute. LA February 23, 2024 M. Colt Jones, MAI, SRA, R/W-AC Date Certified General Real Estate Appraiser Texas License No. TX-1380107 Expiration Date 11/30/2025 February 23, 2024 Sunny Starrett, RWA, R/W-AC Date Real Estate Appraiser Trainee Texas License No. TX-1341361 —Trainee Expiration Date 05/31/2025 FM 565-P00076351.001 -CRE-2023-0636 1-2 General Assumptions & Limiting Conditions This appraisal report is subject to the following general assumptions and limiting conditions: 1. No investigation has been made of, and no responsibility is assumed for, the legal description or for legal matters including title or encumbrances. Title to the property is assumed to be good and marketable unless otherwise stated. The property is further assumed to be free and clear of liens, easements, encroachments and other encumbrances unless otherwise stated, and all improvements are assumed to lie within property boundaries. 2. Information furnished by others, upon which all or portions of this report are based, is believed to be reliable, but has not been verified in all cases. No warranty is given as to the accuracy of such information. 3. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can readily be obtained, or renewed for any use on which the value estimates provided in this report are based. 4. Full compliance with all applicable federal, state and local zoning, use, occupancy, environmental, and similar laws and regulations is assumed, unless otherwise stated. 5. No responsibility is taken for changes in market conditions and no obligation is assumed to revise this report to reflect events or conditions, which occur subsequent to the appraisal date hereof. 6. Responsible ownership and competent property management are assumed. 7. The allocation, if any, in this report of the total valuation among components of the property applies only to the program of utilization stated in this report. The separate values for any components may not be applicable for any other purpose and must not be used in conjunction with any other appraisal. s. Areas and dimensions of the property were obtained from sources believed to be reliable. Maps or sketches, if included in this report, are only to assist the reader in visualizing the property and no responsibility is assumed for their accuracy. No independent surveys were conducted. 9. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that affect value. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 10. No soil analysis or geological studies were ordered or made in conjunction with this report, nor was an investigation made of any water, oil, gas, coal, or other subsurface mineral and use rights or conditions. 11. Neither this company nor any individuals signing or associated with this report shall be required by reason of this report to give further consultation, to provide testimony or appear in court or other legal proceedings, unless specific arrangements thereto for have been made. 12. This appraisal has been made in conformance with, and is subject to, the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice. 13. We have not been engaged nor are we qualified to detect the existence of hazardous material, which may or may not be present on or near the property. The presence of potentially hazardous substances such as asbestos, urea-formaldehyde foam insulation, industrial wastes, etc. may affect the value of the property. The value estimate herein is predicated on the assumption that there is no such material on, in, or near the property that would cause a loss in value. No responsibility is assumed for any such conditions or for any expertise or engineering knowledge required to discover them. The client should retain an expert in this field if further information is desired. FM 565-P00076351.001 -CRE-2023-0636 1-3 General Assumptions & Limiting Conditions (Continued) 14. The date of value to which the conclusions and opinions expressed in this report apply is set forth in the opinion letter at the front of this report. Our value opinion is based on the purchasing power of the United States' dollar as of this date. 15. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. We have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property along with a detailed study of ADA requirements could reveal that the property is not in compliance with the act. If so, this would have a negative effect on the property value. We were not furnished with any compliance surveys or any other documents pertaining to this issue and therefore did not consider compliance or noncompliance with the ADA requirements when estimating the value of the property. 16. In accordance with our agreement, this report is limited to the value of the subject property. One or more additional issues may exist that could affect the Federal tax treatment of the subject property with respect to which we have prepared this report. This report does not consider or provide a conclusion with respect to any of those issues. With respect to any significant Federal tax issue outside the scope of this report, this report was not written, and cannot be used, by anyone for the purpose of avoiding Federal tax penalties. Extraordinary Assumptions When a value opinion is subject to an extraordinary assumption or hypothetical condition, the appraiser must state that condition so that its effect on the value opinion or conclusion is clear. An extraordinary assumption is an assumption that is directly related to a specific assignment, which if found to be false, could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property such as market conditions or trends; or about the integrity of data used in an analysis. An extraordinary assumption may be used in an assignment only if: • It is required to properly develop credible opinions and conclusions; • The appraiser has a reasonable basis for the extraordinary assumption; • Use of the extraordinary assumption results in a credible analysis; and • The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions. The use of an Extraordinary Assumption(s) may have impacted the results of the assignment. • Because of the numerous mathematical calculations that are inherent for partial acquisition valuations, very little rounding of value estimates are made in this report. Value estimates are not exact, but opinions of approximate value only. • We have relied on the client-provided survey for the land sizes used in this report. We have utilized the client-provided survey for the whole property size, part acquired size and remainder after size referenced herein. • We assume that the relocation of any public utility lines (water, electric, and gas) will be handled through the TxDOT's Utility Relocation Plan (outside the appraisal). Where applicable private utilities and utility reconnection fees are addressed in the appraisal report. FM 565-P00076351.001 -CRE-2023-0636 1-4 General Assumptions & Limiting Conditions (Continued) • Upon review of the TxDOT survey and the schematic map received from the client, we assume the acquisition does not include the concrete driveway on the subject property as shown on the schematic map. If this proves to be incorrect, then our report may no longer be valid. Hypothetical Conditions Hypothetical conditions assume conditions contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis. A hypothetical condition may be used in an assignment only if: • Use of the hypothetical condition is clearly required for legal purposes, for purposes of reasonable analysis, or for purposes of comparison; • Use of the hypothetical condition results in a credible analysis; and • The appraiser complies with the disclosure requirements set forth in USPAP for hypothetical conditions. The Before and After Method of Valuation involves the use of a hypothetical condition in both scenarios. When developing an opinion of market value for the subject whole property, any impact the project may have is disregarded. As a result, we have prepared the appraisal analysis of the subject property in the before condition under the hypothetical condition that the project activities have no effect on the value conclusions stated in this appraisal report. In the after scenario, the valuation is based on the hypothetical condition that the proposed project for which this appraisal report was prepared, is complete. Use of the hypothetical condition may have affected the assignment results. • The Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 commonly referred to as the Uniform Act Sec. 301(3) states that "any decrease or increase in the fair market value of real property prior to the date of valuation caused by the public improvement for which such property is acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control of the owner will be disregarded in determining the compensation for the property." Our valuation excludes any influence, if any exists, in the fair market value of the property caused by the public improvement project. Furthermore, our valuation of the remainder property assumes that the proposed public or private improvements were complete as of the effective date of valuation, when in fact it is known that they are not. The use of hypothetical conditions derived from public policy and case law does not result in a process that is limited or renders the results no longer credible. Jurisdictional Exceptions USPAP defines a Jurisdictional Exceptions as, "an assignment condition established by applicable law or regulation, which precludes an appraiser from complying with a part of USPAP". If any part of the Uniform Standards of Professional Appraisal Practice is contrary to the law or public policy of any jurisdiction, only that part shall be void and of no force or effect in that jurisdiction. As a matter of law, any enhancements caused by the public project is not to be considered. Additionally, the appraisal of the remainder assumes the public roadway improvements are in place and completed as of the effective date of value. These assumptions are permitted by the Jurisdictional Exception portion of USPAP. FM 565-P00076351.001 -CRE-2023-0636 1-5 General Assumptions & Limiting Conditions (Continued) Case Law and Legislative Precedents For right-of-way projects in the State of Texas, there are also several cases that may establish compensable and non-compensable elements resulting from a project. For example, regarding the compensation for landscaping, the Texas Supreme Court stated in the case of White vs. Natural Gas that "in eminent domain proceedings our courts have consistently held that the landowner cannot recover for damage to crops, loss of trees, ornamental shrubs, etc., as separate items. These features can be taken into consideration in determining compensation only insofar as they affect the market value of the land, as land.l" 1 White v.Natural Gas Pipeline Company of America,444 S.W.2d 298,301 (Tex. 1969) FM 565-P00076351.001 -CRE-2023-0636 1-6 Executive Summary PROPERTY IDENTIFICATION Name Industrial Property Property Land -Industrial Land Address Southeast Side of FM-565 City, State Zip Baytown,Texas 77523 County Chambers County MSA Houston-The Woodlands-Sugar Land,TX MSA Market/Submarket Houston MSA/East-Southeast Far Geocode 29.779808,-94.891721 Census Tract 48-071-710201 SITE DESCRIPTION Number of Parcels 1 Assessor Parcel Number 54897 Land Area Square Feet Acres Total 11,247 0.2582 Zoning Unincorporated (N/A) Shape Generally Rectangular Topography Level at street grade Flood Zone Zone AE QUALITATIVE ANALYSIS Site Quality Average Site Access Average Site Exposure Average Site Utility Average *Note the Deed of Conveyance land square-foot size and the TxDOT Survey land square-foot size differ slightly. We have relied on the TxDOT Survey for the land square-footage size in this report. HIGHEST & BEST USE As Vacant Assemblage EXPOSURE Exposure Time More than 24 Months SUMMARY VALUE OF THE SUBJECT AS A WHOLE PROPERTY Subject Land $35,428 TOTAL $35,428 VALUE OF THE ACQUISITIONS Fee Acquisition $6,483 TOTAL $6,483 VALUE OF THE REMAINDER AS PART OF THE WHOLE Land Less Acquisitions (excludes site improvements) $28,945 TOTAL $28,945 VALUE OF THE REMAINDER AFTER THE ACQUISITION Remainder As Part of the Whale $28,945 VALUE OF THE REMAINDER PARCEL $28,945 TOTAL AWARD Fee Acquisition $6,483 TOTAL $6,483 FM 565-P00076351.001 -CRE-2023-0636 ^\ 1-7 i r r :,5 r P ' Q r r i _ � r t o'. i I 1 � 1 � 1 5 1 1 � 7 � 1 1 1 �Qmc�OX —Imagery c�2024 Airbus,CNES 1 AIr6u . . . . . . . . . . . Identification of Assignment Property Identification The subject property, located on the Southeast Side of FM-565, Baytown, TX, is a lift station located in the East-Southeast Far submarket of the Houston MSA. This property has been determined to be part of the planned road widening project of FM-565 by the Texas Department of Transportation and therefore is the subject of this report. The Chambers County Appraisal District's Parcel Number for the whole property is 54897. Legal Description (Whole Property) Approximately 0.2582 acres situated in the R.A. Porter Survey, Abstract Number 205, City of Baytown ETJ, Chambers County, Texas. SUMMARY OF PARTS ACQUIRED WHOLE ACQUISITION REMAINDER Total Land Area (Acres) 0.2582 0.0472 0.2110 *Note the City of Baytown, Texas owns a twenty-foot utility easement along the frontage of the subject property. Therefore, the City of Baytown, Texas owns 100% of the rights within the proposed acquisition. Project Identification The proposed acquisition of Parcel P00076351.001 will facilitate future improvements to FM-565 generally in an area between SH-99 (East Grand Parkway) and SH-146 along FM-565 and FM-1405 just outside of the City of Baytown, but within the Extraterritorial Jurisdiction (ETJ) of Baytown. The proposed project will stretch 2.9-miles and will reconstruct, re-align, and widen the existing two-lane section with narrow shoulders to accommodate two 12-foot travel lanes in each direction separated by a 16- foot raised median (with periodic left turn lanes) and 10-foot outside shoulders. A new FM-565 bridge is proposed to overpass the Union Pacific Railroad (UPRR) crossing, thus eliminating the at grade crossing.' This project will improve safety, operational efficiency, and travel times along the corridor. In addition, it will help to accommodate future growth. The overall purpose of the project is to provide the traveling public with a good, traversable, and safe public roadway. The map and images below and on the following page identify the entire project area and renderings of the existing roadway and proposed roadway. 2 TOOT FM-565 from SH-99 to SH-146 Fact Sheet FM 565-P00076351.001 -CRE-2023-0636 1-9 Identification of Assignment (Continued) FM 565 Chambers County - Project Location Map Project begin — — 2354 r•� y. 565 r HARRIS CowTY ---_ _ CHAMBERS 14 COUNTY Project End �+ Proposed Project Proposed 6r6dge 1405 gg — ""-Curve"Pr0iect Existing Roadway Design vs. the Proposed Roadway Design ExistingTypicaI Section ■ Two 9-to 12-foot-wide CL lanes in each direction 0 3-to 10-foot-wide o a _ shoulders AM _ ■ Located within a right of way of approximately 80 3 SO' 9 11 9 12 3 lb feet Lase Lane Proposed Typical Section ■ Two 12-foot-wide lanes in CL each direction � i A 16-foot raised median G G � C o ■ 10-foot-wide shoulders ■ Located within a typical — — - right of way width of 120 SU' 12' 12' 16' 12 12' 19 feet Shoulder Lane Lane Medlan Lane Lane Shoulder Client/Intended Use/Users The client for this specific assignment is Pape-Dawson Consulting Engineers, LLC. The intended users include Pape-Dawson Consulting Engineers, LLC, the Texas Department of Transportation (TxDOT), their council and assigns. The intended use of this appraisal is to assist the client in their determination of adequate compensation due to the property owner, in compliance with the Texas Constitution, Article 1, Section 17, to be paid for the acquisition of Real Property interest for a public purpose as described herein. Others may receive a copy of this report due to legal requirements of disclosure, but the report is not intended for any other use or user (i.e., mortgage lending, tax assessment, etc.). Reliance Language Use of this report by Third-Parties and other unintended users is not permitted. This report must be used in its entirety. Reliance on any portion of the report independent of others, may lead the reader to erroneous FM 565-P00076351.001 -CRE-2023-0636 1-10 Identification of Assignment (Continued) conclusions regarding the property values. Unless approval is provided by the authors no portion of the report stands alone. Purpose The purpose of the appraisal is to develop an opinion of real property compensation due to the property owner, which includes the market value of the part to be acquired, plus any applicable damages to the remainder property, as of the effective date of the appraisal. Market value is based upon analysis of the underlying fee simple interest in the property. In some assignments, the market value of permanent or temporary easement interest(s) are required. The appraisal is valid only as of the stated effective date or dates. Applicable Requirements • This appraisal is intended to conform to the requirements of the following: • Uniform Standards of Professional Appraisal Practice (USPAP); • Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute; • Applicable state appraisal regulations including Texas Property Code, Title 4, Chapter 21; • Appraisal requirements of Uniform Relocation Assistance and Real Property Acquisition for Federal and Federally-Assisted Programs (Uniform Act), CFR 49: Part 24; and • Appraisal guidelines of TxDOT. Definition Of Market Value Market Value is the price which the property would bring when it is offered for sale by one who desires, but is not obliged to sell, and is bought by one who is under no necessity of buying it, taking into consideration all of the uses to which it is reasonably adaptable and for which it either is or in all reasonable probability will become available within the reasonable future? Property Rights Appraised The property rights appraised constitute the fee simple estate interest. Fee Simple Interest Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat.4 Non-Discrimination Statement This appraisal has been completed without regard to race, color, religion, national origin, sex, marital status or any other prohibited basis, and does not contain references which could be regarded as discriminatory. 3 Texas Supreme Court,City of Austin v.Cannizzo,267 S.W.2d 808(Tex.1954). 4 The Dictionary of Real Estate Appraisal,Seventh Edition,Appraisal Institute,Chicago,Illinois,2022 FM 565-P00076351.001 -CRE-2023-0636 E 1-11 Identification of Assignment (Continued) Personal Property & Business Intangible The estimate of compensation in this report is for real property interest, or real estate which includes the physical land and improvements attached to the land. This report does not include a value estimate for personal property or trade fixtures unless represented otherwise in this report. According to the Code of Federal Regulations (CFR), Title 49 — Transportation, Section 24.103(a)(1), "The appraisal report should identify the items considered in the appraisal to be real property, as well as those identified as personal property". The real property or real estate is described in other sections of this report, or the Description and Analysis of the Land and in the Description and Analysis of the Improvements. In the case of the subject property, it is being appraised as land. No personal property items were notated on the property during the course of our field inspection. Property And Sales History Current Owner/Five-Year Sales History The subject title is currently recorded in the name of The City of Baytown, Texas who acquired title to the property from Ameriport, LLC on June 25, 2015, for an undisclosed sale price, as recorded in the official public record of Chambers County Deed Records, Document Number 2015104322. Current Pending Sale/Under Contract According to county records there has been no transfer of ownership for the subject property in the past three years and there is no known pending sale or listing of the subject. FM 565-P00076351.001 -CRE-2023-0636 1-12 Scope of Work According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: • The client and intended users • The intended use of the report • The type and definition of value • The effective date of value • Assignment conditions • Typical client expectations • Typical appraisal work by peers for similar assignments The client of this specific assignment is Pape-Dawson Consulting Engineers, LLC. The purpose of this appraisal is to develop an opinion of just compensation due to the landowner as a result of the partial acquisition of right-of-way. Pape-Dawson Consulting Engineers, LLC and the Texas Department of Transportation, their council and assigns are the only intended user of this report. Use of this report by Third-Parties and other unintended users is not permitted. This report must be used in its entirety. Reliance on any portion of the report independent of others, may lead the reader to erroneous conclusions regarding the property values. Unless approval is provided by the authors no portion of the report stands alone. The scope of work for this assignment was based on the needs and prior communications with the Client. The purpose of this assignment—which was prepared as an Appraisal Report in accordance with USPAP Standards Rule 2-2a, with the analysis stated in the document and representing a summarized level of analysis. Across the Fence "ATF" Methodology As discussed later in this report, it has been determined that the subject property is a non-economic unit and its highest and best use is for assemblage. As such, the appraisers have utilized "Across-the-Fence" methodology or "ATF." The Dictionary of Real Estate Appraisal, 7th edition states the "across the fence method is used to develop a value opinion based on comparison to abutting land." The premise of this technique is that the unit value of the land adjacent to the subject is applicable for valuation of the subject. The subject is an 11,247 square foot parcel of land. Given the subject's small size, the potential for development appears severely restricted. Thus, for valuation purposes, a "Comparison Tract" is needed. Larger Parcel Theory: This is most frequently employed when valuing a parcel that is so small or otherwise restricted that it does not constitute an economic unit capable of being developed independently. Consequently, it must hypothetically be assembled with adjoining property in order to create a "larger parcel" that is marketable. Underlying foundational requirements established by the courts hold that to qualify under larger parcel theory three conditions must be satisfied: unity of ownership, unity of contiguity, and unity of use (highest and best use). A larger parcel may be comprised of less than the extent of ownership boundaries, or it may extend beyond the legal boundaries of fee ownership through beneficial ownership. "Ownership" (possession) rights can be held in fee simple or through a lesser estate such as a partnership, an undivided interest, a leased interest, a development agreement, through complimentary land use patterns, etc. "Contiguity" can be interpreted as properties sharing a property line, or it may involve FM 565-P00076351.001 -CRE-2023-0636 1-13 Scope of Work (Continued) noncontiguous properties held under common ownership, dependent land uses, complimentary land uses, properties under lease, or a combination of the like. Due to the location of the subject tract, coupled with its usability issues, the appraiser has assumed this tract to be part of a larger adjoining "comparison tract" for valuation purposes. The comparison tract has been determined to be the land adjoining this tract which is an industrial use property. The comparison tract is identified graphically in the map below. I � I } FM 665 �•el' FM L86 , •1 The type and extent of our research and analysis is detailed in individual sections of the report. In general, the following steps were taken to perform this assignment: • Physically inspected the subject property and the surrounding market area. The inspection of the property is limited to those things readily observable without the use of special testing or equipment. • Collected factual information about the property and the surrounding market and confirmed the information with various sources. • Performed a highest and best use analysis of the subject site as vacant and as improved when applicable. • Gathered market information relevant to the valuation of the subject. Data on comparables were confirmed with at least one of the parties to the transaction. FM 565-P00076351.001 -CRE-2023-0636 1-14 Scope of Work (Continued) • Analyzed market information and developed indications of value under the necessary approaches to value for a credible assignment result. The market information was analyzed for an appraisal of the Whole Property, the Part to be Acquired and the value of the Remainder Before and Remainder After the acquisition. o The appraisal of real estate typically employs three traditional valuation methods: the sales comparison approach, the cost approach, and the income approach. In this analysis, the sales comparison approach for land was used to value the subject property. o Because of the numerous mathematical calculations that are inherent for partial acquisition valuations, very little rounding of value estimates is made in this report. Value estimates are not exact, but opinions of approximate value only. • Partitioned the Whole Property value opinion between the Part to be Acquired and the Remainder Before the acquisition. In this case, the part to be acquired and remainder before estimates are prorated allocations of the whole property (e.g., If the whole property is 100% and the part to be acquired is 10%, the remainder before the acquisition is 90%). • Performed a highest and best use analysis on the Remainder After with consideration to the impact on the residual property as a result of the proposed acquisition. The appraisal of a remainder property is performed as though the proposed public or private improvements are complete as of the effective date of valuation. If necessary, the cost to cure and restore the functional utility of the remainder after was estimated. • Derived an estimate of the total compensation due to the owner of the property as the result of a proposed acquisition by summation of the part to be acquired and any damages. Permanent damages were calculated based on the difference in the value opinion for the remainder before and remainder after. • Prepared an appraisal report summarizing our analyses, opinions and conclusions. Other elements of the scope of work undertaken to perform this assignment are outlined throughout the narrative of the report. Reporting of this appraisal is the combination of the A-5 Appraisal Report format required by TxDOT and supplemental material utilized to comply with those minimum requirements established in USPAP under Standard Rule 2: Real Property Appraisal, Reporting. The appraiser's analysis and conclusions are summarized within this document. M. Colt Jones, MAI, SRA, R/W-AC and Sunny Starrett, RWA, R/W-AC have performed no services, specifically as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Unless otherwise noted in this appraisal, area measurements were taken from the information made available to us that was provided by the Client and site surveys or other sources. These figures have been cross-checked to the extent possible with public records. However, in no event—unless otherwise noted in this report—have we conducted measurements of the specific areas (these figures are taken solely from the information provided by the Client, site surveys or other sources). The authors of this report are aware of the Competency Rule of USPAP and meet the standards. FM 565-P00076351.001 -CRE-2023-0636 1-15 Scope of Work (Continued) Sources of Information The following sources were contacted to obtain relevant information: INFORMATION PROVIDED" Property Assessment &Tax Chambers County Appraisal District Zoning &Land Use Planning Unincorporated Site Size TXDOT Survey Flood Map LandlD Demographics Costar, Inc. Comparable Information Third-Party Resources I Public Records I Confirmed by Local Agents Legal Description Title Commitment and Former Deed of Conveyance Title Client Phase I Environmental Report Not Provided The lack of unavailable items could affect the results of this analysis. As part of the general assumptions and limiting conditions, the subject is assumed to have no adverse easements, significant items of deferred maintenance, or be impacted by adverse environmental conditions. Subject Property Inspection PROPERTY INSPECTION APPRAISER INSPECTED EXTENT DATE ROLE M.Colt Jones, MAI, SRA, R/W-AC Yes Public ROW January 26,2024 Primary Appraiser Sunny Starrett, RWA, R/W-AC No N/A January 26,2024 Appraiser On December 21, 2023, a certified owner contact letter and property owner information sheet were mailed to the property owner listed on the assessment office records. Kimberly Patterson, ROW Coordinator for the City of Baytown, made contact on February 5, 2024. We advised Ms. Patterson that an inspection of the property was made on January 26, 2024, from rights-of-way and surrounding public areas. Owner contact information is below. PRIMARY Company The City of Baytown, Texas Representative c/o Kimberly Patterson, ROW Coordinator Address 2123 Market Street, Baytown, TX 77520 Phone (281) 420-6681 Email kimberly.patterson@baytown.org Exposure USPAP Standard rule 1-2(c)(iv) requires an opinion of exposure time, not marketing time, when the purpose of the appraisal is to estimate market value. The following is an estimate of exposure time: EXPOSURE Exposure Period Conclusion More than 24 Months FM 565-P00076351.001 -CRE-2023-0636 N 1-16 Form ROW-A-5(Rev.08/11) PHOTOGRAPHS OF SUBJECT PROPERTY Include Each Major Improvement Parcel No: P00076351.001 Local Address: Southeast Side of FM-565,Baytown,Texas 77523 Date Taken: January 26,2024 Taken By: M.Colt Jones,MAI,SRA,R/W-AC 1.Point from which taken: FM-565 Looking: Looking southeast across the subject whole property. � r i 2.Point from which taken: Adjacent property Looking: Northeast towards the proposed acquisition. FM 565-P00076351.001 CRE-2023-0636 ��a' 2-0 Regional Analysis Introduction In order to understand the subject's position in the area or region, we have undertaken a brief analysis in order to determine how trends—both historical and projected—in population, employment, personal income, consumer spending, and housing impact supply and demand and influence the subject's area directly and indirectly. This analysis first begins on a broader spectrum, and without respect to the subject itself, and is highlighted in the Regional Area Analysis. Secondly, we undertake a more narrowly focused study of the aforementioned attributes as they relate directly to the subject and the subject's neighborhood. This discussion is presented in the forthcoming Local Area Analysis. The subject property is located north of Baytown, Texas. The map presented below illustrates the subject property location relative to the Houston-The Woodlands-Sugar Land, TX MSA metropolitan area. 9g —In� Hul1qJ Kenefick Daise 14 321 Eastgate eo Liberty Ames Dayton Raywood Huffman Stilson Devers lAtascocila i61 ,k lab '� 99 Crosby 0 Barrett Sheldon Old River-Winfree Hankamer 90 Mont Belvieu Cove Wallisville Highlands W (V4 I — Channelview 33 0, aAnahuac Baytown Beach City Pasadena Deer Park Double Bayou La Porte y Seabrook Webster Kemah Friendswood League City Bacliff (lab San Leon 5�°° Bolivar . + 1-1 4 PPninsifl; Go' ogle Dickinson 'Map data(02024 Google, INEGI FM 565—P00076351.001 —CRE-2023-0636 e� 2-1 Regional Analysis (Continued) Unemployment The following graphs charts the trailing 18 months and trailing 10 years unemployment rate for the United States, South Region, Texas, Houston-The Woodlands-Sugar Land, TX MSA, and Chambers County. MONTHLY UNEMPLOYMENT RATE (18 MONTHS) 6.5% 5.5% 5.0% 4.5% 4.0% ----------------- - 3.0% 2.5% Source:U.S.Bureau of Labor Statistics 2.0% Jul Aug Sep Oct Nov 2022 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov 2023 Dec Dec ------Nation 3.5% 3.6% 1 3.5% 3.6% 3.6% 3.5% 3.4% 3.6% 3.5% 3.4% 3.7% 3.6% 3.5% 3,8% 3.8% 3.8% 3.7% 3.7% -Region 3.6% 3.6% 32% 3.3% 3.1% 2.9% 3.5% 3.5% 3.3% 28% 3.3% 3.5% 3.5% 3.6% 3.4% 3.3% 3.1% 3.1% State 4.0% 3.9% 3.7% 3.7% 3.7% 3.5% 4.2% 4.5% 4.2% 3.7% 4.1% 4.2% 4.5% 4.5% 4.1% 3.8% 3.5% 3.5% -Area 4.3% 4.3% 4.0% 3.9% 3.9% 3.8% 4.5% 4.8% 4.4% 3.9% 4.4% 4.5% 4.9% 4.9% 4.4% 4.1% 3.8% 3.9% -County 5.5% 5.3% 5A% 4.7% 4.7% 5.0% 5.8% 5.8% 5.7% 5.1% 5.8% 5.8% 6.2% 6.3% 5.5% 4.8% 4.8% 5.0% ANNUAL UNEMPLOYMENT RATE (10 YEARS) 10.0% 9.0% 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% Source U.S.Bureau of Labor Statistics www,bl5 gov 2B% 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 ------Nation 7.4% 6.2% 53% 4.9% 4.4% 3.9% 3.7% 8.1% S.3% 3.6% -Region 7.0% 6.0% 5.3% 4.9% 4.3% 3.8% 3.5% 7.3% 4.8% 3.4% -State 6.3% 5.2% 4.5% 4.6% 4.3% 3.9% 3.5% 7.7% 5.6% 3.9% -Area 6.1% 5.0% 4.6% 5.3% 5.1% 4.4% 3.8% 8.7% 6.3% 4.2% -County 7.4% 5.8% 5.4% 6.1% 6.6% 5.4% 4.5% 9.4% 8.1% 5.3% Employment The following chart shows the trailing 10 years employment for the state of Texas, Houston-The Woodlands- Sugar Land, TX MSA, and Chambers County. REGIONALSTATE & • YEAR STATE %CHG. AREA %CHG. COUNTY %CHG. 2013 12,022,272 1.9% 2,983,316 2.8% 16,161 2.6% 2014 12,333,076 2.5% 3,072,718 2.9% 16,779 3.7% 2015 12,503,464 1.4% 3,107,962 1.1% 16,858 0.5% 2016 12,728,898 1.8% 3,125,997 0.6% 17,110 1.5% 2017 12,888,025 1.2% 3,142,202 0.5% 17,554 2.5% 2018 13,178,793 2.2% 3,209,947 2.1% 18,092 3.0% 2019 13,429,073 1.9% 3,269,259 1.8% 18,854 4.0% 2020 12,883,803 (4.2%) 3,109,509 (5.1%) 18,424 (2.3%) 2021 13,503,671 4.6% 3,224,425 3.6% 19,080 3A% 2022 14,092,833 4.2% 3,361,919 4.1% 19,906 4.1% CAGR 1.8% - 1.3% - 2.3% - Source:U.S.Bureau of Labor Statistics www.bis.gov FM 565-P00076351.001 -CRE-2023-0636 2-2 Neighborhood Analysis Introduction The subject property is located in Baytown, which is east of Houston. Baytown, Texas is located in Harris and Chambers counties in southeastern Texas. The geographical boundaries of Baytown are roughly defined as follows: - Northern boundary: Interstate 10 - Eastern boundary: Trinity Bay - Southern boundary: Harris County/Chambers County line - Western boundary: San Jacinto River These boundaries may vary slightly depending on the specific neighborhood or district within Baytown. The entire project is within Chambers County, but near the Harris County line. The Texas Almanac Chambers County map is as follows. LIBERTY_ — �y146; 14iY9 °r ---(01 '------ - - y —0idFgv-$' i ee—__ 563 — LR 1410 ._.L.— -- ..._ } 1942 t 565 ' 3 fianlCaillEt' N 20T 1 1663 i 2180 r, 2246 WalhSVI a 2041 �124 Baytown 565 cove Lake r61 1724 1410 It>f11e ! a Anahuac ` 65 140Fr Q k Subject ;#: CIA UAC Monroe City Stowell k' 146 Project 1 563 1941 t24 c� _ f day 29v6 i 2354 ` 5G 1405 Double - w tr Bayou.y FLR � i LL- ach City ; Oak 1985 -�b Island ! k I k ------, ANAHUAC ~fi 124 i NA ZONAL �{ f Galveston � �f,Wl aLIFE � �p CA.Nny 562 ` ) FUCE r ! f BayA$SMER _ High i 4G ff�iWNIA ��r 'EaSt>gay �V `f Islandf Smith Vdata r 87 Point half��' t x 0f e� o1P Chambers County 0 Texas Almanac Anahuc is the county seat of Chambers County, reflected in the map above to the east of Baytown. FM 565-P00076351.001 -CRE-2023-0636 2-3 ;r Neighborhood Analysis (Continued) Demographics The following information reflects the demographics for the subject's area within a 1, 3, and 5-mile radius of the project area. LOCAL AREA DEMOGRAPHICS DESCRIPTION 1-Mile 3-Mile 5-Mile Population 1,305 20,375 58,850 Households 383 6,654 19,977 Owner Occupied 88.8% 90.0% 74.1% Renter Occupied 11.2% 10.0% 25.9% Median Home Value $228,448 $252,609 $250,858 Avg. Household Income $86,965 $119,547 $99,291 Med. Household Income $90,190 $98,264 $79,076 Source: Costar, Inc. Access and Linkages Major thoroughfares connecting the subject's immediate area include IH-10, Grand Parkway (SH-99), and Spur 330. Major arterials include Main Street, Sjolander/Crosby Cedar Bayou, SH-146, Vicksburg, and Cedar Bayou Lynchberg. The City of Baytown Thoroughfare Plan is identified below denoting the subject project area. N ' Thoroughfare Plan A s t - ARo,.. Baytown Comprehensiv® •• �,"'; Plan Update ... Legend Thoro911mare Plan r •, Existing Collector _ t Existing Freeway a .. ._.= . � - Existing Local Existing Major Arterial � Existing Minor Arterial Fitil— m_ ..._� • FreewaylTollroatl Pmposed Callector Subject a W. Proposed Major e, .........Arterial Project ,,,,,,,,,Proposed Minor b � Arterial City Limits Limited A—ri do Strip Annexation Baytown ETJ SH99 Proposed ROW _.�.�."""'...._- ..,..�.... 1 m=1 maes Dale mxo-os-ts Public Services Two school districts generally serve the immediate area of the project, which include Goose Creek Consolidated ISD and Barbers Hill ISD. Portions of the project exist in each of the aforementioned school districts. Police and fire protection are provided by the City of Baytown. Primary modes of transportation are the automobile. FM 565-P00076351.001 -CRE-2023-0636 2-4 Neighborhood Analysis (Continued) Major Employers The following graphic identifies some of the major employers within the immediate market area. Ma or Area Employers liT0N Evz n o b'l I& WPORT HOUSTON Energy lives here' � ►� B RU AN MANNE MAN I Ph Luips Enterprise Products Partners L.P. Wlrt :j: JAW Distribution Center ■ LEE COLLEGE �Y Lone star�ti6L NEIK BARBERS HILL Fz.Gf :rizL rii_ti1UA 2 FIe;2er-2 c PRoDus vinrnar GE Energy C-7p, TL4i f55_TT t4L YYi.tY.■ o�Jithl FLETEEL �r Baytown, Texas is home to a variety of major employers across several sectors. The city's strong economy and strategic location near the Houston Ship Channel and Port of Houston provide ample opportunities for employment. The above list represents some of the major employers in Baytown, Texas. However, it is worth noting that the city also has a diverse mix of small businesses, service industries, and local employers that contribute to the local economy and job market. FM 565-P00076351.001 -CRE-2023-0636 E 2-5 Neighborhood Analysis (Continued) Demand Generators/Economic Development • T-36 Golf Course — Baytown residents have consistently asked for more amenities, one of which has ranked highest on the list has been a golf course. The concept of the T-36 golf course is planned to be a focal point to enhance the new Hyatt Regency Hotel and Convention Center. This will be a municipal backed golf course development. The development of the golf course has since occurred, and the course is operated by Troon. • Highway 146 at IH-10— KM Realty is working on developing Chambers Commons, which is a mixed-use development at this intersection combining multifamily and retail uses. KMREALTY CHAMBERS COMMONS I AERIAL ithist % G FDIC SHE • The Hyatt Regency Baytown — Houston and Convention Center— is a representation of the area's industrial and business growth creating business demand for lodging and meeting space. Ilsl Industrial Developments Cedar Port Industrial Park The Cedar Port Industrial Park, located in Baytown, Texas, is an expansive industrial complex known as the largest master-planned rail and barge served industrial park in the United States. Situated along the Houston Ship Channel, this vibrant park spans over 15,000 acres at the intersection of Interstate 10 and Grand Parkway, making it a prime location for industries seeking convenient and efficient access to global markets. Designed for heavy industrial use, the Cedar Port Industrial Park offers a multitude of amenities and infrastructure to support a wide range of businesses. One of its key features is its multimodal transportation capabilities, with direct access to major highways, two Class I railroads (Union Pacific and BNSF), and deep- water port facilities. This strategic location positions the park as a critical hub for logistics and distribution, enabling companies to easily move raw materials, goods, and products between rail, barge, truck, and ship. FM 565-P00076351.001 -CRE-2023-0636 2-6 Neighborhood Analysis (Continued) The park's infrastructure also includes extensive rail yards, storage tracks, and a leading-edge intermodal facility operated by Union Pacific. These facilities provide seamless connections for companies seeking efficient and cost-effective transportation solutions. Moreover, the Cedar Port Industrial Park offers ample laydown and storage areas, as well as flexible development options suitable to accommodate a variety of industrial needs. The park has attracted numerous industries, making it an important economic driver for Baytown and the wider Houston metropolitan area. It is home to companies from diverse sectors, including petrochemicals, plastics, logistics, manufacturing, distribution, and construction materials. The presence of major corporations, such as ExxonMobil, Chevron Phillips Chemical Company, and Walmart, further reinforces the park's standing as a hub for global trade and commerce. CEDAR PORTTM INDUSTRIAL PARK r«.nro:r Walmart uneRSK CAPTTAI, r- .o.":'�` oWo Walmart V VITIlIa! ` ..Prue;pok. Walmart !~ YAIBE IOCN �iH GNeM �9YRAN98 Walmart CeVi� L1w4YG Covestro Industrial Park Covestro Industrial Park in Baytown, Texas is a major petrochemical manufacturing complex that is operated by Covestro, a leading global producer of high-performance polymers. Spread across an expansive 1,270- acre area, the industrial park plays a crucial role in the economic development of the region and serves as a center for innovation in materials and chemical production. Located approximately 30 miles east of downtown Houston, the Covestro Industrial Park is strategically situated near the bustling Port of Houston, enabling convenient access to shipping routes and global markets. This advantageous location facilitates the seamless transportation of raw materials and finished products, enhancing Covestro's competitiveness in the industry. The industrial park in Baytown houses numerous production units dedicated to the manufacturing of various polymers, including polycarbonate, polyurethane, and raw materials used in coatings, adhesives, and sealants. These materials find extensive application in a wide range of industries, such as automotive, construction, electronics, and healthcare. FM 565-P00076351.001 -CRE-2023-0636 2-7 Neighborhood Analysis (Continued) The facilities within the Covestro Industrial Park are designed to maximize efficiency and sustainability, reflecting the company's commitment to environmental stewardship. Advanced technologies and processes are employed to minimize waste generation, conserve energy, and reduce emissions. Covestro has made significant investments in research and development to ensure continuous improvement in the production processes, and the industrial park serves as a hub for innovation in the field of polymers. Furthermore, the industrial park acts as a source of employment for a significant number of people in the Baytown area. With over 1,100 employees working onsite, Covestro generates jobs that support the local economy, spurring growth and providing opportunities for community members. Ameriport Industrial Park *AmenPort INDUSTRIAL PARK The Ameriport Industrial Park, located in Baytown, Texas, is a significant hub for industrial activity, offering a strategic j location for businesses in various sectors. Spanning over 1,000 acres, the Ameriport Industrial Park is strategically located near the Houston Ship Channel and a major transportation _' j network, making it one of the most sought-after sites in the Gulf Coast region. ti 1 The park offers a host of advantages that attract businesses looking to establish or expand their operations. Proximity to 1, p the Houston Ship Channel means that companies can easily access waterborne transportation routes for import and export purposes. Additionally, the park's access to Interstate Highway 10 and State Highway 146 allows for seamless connectivity to .. i major marketplaces and metropolitan areas, enabling efficient distribution channels. The Ameriport Industrial Park offers various infrastructure facilities and services tailored to accommodate diverse industrial needs. It boasts an extensive rail service network, with on-site connections to three Class 1 rail lines - Union Pacific, Burlington Northern Santa Fe, and Kansas City Southern. This not only facilitates cost-effective transportation of goods but also enhances supply chain efficiency for businesses. Mont Belvieu Mont Belvieu is a city located in Chambers County, Texas, United States. It is situated approximately 30 miles east of Houston and is known for its strategic location near major highways and industrial centers. It resides north of IH-10 and adjacent to Baytown. The city's economy heavily relies on the petrochemical industry, with several oil and gas refineries located nearby. Mont Belvieu is famous for hosting the largest natural gas liquids hub in the United States, known as the Mont Belvieu NGL Market Center. This hub plays a crucial role in the distribution and processing of natural gas liquids, making it a significant contributor to the national energy sector. FM 565-P00076351.001 -CRE-2023-0636 2-8 Neighborhood Analysis (Continued) Land Uses The following tables and maps highlight the development in and around the subject. TOTAL • ' • RADIUS 146 56 H-E-a N Co I rV EASTPOINT I 19INEH�? I HIGHLAND L J FARMS RBAYOU STATES 0 BAYTOWN a� VILLAGE 565 _ 1405 1 Rwj Airpark-54t© ROLLINGBROOK 146 GO 9ie` _ Map data(02024 Sourre:CoStar The subject project area is generally situated amongst multiple large scale industrial developments, including Covestro, Ameriport, and Cedar Port. The area has proximity to the Gulf and Barbours Cut and Bayport Container Terminals. Intermodal transportation between sea, automobile, and rail is all present along with significant infrastructure for a wide range of industrial operation (light and heavy). COMMERCIAL LAND USL Multi-Family Office Retail Industrial FM 565-P00076351.001 -CRE-2023-0636 2-9 Neighborhood Analysis (Continued) Market Conditions Introduction The last few years have promoted a tumultuous era of uncertainty, but yet substantial real estate market growth from a local perspective and later high inflationary effects. The beginning of the period started with the Coronavirus (Covid-19) that was initially identified in China in late December 2019, but no cases were discovered until between late January 2020 and February 2020 in the United States and actual notice to citizens wasn't necessarily widespread until March of 2020. The initial few months post March 2020 caused nationwide panic and slowed economic production across the nation. These effects were truly witnessed for only a few months up through June of 2020. However, after this point in time there was a noticeable uptick in local real estate activities. Initially the higher elevated asset at the time was residential, which later floated into land (especially that which had a highest and best use of residential), and then the trickle of new "rooftops" encouraged more commercial activity. Initial commercial activity appeared relegated to industrial and multifamily. However, absolute net, end-user retail, and smaller neighborhood retail developments soon followed. Once employers returned back to their offices, there was increased absorption and rental rates in office asset classes. The most lagging commercial real estate assets that were hit hardest by the Covid-19 impact were hospitality (hotels and motels) and larger retail operations. However, even those started to climb at the end of 2021 through 2022. Rise in Inflation The Consumer price Index (CPI) is a measure of the average change over time in the prices paid by urban consumers for a market basket of consumer goods and services. It is tracked by the U.S. Bureau of Labor Statistics and used as a measure of inflation. On the following page is the CPI tracked over the Houston-The Woodlands-Sugar Land, TX MSA only for a twenty-year time period up through December 2023. The grey line near the beginning mid-2020 represents the short recessionary trend caused by Covid-19. As the reader can see from the graph the local Metro inflation has increased substantially since the representative end of the recession caused by Covid-19. It has increased from a level of 4.5% in April of 2021 to as high as 10.2% in June 2022. We have now declined back to 4.5% as of December 2023. FM 565-P00076351.001 -CRE-2023-0636 E 2-10 Neighborhood Analysis (Continued) 12-month percentage change, Consumer Price Index, metropolitan areas, all items, not seasonally adjusted —Atlanta-SandySprings-Roswell,GA ---- Baltimore-Columbia-Towson,MD ......••• Boston-Cambridge-Newton,MA-NH ...... Chicago-Naperville-Elgin,IL-IN-WI - - Dallas-Fort Worth-Arlington,TX .^^.. Denver-Aurora-Lakewood,CO --- Detroit-Warren-Dearborn,MI —— Houston-The Woodlands-Sugar Land,TX -•- Los Angeles-Long Beach-Anaheim,CA — Miami-Fort Lauderdale-West Palm Beach,FL — Minneapolis-St.Paul-Bloomington,MN-WI New York-N ewa rk-Jersey City,NY-NJ-PA ---- Philadelphia-Camden-Wilmington,PA-NJ-DE-... •••••• Phoenix-Mesa-Scottsdale,AZ --- Riverside-San Bernardino-Ontario,CA - - San Diego-Carlsbad,CA San Francisco-Oakland-Hayward,CA --- Seattle-Tacoma-Bellevue,WA —— St.Louis,MO-IL - - Tampa-St.Petersburg-Clearwater,FL — Urban Alaska — Urban Hawaii — Washington-Arlington-Alexandria,DC-VA-MD... Percent 15.0 __...__...__..._.- ....................................................................................................................... 10.0 ..............................................................................................------- - X / y t 5.0 1 ........................................................................... ....... ../ 1 1 r � 0.0 -5.0 Dec 2003 Dec 2005 Dec 2007 Dec 2009 Dec 2011 Dec 2013 Dec 2015 Dec 2017 Dec 2019 Dec 2021 Dec 2023 1 u This also tends to coincide with the increase in values witnessed by the aforementioned real estate asset groups and further confirms not only rising real estate costs during this time period, but also rising consumer good costs during this time period. Rise in Interest Rates On the contrary to rising values and costs were interest rates during this time period. Post Covid-19 and during 2021 interest rates remained relatively flat and low. However, during 2022 interest rates have started to rise in an effort to correspond to inflation. As of October 2023, the nationwide average interest rate on a 30-year fixed rate mortgage is about 7.88% which is slightly more than double what it was during 2021. FM 565-P00076351.001 -CRE-2023-0636 2-11 Neighborhood Analysis (Continued) The graph below is identified from the Freddie Mac Primary Mortgage Survey (PMMS) and shows the interest rate from December 2021 up through January 2024. Weekly Average Mortgage Rates Week ending January 4,2024 30-Year Fixed Rate 15-Year Fixed Rate 6.62% 10.20 romaaea�90 5.89% :o:21%f mhy ago 4 W k Avenge',6.717, 4 Wk Average'.6.P9% 52 Wk Average:6.80% 52 Wk Average:6.11% 4L2G22 _2,'S_i_ia bus i ai ..02. IPMMSPYI Guwlgnt2�®FaJtlle As identified in the chart above, the interest rate has climbed dramatically during the course of late 2022 and into 2023. However, it has had some leveling so far this year with an observation rate of 6.62% for a 30- year mortgage as of January 4, 2024. Conclusion The appraisers are aware of the rise in values that have transpired over the last few years but are also identifying that a slowdown in real estate activities at a local level due to the rising cost of borrowing money is plausible. While a lower amount of activity has been witnessed, the appraisers have not notated any decline in values. The appraisers applied higher market condition adjustments during the course of 2021 ranging from 6% to 12%, while lowering theirjudgement down into late 2022. We have identified a more conservative market appreciation adjustment in this report based on a variety of sources as identified in the table below. MARKET • • DERIVATION Source Delta Consumer Price Index December 2023 All Items Index 3.40% Turner Construction Cost Index 3rd Qtr.2023(2022 3rd Qtr.Vs.2023 3rd Qtr.) 3.64% TAMU Real Estate Center Rural Land Prices Gulf Coast-Brazos Bottom Q3 2023 1.14% TAMU Real Estate Center Rural Land Prices Houston LMA 28 YE 2022 4.97% TAR Marketviewer Chambers County Median Housing Price YE 2023 (0.70%) Costar Retail Analytics Chambers County/Baytown Submarket Rent Change YOY 3.50% Costar Industrial Analytics East-SE Far Submarket Rent Change YOY 5.90% The average of the dataset above is 3.12%, while the median is 3.50%. This is reiterated again in the valuation section, but we ultimately reconcile to a 3% per annum adjustment in this report. We do point out that as of the date of drafting this market conditions analysis no direct evidence was made clear that the subject would be negatively impacted with regard to marketability and/or value decline due to economic concerns transpiring. Market Analysis Conclusion The area is in the growth stage of its life cycle. Given the history of the area and the growth trends, it is anticipated that property values will remain stable and/or increase in the near future. FM 565-P00076351.001 -CRE-2023-0636 2-12 Site Description Before the Acquisition The following summarizes the salient characteristics of the subject site: Address Southeast Side of FM-565, Baytown, Texas. Location The subject property, located on the Southeast Side of FM-565, Baytown, TX, is a lift station located in the East-Southeast Far submarket of the Houston MSA. Given the subject's small size, the potential for development appears severely restricted. Thus, for valuation purposes, a "Comparison Tract" is needed. Tracts identified as "Comparison Tracts" are typically located adjacent to the subject property. The subject abuts property that could be assembled and developed independently as a "Comparison Tract". The "Comparison Tract" land size is estimated at 488,274 square feet or 11.2092 acres. As combined with the subject property the total land area is 499,521 square feet or 11.4674 acres. The subject property and the "Comparison Tract" will be further described and analyzed throughout the analyses and valuation of this report. Census Tract 48-071-710201 Number of Parcels 1 Assessor Parcel 54897 Land Area Square Feet Acres Total Land Area 11,247 0.2582 Corner No Site Topography Level At street grade Site Shape Generally Rectangular Site Grade At street grade Site Quality Average Site Access Average Site Exposure Average Site Utility Average Utilities All Available Water Baytown Area Water Authority (CCN 10872) Sewer Gulf Coast Authority (CCN 20465) Electricity Various Providers A survey indicating the size of the whole property, partial acquisition, and remainder was provided by the client. Adjacent Properties North Vacant Land South Vacant Land East Industrial West Industrial FM 565-P00076351.001 -CRE-2023-0636 2-13 Site Description (Continued) Accessibility Access to the subject site is considered average overall. STREET&TRAFFIC DETAIL a, ru � J W (6 v1 Cn L f6 C � Street Improvements Type Direction Lanes N' FM-565 Major arterial Two-Way Two Frontage FM-565 Approximately 103.15 frontage feet with one access point according to the TxDOT Survey. Traffic Counts Location Date Source Count FM-565 FM-565 between FM-1405 2022 TxDQT-2022 9,518 and SH-99 TOTAL 9,518 Exposure &Visibility Exposure of the subject is average considering its location along a minor arterial. Flood Plain Zone AE. This is referenced by Panel Number 48071 C0170E, dated May 4, 2015. Zone AE is a High Risk Special Flood Hazard Area (SFHA). Special Flood Hazard Areas represent the area subject to inundation by 1% annual chance flood. Structures located within the SFHA have a 26% chance of flooding during the life of a standard 30-year mortgage. Federal floodplain management regulations and mandatory flood insurance purchase requirements apply in these zones. Areas subject to inundation by the 1% annual chance flood event determined by detailed methods. BFEs are shown within these zones. (Zone AE is used on new and revised maps in place of Zones Al—A30.) Note that all of the subject property is within the 100- year floodplain. It is noted that the 100-year floodplain encumbrance can still be developed. The off-site drainage in Saw Pit Gully to the rear of the subject tract leading to offsite retention in the Ameriport Industrial Park helps alleviate the threat of not being able to develop the subject. Any building pad would likely just need to be raised above base flood elevations. Easements Based on the title commitment from Fidelity National Title Insurance Company, dated November 1, 2023, the following page is the Schedule B exceptions from the title commitment. 10. The following matters and all terns ofthe documents creating or offering evidence of the matters(We nnrst insert matters or delete this exception.): a. Rights of parties in possession. (Owner's Policy Only) N The following exception will appear in any policy issued(other than the T-1R Residential owner Policy of Title Insurance and the T-IR Short-Form Residential Mortgagee Policy)if the Company is not provided a survey of the Land,acceptable to the Company,for redew at or prior to closing: Any encroachment,encumbrance,-violation,variation,or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the Land. (NOTE:UPON RECEIPT OF A ST-RVEY ACCEPTABLE TO COMPANY,THIS EXCEPTION V17.L BE DELETED.COMPANY RESERVES THE RIGHT TO ADD ADDITIOtiAL EXCEPTIONS PER ITS EXAMS ATION OF SAID SURVEY). FM 565 P00076351.001 CRE-2023-0636 >� 2-14 Site Description (Continued) c. H any portion of the proposed Mao andlor the Owner's Title Policy coverage amount includes funds for immediately contemplated improvements,the following exceptions will appear in Schedule B of any policy issued as indicated: Owner and Loan Policy(ies):Any and all liens arising by reason of unpaid hills or claims for work performed or materials furnished in connection with improvements placed,or to be placed,upon the subject land. However,the Company does insure the insured against loss,if any,sustained by the Insured under this policy if such liens have been filed with the County Clerk of Chambers,Texas,prior to the date hereof. Owner Pnlicy(fes)Only: Liability hereunder at the date hereof is limited to$0.00.Liability shall increase as contemplated improvements are made,so that any lass payable hereunder shall be limited to said sum plus the amount actually expended by the insured improvements at the time the loss occurs. Any expenditures made for improvements,subsequent to the date of this policy,will be deemed made as of the date of Ibis policy. In no event shail the liability of The Company hereunder exceed the fact amount of this policy. Nothing contained in this paragraph shall he construed as limiting any exception or any printed provision of this policy. Loan Policy(ies)OW: Pending disbursement of the full proceeds of the Mao secured by the lien instrument set farlh under Schedule A hereof,this policy insures only to the extent of the amount actually disbursed,but increase as each disbursement is made in good faith and without knowledge Of any defect in,or objections to,the title up to the face amount of the policy.Nothing contained in this paragraph shall be construed as limiting any exception under Schedule B,or any printed provision of this policy. d. Any easements not disclosed by the public records as to matters affecting title 10 real property,whether or nut said easements are visible and apparent. e. Rights of tenants,as tenants only,under unrecorded lease agreements. L Terms,conditions,and provisions contained in Utility Easement,filed for record June 7,2016,under Chambers County Clerk's File No.2016113044. g. Terms,conditions and provisions contained in that certain Permitted Facilities Agreement by and between ARCO Midcou LLC,a Delaware limited liability company and AmeriPort,L.L.C_,dated June 4,2010 filed for record under Chambers County Clerk's File No.55875,in Volume(ID)1199,Page 536(2010055875)and County Clerk's File Nu.55881,in Volume(10)1199,Page 558(2010055881). it. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in instrument dated June 1,1936,recorded in Volume 53,Page 357 of the Deed Records of Chambers County, Texas. Reference to which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no representation as to the ownership or holder of such interest(s). i. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in instrument dated August 12,1936,recorded in Volume 54,Page I78 of the Deed Records of Chambers County,Texas.Reference to which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no representation as to the ownership Or holder of such interest(s). j. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in Mstrument dated January 11,1937,recorded in Volume 56,Page I56 of the Deed Records of Chambers County,Texas.Reference t0 which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no represenlatian as to the ownership or holder of such interest(s). k. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in instrument dated February 20,1937,recorded in Volume 57.Page 284 of the Deed Records of Chambers County,Texas.Reference to which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no representation as to the ownership or holder of such interest(s). 1. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in instrument dated January 5,1949,recorded in Volume 112,Page 318 of the Deed Records of Chambers County,Texas.Reference to which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no representation as to the ownership or holder of such interest(s).(out of the R.A.Porter Survey,A-205) an. Interest in and to all coal,lignite,Oil,gas and other minerals,and all rights incident thereto,contained in instrument dated March 23,1955,recorded in Volume 165,Page 383 of the Deed Records of Chambers County,Texas.Reference to which instrument is here made for particulars. No further search of title has been made as to the interest(s)evidenced by this instrument,and the Company makes no representation as to the ownership or holder of such interest(s).(out of the George L.Short Survey,A-228). a. All leases,grants,exceptions or reservations Of coal,lignite,on,gas and other minerals,together with all rights,privileges,and immunities relating thereto,appearing in the Public Records whether listed in Schedule B or not. There may be leases,grants,exceptions or reservations of mineral interest that are not listed. FM 565 P00076351.001 CRE-2023-0636 2-15 a� Site Description (Continued) o. Lease interest in and to all coal,lignite,oil,gas and other minerals,and all rights incident thereto,contained in instruments recorded in Volume 186,Pages 363 and 365,Volume 187,Page 639,Volume 193,Page 394, Volume 490,Pages 683,687,691 and 699,Volume 491,Page 1,Volume 534,Pages 263,266,269,629,632, 635,638,641,644 and 647,Volume 536,Pages 79,90,93,96,99,138,489,492,495 and 499,Volume 537, Pages 39,442 616,619 and 661 Volume 538,Pages 315 and 345 Volume 540.Page 109,Volume 542,Page 567,Volume 543,Page 634,Volume 550,Page 242,Volume 551,Page 67,all of the Deed Records of Chambers Counts,Texas,and in Volume 88 60,Pages 257,260,263,166,269,272,275,278,281,and 284, Volume 89 73,Page 249,Volume 89 81,Page I M,Volume 89 92,Pages 255,397,40_5 and 568,Volume 89 84,Page 519,Volume 89 85,Page 99,Volume 89 90,Page 456,Volume 89 91,Pages 245,247,249,251,253, 25,5 25 r7 2�9 261,2263 265 2�7 26 r9 271,2273 275 277 2�9 281,283 and 285 Volume 89 98.Pages 540 and 546,Volume 90 101,Page 536,Volume 90 106,Page 679,Volume 91 146,Page 539,Volume 91 1.53,pages 566,568,570,572 and 574,Volume 91 158,Page 131,Volume 91 162,Page 307 and Volume 92 178,Page 593 ,all of the OHicial Public Records of Chambers County,Texas,any ratifications or renewals thereof,any oil or gas units designated under the terms thereof,and/or the rights of all parties thereto and thereunder, including but not limited to those leases recorded in.Titles to said leases have not been investigated subsequent to the dates thereof. p. Terms,conditions and provisions contained in surface application on-site wastewater treatment system,as disclosed by Affidavit to the Public,dated May 19,2010 filed for record under Chambers County Clerk's File No.55637 in Volume(10)1197,page 495(2010055637);Clerk's File No.54756,in Volume(10)1192,page 177(2010054756);Clerk's File No 53708,in Volume(10)1185,page 237(2010053708)and restated and amended under Clerk's File No.2011 70382,in Volume 1302,page 480(2 011 0 703 81);and County Clerk's File So.537(19,in Volume(10)1185,page 239(2010053709). q. Annual Maintenance Charge and Charge for Special Assessments,secured by a vendor's Gen and superior title in favor of Ameriport Owner's Association,Inc.,as set forth in restrictions recorded in Volume(08) 1083.Page 621(1008040657)of the Official Public Records of Chambers Counts,Texas.Said Gen subordinate to any mortgage to secure purchase money and/or construction liens. r. AN leases,grants,exceptions or reservations of coal,lignite,oil,gas and other minerals,together with an rights,privileges,and immunities relating thereto,appearing in the Public Records whether listed in Schedule B or not. There may be leases,grants,exceptions or reservations of mineral interest that are not listed. s. Ali leases,grants,exceptions or reservations of the geothermal energy and associated resources below the surface of the Land,together with all rights,privileges,and immunities relating thereto,appearing in the Public Records whether listed in Schedule B or not.There may be leases,grants,exceptions or reservations of the geothermal energy and associated resources below the surface of the Land that are not listed. t. Covenants,conditions,restrictions,easements,assessments and liens created by instrument(s)recorded in/under Volume(08)1083,Page 621,Real Property Records,Chambers Counts,Texas. The above document contains the following language with respect to the subordination of assessments and hens contained therein to other liens encumbering subject property: "The liens described in this Article and the superior title herein reserved shall be deemed subordinate to any Mortgage to secure the repayment of a loan made to an Owner for the purpose of acquiring a Parcel and/or constructing improvements thereon, and any renewal, extension, rearrangements, or refinancing thereof..." Note 1: If document does not include subordination information,a subordination must be acquired or Paragraph 2 of the T-17 Endorsement and Paragraphs 3a and 3e of the T-19 Endorsement will be deleted. Note 2: If the lien to be insured is other than stated above as subordinate to assessments,a subordination must be acquired or Paragraph 2 of the T-17 Endorsement and Paragraphs 3a and 3e of the T-19 Endorsement will be deleted. This appraisal assumes that there are no other adverse easements present. If questions arise, further research is advised. Soils A detailed soils analysis was not available for review. Based on the development of the subject, it appears the soils are stable and suitable for the existing improvements. Hazardous Waste We have not conducted an independent investigation to determine the presence or absence of toxins on the subject property. If questions arise, the reader is strongly cautioned to seek qualified professional assistance in this matter. Please see the Assumptions and Limiting Conditions for a full disclaimer. Zoning The subject property is unincorporated and therefore has no municipal zoning, but it is situated in the Extraterritorial Jurisdiction (ETJ) of the City of Baytown, which means it is slated for future annexation. Albeit it is not incorporated at this time and therefore not subject to municipal zoning ordinance. FM 565-P00076351.001 -CRE-2023-0636 2-16 Site Description (Continued) Ameriport Industrial Park CC&Rs The subject property is part of the Ameriport Industrial Park and subject to Covenants, Conditions, and Restrictions (CC&Rs) associated with this development. Thus, while the subject is not subject to municipal zoning requirements, it is subject to these deed restrictions. Uses are dictated by two zones; however, the zone map is not legible in the recorded CC&Rs. Thus, the subject could be situated in either zone. 2.2 Development Zones. Declarant,in its discretion,but subject to Applicable Law, has designated portions of the Property as located within one of the following two zones: (a) Zone A: Industrial&Flex (b) Zone B: Manufacturing 2.4 Zone Uses. (a) Zone A (Industrial & Flex) shall be devoted to office, warehousing, laboratories, and assembly industries. The tertn Flex shall mean alternative uses of an industrial facility such as service center, research and development uses, light manufacturing, lab, tech and/or showroom uses. (b) Zone B (Manufacturing) shall be devoted to heavy industrial facilities or manufacturing,as well as any uses permitted in Zone A. Both of the two zones are centered around industrial use, they differ in essentially heavy and or lighter type uses. Additionally, the CC&Rs permit relating convenience uses as follows: (c) All Zones shalt permit limited retail and commercial uses. such as restaurants,convenience stores,medical offices and other services required by those working on the Property and their business invitees. (d) All Zones shall permit railroad use as cstahlished from time to time by the Declarant or with the consent of the ARC. Additional development requirements are identified within the CC&R's that are not denoted here as the subject is vacant land. However, any new development would be required to adhere to these deed restrictions with regard to development requirements. Site Rating Overall, the subject site is considered average as a land site in terms of its location, exposure and access to employment, education and shopping centers, based on its location along a major arterial. Site Conclusion In conclusion, the site's physical characteristics appear to be supportive of the subject's current use and there were no significant detriments discovered that would inhibit development in accordance with its highest and best use. FM 565-P00076351.001 -CRE-2023-0636 E 2-17 TxDot Client Survey EXHIBIT " A '' PAGE 6 OF 6 R. A. PORTER SURVEY ABSTRACT NO. 205 CITY OF BAYTOWN CHAMBERS COUNTY, TEXAS EXISTING R.B.W. STATE OF TEXAS F y VOLUME 0. 1R4 PAGE 441 LL-J. U.P.R.�.C.r. PROPOSED CALLED PART BO ACRES (R.O.W. WIDTH VARIES) CENTERLINE FILED: 44RCH 2, 1990 737+0D 735+OD 20' UTILITY EASEMENT TO CITY OF BAYTOWN INSTRUMENT NO. 00113044 0•P•R•C.C.T. P00076351.001 CALLED 1.Z418 ACRES FILED: JUNE 7, 2016 FOUND 5,18" IRON ROO FOUND 5/B" MITH CAP STAMPED IRON ROO BEARS "WINRRBSE" BEARS EXISTING R.U.W. N 42'47'21" W 0.49' L 3 N 42'39'59" W 0.27' --------------- ---- CV -----s_— -- —a_------ N=13,855,807.68~— — _-- L5---- E=3,271,693.51 P.O. B. PARCEL - _ STA. 734.57.3D rrr P00076351 . 001 60.00' LT. -,--, — rr PROPOSED R.O.W. �:�`— N-13,855.733.52 rr E-3.271.022.73 OWNER". 30' MAGNOLIA PIPE r STA. 735*99.95 THE CITY OF LINE COMPANY EASEMENT , F r 60.00' LT. VOLUME 178, PAGE 29 r BAYTOWN, TEXAS 0•R.C•C•T• rrrr J VOLUME 1580, PAGE 106 FILED: DULY 5, 1956 rrrr PORTION OF BLOCK I AND r r RESTRICTED RESERVE "C" 0.P. R.C. C_T. VOLUME Z41, PAGE 505 r r r AMERIPORT SECTION 9 CALLED 0.2582 ACRES D.R.C.C.T. rrr MINOR PLAT FILED: JULY 1 , 2015 FILED: SEPTEMBER 21, 1962 rrrr INSTRUMENT NO. 2019-138650 r r r P.R.C.C.T. r rrrr rr CALLED 29.9086 ACRES FILED: JANUARY 2, 2014 C1 FOUND 5/6" IRON rrrrr rr r� OImER: rr ROD WITH CAP rr r rrr rr AMERIPORT BUILDING 13, LLC r 1DESTROYEO Irfrrr rr rrf i INSTRUMEN7 NO. 2021-m4096 P.O.C. PARCEL rrrr r� rr r oD 10. .C.T. P00076351.001 rrr' rf,rr �` CALLED 10.951 ACRES r• r { FILED: FEBRUARY 10, 2021 FOUND 5/6" IRON rrrr rrrrrr R06 WITH CAP rrrr rr r 7 STAMPED "wINDROSE' r r rrrr rr 1 UNITED GAS PIPE rr rrrr rrr rr ! LINE COMPANY EASEMENT r r VOLUME 308, PAGE 465 rr rrrrr` rrrr 7r D.R.C.C.T. r r r FILED: nUGUST 11, 1969 rrrr rr rr BLOCK 1 f r r r r r r RESTRICTED RESERVE 116' ! rrr rrrr rrr rr AMERIPORT 5ECTION 9 f1 r r r l r r MINOR PLAT rr rrrr rr rr INSTRUMENT NO. Z019-138650 } r rrr r r✓ r P.R.C.C.T. { rr rrr rrr�rrr CALLED 10.'9587 ACRES / LINE TABLE FILED. JANUARY 2, 2019 ' rrrr LINE BEARING DISTANCE rrrr rf� rr r r� L1 N 44'03'57" W 87.69' 12 N 44'03'57" IN 20.02' 1-3 N 43'35'07" E 103.15' L4 5 4Z'39'59" E 20.04' GRAPHIC SCALE 1-5 5 43-35'O7" IN 109.66 50' 0 25' 50' CURVE TABLE CURVE I RADIUS I DELTA ANGLE I CHORD BEARING CHORD LENGTH ARC LENGTH 1 = 50' C1 3,410.0D' 01'A1'07"iLT. N 4651-07" E 1 100.30" 1 100.30' *IDENOTES A CALCULATED AREA 07/21/2023 2D23 PARCEL PLAT SHOWING NUMBER PARCEL P00076351 . 001 PARCEL P00076351 . 001 ACRES SQUARE FEET Texas FEDERAL AID MJECT N0. SIATE DISTRICT NO.ACQUISITION 0.0412 2,058 Department N/A Fh+l �J �J 20 SCALE FILE R.0.IN.-C.5.J110. COUNTY PARENT AREA 0.2582 *11,247 -fTransportatron 1 = 50' 102401083200076351.091-PG06 1024-01-083 CHAMBERS REMAINDER AREA LT. 00.2110 *9,189 FM 565-P00076351.001 -CRE-2023-0636 2-18 Plat 8172,.i."""'••—-��—z'T .:__.r_._., �� .u.i.,ee�•I eNw,.�.+«r.wi LPa�wh�..ew w�l« 'e '�w �r.+'��..O1�w-°I��'.w ""..�.rr � ��.l 'M rrpp�`TmeeE.nf TWx�11egC,�Wr�i �Mlp�tl l�R0.+�ena.�RM N� f ��ry �^� �.f �F Z �LMtlIl64�fL tr nw,a,•,cnwr w 7nr.,n,m tM as � f� b.,=1•y�y+J' � ��' ~r p�jc�,d .. _ M,.Q'�•� -����m,Q�Fw5B[IR �} Ii 1�,i•rn• n,NHrI„[aNNNr9e•a�m�..,�d�1R-reM eYo-.w i...•.. .. r ar T' ��"wvWW p•°ia..IX-sN`l:e='iz4.5m.�.,:ir°l„1w.'r � �� a ud.w.�,.Ju..u.x e.wrad,=PFTe,aM m,Ny,.�•w„�.,.d r�.` r r1 � 5 Y1i7C1 P iw,o,flol b f•f!� R � � f � r �CE H0.0011]L,� nAsx A4 �� u s. ",:•,ul ti»T..wm,.,�°'�.�.....a M,• �5 1 J} rr aecs. o.woo-x+ee [ d.s on"E a iw..r N PRPaTtl .tl1°ry:�r - 1 1 !V - /ryy I 573.7S KO.CK V' ' Ie1 m,1YnNTlq 7 W mo.s Nai J L,ii•x•-1 L,:SnWn LJ I:I ll llO�lS�T>� 1 E 1 Jf _ '- r Rl57RICTID nlaenv!"rr" � I urW�� (IKs7171i0 w,c n m 9kl��r*wT.Vb+pw. .n6wb.5ei:i_..<✓+r.oe,l,Es.r / � ld+ ,RAGI KA6 CRFF rvx�iolrFiav�.e 1 1 vo•.u+r en a.��N,W m�i:.-_.,m��„�...,,.area FNnaR 1 wN,.. np•.arrpvH`�.�sea.ri,.e a"+ ,",..IT.yr.av .. =pll�,i h 4' f' .�'ee4�°'x°� n f y 1 rya W dL L beo�T IboE Wa Y v�N.M aa++�9 a INI C,Nnh Pfu IIMIPL LLc i� NRgy W eLef.xR TIwO} r S 0 f T.xu.nwLw.a.�In RIeB d L"16'13'Id' FEL-0,5V ,g rllll Tlnef RY p$r f+ L C�(� �a�`YaT G6Cl.H0.SEIT IdFNI O f f a-m.-meeE .mm'xe`o°;,o+eP ars.m' ir.jrt Jl } ; 51 L GGLF.Re �I.' e w. .vic xiLLccae. it rr+ Rm,ao,a ff d &.Qdf Q t�� e .�l i�io-�xavix r r 2 j f REmm7m ROOM 1 ! OQDW ACRE5/*77,769 BS \ m'rt[xl.0 yy ff f I . RESC.1 Psn rcmuaKRec] `" a°°' ss',Rcs 7a981AC sc 8 1 J v nmr r r � f Yeur 9 1 ® I! ��,td • e,ws l,T M mq u 7 + + 11 1 °°rn cRa Raae• f %152 AG 4 j 1 ,unlc.(rm5. a RESnneR5M-I ILu.�A• L. SP� 'aR"�•uP• Y 1 ! w !`r tf 11 heIFAPoHT 2EUKH a �rpjrer�mwiW P�..R �yW �• ��` y � 4��ti� r f 4' $' 1 Sl FL h u L.GGF.XIT Y23391 Illfff uWBfle uu�.MT�NnO.1oP[ c' f•- 1q ��' i & ui,�ia"". I rsrr.Nz ebm:n o�}/f'` FT— `� f r 1 � 111 I *A full version of the plat is included in the addenda. FM 565-P00076351.001 -CRE-2023-0636 �� 2-19 25FT i C i r 1 f 1 i f � r , � r i i r - I 1 ` 1 111 ' I \`bf r— 20dFT1 - 1 �1 jxbOX Imagery 02024Azrbus,CNESIAirbu Flood Map FM-565 P00076351.001 c� e� Chambers County, T C +/- CULTIVVE N F ♦ `� A O O M G• 4 FM 5651 FM 565 FM 565 ��f O FM 56 FM 565 `1 £- 0 200 400 600 800 ® Comparison ® Existing Utility Acquisition O Whole Properp 100 Year 500 Year Flaodway ■ Special ■ UnmappeN N, T..t Easement Floodplaln Floodplain Included Colt�QFIQS The information contained herein was ohtalned from ces deemed to be reliahle. P: (817)550-6666 www.CultivateRE.Net 110 S.Walnut Street • Swnaid servicesmakeacc ra rannesprguarantee as to the completeness or accuracy thereof. FM 565-P00076351.001 -CRE-2023-0636 �' 2-21 Site Plan Map * r Porgy INDUSTRIAL PART[ cDlliers.comlhouston 0vIEW ONLINE - " ■ ■ - ■ PARK FEATURES •835 Acre Master Planned,deed Restricted induslriak Park .''' „ ■ • •dual Rail Service with Union Pacific and BNSF Railway •Integrated Rail Services Provided by Rail Logix AmleriPart.LLC + t' •Foreign Trade Zane(FT2)Designation.No.171 ! -Up to 150 Acres Available for Build-to-Suit � a � •Among the Lowest Operating Expenses in the Region Regional Detenlion System-1001%Nei Acreage t _ _ I •Fiber,Natural Gas,and 35 KV Electric Service On-Site ri •Close Proximity to Barbaurs Cut and Bayport Container 4 *■14 ;`�� ti„ Terminals •High Capacily Natural Gas Pipeline Access f •Heavy Raul Access to I-10 and Barge Terminals r o •Industrial Water Supply Available trom Coastal Water Authority f , � •Located in Pro-business Chambers County(Saylown, �., Tx} ! n � •Uldities provided by Chambers County Improvements "� District 3i2 t J RiDbcrl L.Aiinger,CCIM,LEER AP,51OR 4 Ser.or Vice President +1 713 830 2167 mhert.alingerramlliers_a r ? ! r Walk■r Barnett,SIDR Principal&Director A 713 830 2127 walker.harmt0cotliers.com *Site Plan for the Comparable Tract I'M 565—P00076351.001 —CRE-2023-0636 2-22 Taxes Current Taxation & Assessment Description The total assessment for the subject property for the tax year 2023 is $9,290 or $0.83 PSF. The subject of this appraisal is owned by a government entity. Based on the parcel being part of a public municipal property, a full exemption is in place in the amount of $9,290. Therefore, no taxes are owed. ASSESSMENT & TAXES (2023) ASSESSOR PARCEL# LAND IMPROVEMENTS TOTAL EXEMPTIONS TAXABLE BASE TAX 54897 $9,290 $0 $9,290 $9,290 $0 $0 TOTAL BASE TAX $/TOTAL LAND AREA / $ TOTAL $0 Source: Chambers County Appraisal District The assessed value appear to be very low when compared to our concluded value herein. There could be several reasons why tax assessments are not always compared to market value: ■ Time lag: Tax assessments are often based on data from previous years, while market values are constantly changing. As a result, tax assessments may not accurately reflect current market values. ■ Assessment methods: Tax assessments may use different valuation methods than those used in determining market value. For example, tax assessors often estimate the value of a property based on factors like size, condition, and location, while market value may be influenced by supply and demand dynamics and recent transactions. • Mass appraisal approach: Tax assessments are typically conducted on a large scale, assessing multiple properties in a jurisdiction. This mass appraisal approach may not factor in the unique characteristics and market conditions of individual properties or neighborhoods. ■ Legal restrictions: In some jurisdictions, there may be legal restrictions on how tax assessments are conducted or updated, which may limit their ability to accurately reflect market value. It's important to note that in some cases, tax assessments may still be used as a reference point to estimate market value, but they are not always compared directly due to the aforementioned factors. FM 565-P00076351.001 -CRE-2023-0636 2-23 Form ROW-A-5(Rev.08/2011) PROPERTY VALUATION SUMMARY Whole: 0 Part to be Acquired: ❑ Remainder After:❑ HIGHEST AND BEST USE ANALYSIS: See Page 3.1 VALUATION APPROACHES Please see Page 3.4 CostApproach......................................................................................... N/A Sales Comparison Approach(Land)................ .. $35,428 ............................................. Sales Comparison Approach(Improved).......................................................... N/A IncomeApproach........................................................................ ............ N/A Reconciliation of Approaches to Value............................................................ S35,428 Contributory Value of Improvements Itemized Total Contributory Value of Improvements Land Value: 11,247 SF ,&_ $3.15 /SF= $35,428 ReconciledFinal Value............................................................................................................................ $35,428 Each approach developed follows this page and is sequenced as shown below._ Land Value, Cost Approach, Sales Comparison Approach, Income Approach, pg.3.6 pg.3.21 pg.3.22 pg.3.23 FM 565-P00076351.001 -CRE-2023-0636 �' 3-0 Highest & Best Use-Whole Property The theory of highest and best use is fundamental to the concept of value. Highest and best use analysis identifies the most profitable, competitive use to which the property can be put. The highest and best use of a property is based on the competitive forces within the market and submarket and provides the foundation for a detailed investigation of the competitive position of the subject property in the minds of market participants. Highest and best use may be defined as: "The reasonably probable and legal use of vacant land or an improved property that is physically possible, appropriately supported, and financially feasible and that results in the highest value." The four criteria the highest and best use must meet are 1) legally permissible, 2) physically possible, 3) financially feasible and 4) maximally productive. In arriving at the estimate of highest and best use, the subject was analyzed as vacant and as improved as of the date of value. In each of the previous sections of the report including the Market Analysis, Site Description, Improvement Description, Real Estate Taxes and Zoning we have identified factors that influence value. These factors shape our conclusions for the Highest and Best Use as Vacant and As Improved. This section develops the highest and best use of the subject property As-Vacant and As Improved. As Vacant Analysis In this section the highest and best use of the subject as vacant is concluded after taking into consideration financial feasibility, maximal productivity, marketability, legal, and physical factors. Legally Permissible Private restrictions, zoning, building codes, historic district controls, and environmental regulations are considered, if applicable to the subject site. The legal factors influencing the highest and best use of the subject site are primarily government regulations such as zoning ordinances. However, we point out that the subject tract is located within the County and not within a municipality that has zoning ordinance. Thus, it is unincorporated and therefore has no zoning restrictions. Albeit we reiterate that the Comparable Tract must adhere to the Covenants, Conditions, and Restrictions set forth in the CC&R's that are recorded for the Ameriport Industrial Park. Physically Possible The test of what is physically possible for the subject site considers physical and locational characteristics that influence its highest and best use. In terms of physical features, the Comparison Tract totals 11.2092- acres (488,274 SF), it is irregular in shape and has a level to sloping topography. The site has average exposure and average overall access. We reiterate that all of the Comparable Tract lies in the 100-year floodplain and/or floodway. However, as previously stated we recognize some mitigating factors that still encourage the development of the Comparable site even with its known flood encumbrance. Regional detention of stormwater refers to the practice of constructing reservoirs or detention ponds in a specific region to capture and temporarily store excessive stormwater runoff. Regional detention of stormwater helps mitigate development in the floodplain by reducing the amount of water entering flood- prone areas during heavy rainfall events and minimizing the risk of flooding. FM 565-P00076351.001 -CRE-2023-0636 3-1 Highest & Best Use-Whole Property (Continued) Here's how the process works: ■ Collection and Diversion: Stormwater runoff is collected from developed areas through an interconnected drainage system, including ditches, pipes, and culverts. This helps divert and channel the water away from vulnerable floodplain regions. ■ Storage in Detention Ponds: The collected stormwater is then directed to regional detention ponds specifically designed to store and retain large volumes of water temporarily. These ponds are typically constructed in areas outside the floodplain, allowing them to safely detain excessive stormwater during heavy rains. ■ Controlled Release: Once the storm event subsides, the water stored in the detention ponds is slowly released back into the natural drainage system or allowed to percolate into the ground. By releasing the water gradually, it reduces the risk of overwhelming downstream infrastructure and helps prevent flooding in the floodplain areas. There are no other physical limitations that would prohibit development of any of the by-right uses on the site. Financial Feasibility Baytown, Texas is known for its vibrant and thriving industrial market. Located on the Gulf Coast, the city benefits from its strategic location, abundant natural resources, and a well-established infrastructure, making it a preferred destination for various industries. The general industrial market in Baytown is diverse and encompasses a wide range of sectors, including petrochemicals, manufacturing, oil and gas, and logistics. One of the main drivers of the industrial market in Baytown is the petrochemical industry. The city is home to numerous petrochemical facilities belonging to major companies such as ExxonMobil, Chevron Phillips Chemical, and Covestro. These facilities produce a wide array of chemicals and materials used in various sectors, including plastics, automotive, construction, and healthcare. The presence of these companies has attracted related industries, creating a robust supply chain in the area. The manufacturing sector in Baytown is also thriving, with companies engaged in the production of a diverse range of products. These include machinery, metal products, fabricated materials, food and beverages, and consumer goods. The city's proximity to major transportation hubs, such as the Port of Houston and Houston Intercontinental Airport, provides convenient access to national and international markets, making Baytown an attractive location for manufacturers. In addition to petrochemicals and manufacturing, the oil and gas industry plays a significant role in Baytown's industrial market. The city is situated near the heart of the U.S. oil and gas industry, with numerous refineries and offshore drilling operations in the vicinity. This proximity allows for efficient transportation of crude oil and refined products, contributing to the economic growth of the region. Furthermore, the discovery of shale gas reserves in Texas has led to an increase in natural gas-related activities, including processing plants and pipelines. The logistics sector in Baytown complements the industrial market by providing efficient transportation and distribution services. The city's location on major highways and proximity to major ports and airports enables the seamless movement of goods and materials, adding value to businesses operating in the area. FM 565-P00076351.001 -CRE-2023-0636 3-2 Highest & Best Use-Whole Property (Continued) Baytown is strategically positioned to serve as a distribution hub for regional and national markets, attracting logistics providers and facilitating the growth of e-commerce and retail sectors. Overall, the general industrial market in Baytown, Texas is vibrant, diverse, and constantly expanding. The city's strategic location, abundance of natural resources, well-developed infrastructure, and access to national and international markets create favorable conditions for businesses to thrive. The Comparable Tract is situated in amongst all of the aforementioned in a conglomerate of multiple business parks and therefore we believe the potential for industrial use is prudent and financially feasible given the macro and micro economic environment in the immediate vicinity. Maximum Productivity There is only one use that creates value and at the same time conforms to the requirements of the first three tests. Financial feasibility, maximal productivity, marketability, legal, and physical factors physical factors have been considered and the highest and best use for the Comparison Tract as-vacant is concluded to be industrial use. Since the subject property is small in size, there does not appear to be any reasonably probable use of the subject tract that would generate a higher residual land value than assembling the tract for industrial use with the Comparison Tract. Accordingly, it is our opinion that assemblage for industrial use, developed to normal market density level permitted by zoning is the maximally productive use of subject property. As Improved Analysis The subject is being appraised as vacant land and therefore the Highest and Best Use as improved is not warranted. Most Probable Buyer Based on the property type, it is our opinion that the most probable buyer for the subject would be an owner-user or local developer. FM 565-P00076351.001 -CRE-2023-0636 3-3 Appraisal Methodology In our research, we considered the applicability of all approaches to value. Since the highest and best use of the subject property is for continued use of the existing improvements, all three approaches to value are utilized in this appraisal. In traditional valuation theory, the three approaches to estimating the value of an asset are the cost approach, sales comparison approach, and income capitalization approach. Each approach assumes valuation of the property at the property's highest and best use. From the indications of these analyses, an opinion of value is reached based upon expertjudgment within the outline of the appraisal process. Site Valuation Considering the subject property's primary improvements are not affected by the proposed acquisition, we appraise this property as if it were vacant. As such, the inclusion to estimate the vacant land value is deemed appropriate. Therefore, a valuation of the subject site has been provided herein. Cost Approach The cost approach considers the cost to replace the proposed improvements, less accrued depreciation, plus the market value of the land. The cost approach is based on the understanding that market participants relate value to cost. The value of the property is derived by adding the estimated value of the land to the current cost of constructing a reproduction or replacement for the improvements and then subtracting the amount of depreciation in the structure from all causes. Profit for coordination by the entrepreneur is included in the value indication. Characteristics specific to the subject property do not warrant that this valuation technique is developed. Based on the preceding information, the Cost Approach will not be presented. Sales Comparison Approach The sales comparison approach estimates value based on what other purchasers and sellers in the market have agreed to as price for comparable properties. This approach is based upon the principle of substitution, which states that the limits of prices, rents, and rates tend to be set by the prevailing prices, rents, and rates of equally desirable substitutes. In conducting the sales comparison approach, we gather data on reasonably substitutable properties and make adjustments for transactional and property characteristics. The resulting adjusted prices lead to an estimate of the price one might expect to realize upon sale of the property. Characteristics specific to the subject property do not warrant that this valuation technique be developed. Based on this reasoning, the Improved Sales Comparison Approach is not presented within this appraisal. Income Capitalization Approach The income capitalization approach simulates the reasoning of an investor who views the cash flows that would result from the anticipated revenue and expense on a property throughout its lifetime. The net income developed in our analysis is the balance of potential income remaining after vacancy and collection loss, and operating expenses. This net income is then capitalized at an appropriate rate to derive an estimate of value or discounted by an appropriate yield rate over a typical projection period in a discounted cash flow analysis. Thus, two key steps are involved: (1) estimating the net income applicable to the subject and (2) choosing appropriate capitalization rates and discount rates. The appropriate rates are ones that will FM 565-P00076351.001 -CRE-2023-0636 E 3-4 Appraisal Methodology (Continued) provide both a return on the investment and a return of the investment over the life of the particular property. The subject property type is not typically analyzed on an income basis by buyers and sellers, reducing the applicability of this valuation technique. Therefore, the Income Approach is not developed. Correlation and Conclusion Based on the agreed upon scope with the client, the subject's specific characteristics and the interest appraised, this appraisal developed the Land Sales Comparison Approach. FM 565-P00076351.001 -CRE-2023-0636 3-5 Form ROW-A-5(Rev.08/2011) SALES COMPARISON APPROACH Whole: Part to be Acquired: Remamdu Afle,0 Land, I X Improved: VALUATION GRID Re r sentatice Comparable Sales Subject Comp-No.1 Coinp.No.2 Co -No.3 Comp-No.4 Comp-No.5 Co -No.6 Ca -Na.7 Co -No.9 Gr®rtor PPIP lliniK,LILC William N_tinnegat�, '1 IIS Cedar Port K-rdlr Morean Helen K McGnih Ilennic],W—ey ASMA Venturea,I3C [brides W_Caldnell and 1V,Martha Finnegan Pnrinrss,1.P. i)ebhie K.Caldtcell Bcncstamo,Ninry Fiuncgan Corbcv,and I"Fatuity C—P—_ I.1 C Grsmee 13 — 1X Ince;tnr, Mnnt Belvieu Capital. 'I oaaf Cnllnida,hw. Spector Derelnpmenl 1303 Nrochingmn Sir—. Adnnr llnldhiga,I.I.0 Iar—r.C'orlisle,I.I.0 CP iIkX I3a}tocrn,I.LC i.P Ii.0 G—r.LLC LLC D-of Sale 917/2022 7I2S12021 7115i2021 2112P2021 10,'lWZ022 7l25f2022 1128i2021 UnitPdce $127 $3.08 $4,75 $2.36 K 19 $3.37 $4.38 5351 ItAU ve L—i— Between Cotton Lake 11249 410,Bu[—. lemmius oCDendtt 631 PM 565,Bul0.aun. 1,119311-10,Baylonn, 11327 hatch—ille Rd, 5199 PM 3180 Rd, 6610'Ihumpaon Rd, R—d and]W-31M 0.42 '1'X 77523 Lane_13sytrn 'I X CX 77529 1'X 77523 13ayrmvn,'1'X 77521 13aytci 'I'X 77523 13avtown,'CX 17521 mile North of their Split, 77523 ➢aytonn,IX77523 Sale Transaction Adjustments Firranu rag Cash tm Seller Similar Similar Similar Similar Similar Similar Similar Similar 0% 0% 0% Conditions of Sale Auras Length Similar Smidar Similar Smlilaa S-it. Similar Similar Sun lar 0% 0% 0% Market Conditions Increasing Inferior Inferior Inferior Inferior Inferior Inferior Infrior inferior 3%a-iiall) 4,16% 7.50% 7,60% 0,63% 8,96% 3.99% 4?2% 8,98% Adjusted Unit Value .3 41 F .3 31 F 5 ,2 IT SF V 3R F .3 s0 F 4 5XISF S3 93eSF Physical Adjustments i.ocalu, Southeast Side of FM- Similar Similar Superior Similar Inferior lnfedor Similar Similar 565,Baytown.TX (10% I 10% 51A Size(Acres) 11,2092 acres 32.3146 acres 24.8464 cores 22.3001 acres 155320 acres 125710 acres 9,2470 acres 7,1340 cores 6,0I00 acres 499,274 SF 1,407,624 SF I,DX2,909 SF 971,992 SF 676,574 SF 547,593 SF 402,799 SF 310.757 SF 261,796 SF Shape Generally Ria-gular Similar Sirmilar sft ilar Sirmihu Shnilar Similar Sitnilar Similar Frc,rLng&Acccss Average Sunilar SimW. Suuilm Similar Sunila.r Similar Similar S-dim Utililicg All Available Similar Similar Similar Similar Similar 1nfCrior Similar Similar 10% Topography Level Similar Similar Similar Similar Similar Similar Similar Similar Flood Plaun Zane ALE Superior Superior Superior Superior Superior Superior Superior Superior 100%F1cadEnc_ (10%) (10%) (10% (5% (10% (10% (10% (10%) Zmningiuse NIA Similar Sirmilar Similar Similar Similar Similar Similar Similar Uuimeo crated Easements Multiple Pipes Superior Superior Superior Superior Superior Superior Superior Superior Adverse Effect (5%) (5%) (5%) (5%) (5%) (5%) (5 ) (5%) Net Af,94nenl Indicated Unit Value 52.9019F 52.8119F $3.831SF $2.13/5F $2.261SF 83.501SF $3.89/SF $3.261SF Estimated Unit Value: $3.15/SF For the explanation of Adjustments with Reconciliation, please see the following pages. FM 565-P00076351.001 -CRE-2023-0636 �' 3-6 a� Form ROW-A-5S (Rev 11/11) Page 1 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 1 Improved Sale: N/A Rental Data N/A 3r Grantor/Lessor: PPIP Trinity,LLC Grantee/Lessee: Baytown TX Investor,LP Date: 9/7/2022 Lat/Long: 29.779217,-94.860784 Recording Information: 2022-186077 Zip Code: 77523 Address: Between Cotton Lake Road and FM-3180;0.42-mule North of their Split,Baytown,Chambers County,TX Legal Description: 32.3146 acres situated in the Benjamin Winfree Survey, Abstract No.28,Chambers County,Texas. Confirmed Price: $4,600,000 Verified with: Zachary Taylor,Colliers International, Terms and Conditions of Sale: Cash to seller/Arm's Length (713)830-2193 Rental Data: NIA Land Size: 323146 acres 1,407,624 sf Unit Price as Vacant: $142,351/ac $3.27/sf Type Street: Dual Minor Arterials Utilities: All Available Improvement Description: N/A Improvement(s) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Vacant Land Highest&Best Use: industrial use Date of Inspection: January 26,2024 Zoning: N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level and at about 35'above sea level with no 100-year flood encumbrance. Water is provided by CC Water Works and sewer is provided by the Gulf Coast Authority. This property has one pipeline that travels across the property,but does not appear to affect the usability of the site. This property was purchased as an investment for speculative industrial development and the developer intends to pre-lease or Iease upon completion. This property is within the Trinity Business Park. Appraiser: M.Colt Jones,MAI, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 3-7 Form Row-A-5S (Rev 11/11) Page 2 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway. FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 2 Improved Sale: N/A Rental Data: N/A 141 William N.Finnegan, IV,Martha Finnegan Benestante,Mary Finnegan Corbett,and HMF Grantor/Lessor: Family Company, LLC Grantee/Lessee: Mont Belvieu Capital,LLC Date: 7/28/2021 Lat/Long: 29.82376,-94.885457 Recording Information: 2021-170709 Zip Code: 77523 Address: 11249 I-10,Baytown,Chambers County,TX Legal Description. 24.9464 acres situated in the Chambers County School Land Survey No,3,Abstract No.321,Chambers County, Texas. Confirmed Price: $3,329,636 Verified with: Ryan Sweeney, Streetwise Land,(713)773- Terms and Conditions of Sale: Cash to seller/Arm's Length 5514 Rental Data: NIA Land Size: 24.8464 acres 1,082,309 sf Unit Price as Vacant: $134,009/ac $3.08/sf Type Street: Freeway Frontage Road Utilities: All Available Irnprovement Description: N/A Improvement(s) Size: NIA (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design. N/A Current Use: Industrial Distribution Highest&Best Use: Industrial use Date of Inspection: January 26,2024 Zoning: N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at 35'above sea level with no 100-year floodplain encurnbrance. It has frontage along IH-10 and access to the City of Mont Belvieu utilities. The property is crossed by one pipeline that does not appear to afFect the usability of the property.This property was purchased for the speculative development of an industrial distribution center. Appraiser: M.Colt Jones,MAI, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-8 Form ROW-A-5S (Rev 11/11) Page 3 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 3 Improved Sale: N/A Rental Data: N/A rJ _ r i i Grantor/LeSSOr: TGS Cedar Port Partners,UP, Grantee/Lessee: Tosaf Colloids,Inc. Date: 7/15/2021 Lai/Long: 29.721819,-94.891896 Recording information: 2021-1 7022 5 Zip Code: 77523 Address: Terminus of Dewitt Lane,Baytown,Chambers County,TX Legal Description: 22.3001 acres situated in the John Steele Survey, Abstract No.227,Chambers County,Texas. Confirmed Price: $4,614,112 Verified with: Joel Michael, NAT Partners,(713)985-4619 Terms and Conditions of Sale: Cash to seller/Ares Length Rental Data: N/A Land Size: 22.3001 acres 971,392 sf Unit Price as Vacant: $206,910/ac $4.75/sf Type Street: Collector Cut-De-Sac Utilities: All Available Improvement Description: N/A Improvements) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Industrial Distribution Highest&Best Use: Industrial use Date of Inspection. January 26,2024 Zoning. N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at about 30'above sea level with no 100-year flood encumbrance. The property has access to water from Baytown Area Water Authority and access to sewer from the Gulf Coast Authority. This property has access to rail spur and it is situated within the Cedar Port Industrial Park. This property was purchased for the construction of an industrial distribution center operated by Tosaf Colloids, Inc.(owner-user). Appraiser: M.Colt Jones,MA1, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-9 a� Form ROW-A-5S (Rev 11/11) Page 4 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 4 Improved Sale: N/A Rental Data: N/A r At (►yLsfl Wa q w � �1Itm L14 flIIM '`yjJ I tk � �•HIr N 7 Grantor/Lessor: Kenneth Moreau Grantee/Lessee: Spectra Development Group,LLC Date: 11/10/2023 Lat/Long: 29.775752,-94.906452 Recording Information: 2023-198556 Zip Code: 77523 Address: 631 FM 565,Baytown,Chambers County,TX Legal Description: 15.5320 acres situated in the Christian Smith League,Abstract No.22,Chambers County, Texas.Deed of conveyance states 16.8305 Acres,but TxDOT survey used on this project states 15.532 Acres,which is what is used. Confirmed Price: $1,600,000 Verifed with: Christy Buck,Infinity Real Estate Group, Terms and Conditions of Sale: Cash to seller/Arm's Length (832)264-8934 Rental Data: NIA Land Size: 15.5320 acres 676,574 sf Unit Price as Vacant: $103,013/ac $2.36/sf Type Street: Major Arterial Utilities: All Available hnprovement Description: N/A ltnprovement(s) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Vacant Land Highest&Best Use: Industrial use Date of Inspection: January 26,2024 Zoning: N/A Flood Plain: Zone AE,Zone X(Shaded),Zone X(Unshaded Attach additional information as necessary. This property is level to sloping ranging from 15' to 20' above sea level with approximately 29% 100-year flood encumbrance. It is bisected by one pipeline that does not affect the overall usability of the property.It is currently covered with heavy native foliage. It has frontage along FM-565 and has potential access from the terminus of Lincoln Cedar Drive. Water is provided by Baytown Area Water Authority and sewer is provided by Gulf Coast Authority. This property was purchased as an investment. Appraiser: M.Colt Jones,MAI, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-10 Form ROW-A-5S (Rev]l/ll) Page 5 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 5 Improved Sale: N/A Rental Data. N/A AR Grantor/LeSSOr: Helen K.McGinty Grantee/Lessee: BCB Washington Street,LLC Date: 2/12/2021 Lai/Long: 29.829691,-94.825306 Recording information: 202 1-1 6423 7 Zip Code: 77523 Address: 14931 I-10,Baytown,Chambers County,TX Legal Description: 12.571 acres situated in the F.C.Rector Survey,Abstract No.210,Chambers County,Texas. Confirmed Price: $1,200,000 Verified with: Katie Elsbury, Sotheby's international, Terms and Conditions of Sale: Cash to seller/Arm's Length (281)546-3672 Rental Data: N/A Land Size: 12.5710 acres 547,593 sf Unit Price as Vacant: $95,458/ac $2.19/sf Type Street: Freeway Frontage Road Utilities: All Available hnprovement Description: N/A Improvements) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Industrial Office/Truck Operation Highest&Best Use: Industrial use Date of Inspection. January 26,2024 Zoning. N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at 35' above sea level with no 100-year flood encumbrance. This property has frontage along IH-10. It has access to water and sewer from Aqua, Texas according to the listing agent. This property was purchased for the development of an industrial office/truck operation related to the oil and gas industry. Appraiser: M.Colt Jones,MAI, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 3-11 Form ROW-A-5S (Rev 11/11) Page 6 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land:Sale: 6 Improved Sale: N/A Rental Data: N/A r, PINK Grantor/LeSSOr: Dennis McMurrey Grantee/Lessee: Adnar Holdings,LLC Date: 10/10/2022 Lai/Long: 29.880165,-94.926515 Recording information: 2022-1 87 1 73 Zip Code: 77521 Address: 11327 Hatcherville Rd,Baytown,Chambers County,TX Legal Description: Being Lots 5 and 6 of the Hatcherville Homesteads,a subdivision in Chambers County,Texas, Confirmed Price: $1,358,297 Verified with: Kimberly Stephens,Re/Max 5 Star Realty, Terms and Conditions of Sale: Cash to seller/Arm's Length (833)223-2653 Rental Data: N/A Land Size: 9.2470 acres 402,799 sf Unit Price as Vacant: $146,891/ac $3.37/sf Type Street: Collector Utilities: Electric hnprovement Description: N/A Improvements) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Vacant Land Highest&Best Use: Industrial use Date of Inspection. January 26,2024 Zoning. N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at 40' above sea level with no 100-year floodplain encumbrance. It has one pipeline along the rear boundary line that does not affect the usability of the property. Electric only is available. No water or sewer access. Thus, a well and septic would be required for vertical development. This property was purchased as an investment. The buyer has also assembled multiple adjoining parcels too. Appraiser: M.Colt Jones,MA1, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-12 Form ROW-A-5S (Rev 11/11) Page 7 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ: 1024-01-083 Land Sale: 7 Improved Sale: N/A Rental Data: N/A Grantor/LeSSOr: ASMA Ventures,LLC Grantee/Lessee: Harrison Carlisle, LLC Date: 7/25/2022 Lai/Long: 29.775313,-94.859582 Recording information: 2022-1 8480 7 Zip Code: 77523 Address: 5499 FM 3180 Rd,Baytown,Chambers County,TX Legal Description: All of Restricted Reserve"B",of FM 2354 at FM 3180 Minor Plat,A Subdivision in Chambers County,Texas. Confirmed Price: $1,360,000 Verified with: Adrian Combs, Combs Commercial Terms and Conditions of Sale: Cash to seller/Ares Length Investment Properties,(281)573-4567 Rental Data: N/A Land Size: 7.1340 acres 310,757 sf Unit Price as Vacant: $190,636/ac $4.38/sf Type Street: Dual Minor Arterials Utilities: All Available hnprovement Description: WA Improvements) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design: N/A Current Use: Industrial Laydown Yard Highest&Best Use: Industrial use Date of Inspection. January 26,2024 Zoning. N/A Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at 35' above sea level with no 100-year floodplain encumbrance. The property has frontage on both Cotton Lake Road and FM- 3180. Water is provided by CC Water Works,Inc. and sewer is provided by the Gulf Coast Authority. This property was purchased for use as a lay down yard for material storage and has since been improved with gravel paving and outdoor lighting. Appraiser: M.Colt Jones,MAI, SRA,R/W-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-13 corm ROW-A-5S (Rev 11/11) Page 8 of 8 COMPARABLE DATA SUPPLEMENT District: Beaumont Parcel No.: P00076351.001 Highway: FM-565 County: Chambers ROW CSJ 1024-01-083 Land Sale: 8 Improved Sale: N/A Rental Data N/A i _ o , Grantor[Lessor: Charles W. Caldwell and Debbie K.Caldwell Grantee/Lessee CP TRX Baytown,LLC Date: 1/28/2021 Lat/Long: 29.793532,-95.029977 Recording Information: 2021-60831 Zip Code: 77521 Address: 6610 Thompson Rd,Baytown,Harris County,TX Legal Description: Lot 1,Block 1,of Terex Minor Replat Elena Fruit and Cotton Farms Unit D,City of Baytown,Harris County,Texas. Confirmed Price: $920,000 Verified with: Cary Stephens,Re/Max East,(713)455-2222 Terms and Conditions of Sale: Cash to seller/Arm's Length Rental Data: N/A Land Size: 6.0100 acres 261,796 sf Unit Price as Vacant: $153,078/ac $3.51/sf Type Street: Minor Arterial Utilities: All Available Improvement Description. N/A Improvement(s) Size: N/A (GBA) N/A (NRA) Unit Price as Improved: N/A Condition and Functional Design:N/A Current Use: Industrial Manufacturing Highest&Best Use: Industrial use Date of inspection: January 26,2024 Zoning: Li Flood Plain: Zone X(Unshaded) Attach additional information as necessary. This property is level at 30' above sea level with no 100-year flood encumbrance. This property has access to water and sewer through Baytown Area Water Authority. bays on the market were unknown. This property was purchased for development of an industrial manufacturing use. Appraiser: M.Colt Jones,MAI, SRA,RAW-AC February 23,2024 (Typed,not signed) Date FM 565-P00076351.001 -CRE-2023-0636 �' 3-14 Land Valuation-Whole Property Land Sales Location Map DUSTIN OAKS 4 146 Blackjack Lane Equestrian 99 Old River-WinfrE 1942 146 1942 FAIRACRES Mont Belvieu Mont Belvieu Baytown Soccer Complex19 City Park gg H-E-B * ` + i 1 EASTPOINT chair _-- PINEHURST HIGHLAND CEDAR BAYOU 146 565 Coady FARMS ESTATES 330 BAYTOWN 565 VILLAGE 1405 J1 Rwj Airpark-54tj ROLLINGBROOK 146 town Center __ McCollum Park Ilk, MORRELL PARK 99 Beach City Baytown MILKY DALE EAST BAYIOWN 4 99 PELLY 10 Roseland Park lip Go -gle 146 99 Cedar Port Industrial Parko Map data©2024Google COMPARABLE LABEL ADDRESS MILES FROM SUBJECT COMPARABLE 1 1 Between Cotton Lake Road and FM-3180;0.42-mile North of their Split,Baytown,TX,77523 1.9 COMPARABLE 2 2 11249 1-10,Baytown,TX,77523 3.1 COMPARABLE 3 3 Terminus of Dewitt Lane,Baytown,M 77523 4.0 COMPARABLE 4 4 631 FM 565,Baytown,TX,77523 0.9 COMPARABLE 5 5 14931 1-10,Baytown,TX,77523 5.3 COMPARABLE 6 6 11327 Hatcherville Rd,Baytown,TX,77521 7.2 COMPARABLE 7 7 5499 FM 3180 Rd,Baytown,TX,77523 2.0 COMPARABLE 8 8 6610 Thompson Rd,Baytown,TX,77521 8.3 *Note that Push Pin No. 1 is located under Push Pin No. 7 due to their close proximity. FM 565-P00076351.001 -CRE-2023-0636 3-15 Land Valuation-Whole Property (Continued) This section values the subject site by comparing it with substitute land sales within the local market area or in competitive areas throughout the region. Land value is influenced by a number of factors; most notably development and use potential. These factors, as well as others, are factored in the following analysis. The subject property is combined with the adjoining comparison tract as discussed throughout this report. We have estimated the market value of the underlying land at its highest and best use as vacant via the sales comparison approach. The sales comparison approach is based on the premise that the buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the sales comparison approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed, and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to account for differences when compared to the subject property. • The value indication of each comparable sale is analyzed, and the data reconciled for a final indication of value via the sales comparison approach. Comparable Selection A thorough search was made for similar land sales in the area. The parameters of the survey were highest and best use, zoning, proximity to the subject, size, and date of sale. In selecting comparables, emphasis was placed on confirming recent sales of sites that are similar to the subject property in terms of location and physical characteristics. Overall, the sales used represent the best comparables available for this analysis. Unit of Comparison The most relevant unit of comparison for competing land is the $/SF. All of the comparable sales presented in this section were reported on this basis. Adjustments Adjustments to the comparable sales were considered and made when warranted for expenditures after purchase, property rights transferred, conditions of sale, financing terms, and market conditions. 1. Property Rights - All of the sales comparables were fee simple sales reflecting the property rights appraised herein per the agreed upon scope of work. 2. Financing - The sales all reflected typical cash equivalent, lender-financed transactions and no adjustments were required for financing terms. 3. Sale Conditions - None of the comparables required a condition of sale adjustment, as all were confirmed to be arm's length transactions. 4. Expenditures After Sale - Expenses that the buyer incurs after purchase (demolition, cleanup costs, etc.). No adjustments are warranted based on review of the land sales. 5. Market Conditions (Time) - Based on the analysis performed, which includes research and interpretation of value trends of the comparable land sales presented herein, a market conditions FM 565-P00076351.001 -CRE-2023-0636 3-16 Land Valuation-Whole Property (Continued) adjustment of 3% annually reflecting the relatively consistent appreciation that occurred between the oldest comparable sale date up through the effective date of this report.We also consult the data in the following table in addition to the market condition research presented previously in this report. MARKET • • DERIVATION Source Delta Consumer Price Index December 2023 All Items Index 3.40% Turner Construction Cost Index 3rd Qtr. 2023(2022 3rd Qtr.Vs. 2023 3rd Qtr.) 3.64% TAMU Real Estate Center Rural Land Prices Gulf Coast-Brazos Bottom Q3 2023 1.14% TAMU Real Estate Center Rural Land Prices Houston LIMA 28 YE 2022 4.97% TAR Marketviewer Chambers County Median Housing Price YE 2023 (0.70%) Costar Retail Analytics Chambers County/Baytown Submarket Rent Change YOY 3.50% Costar Industrial Analytics East-SE Far Submarket Rent Change YOY 5.90% Quantitative Adjustment Process Quantitative percentage adjustments are also made for location and physical characteristics such as size, location quality, access, exposure, as well as other applicable elements of comparison. Quantitative adjustments are often developed as dollar or percentage amounts, while qualitative adjustments are simply expressed through relative comparison (i.e. significantly inferior). Quantitative adjustments are more applicable when the quality and quantity of data allows paired sales or statistical analysis. Market participants can often identify superior or inferior characteristics when comparing properties. Without paired sales or statistical information, applying quantitative adjustments to reflect the differences is often problematic or subjective. Given the availability of data and imperfect nature of the real estate market, participants most often rely on relative or qualitative comparisons. Blended Adjustments Relative Comparisons Pre-Assigned Quantitative Adjustment Slight Adjustment 5% Moderate Adjustment 10% Fair Adjustment 15% Significant Adjustment 20% Large Adjustment 25%plus Land Sales Adjustment Discussion The comparable land sales indicate an overall unadjusted value range from $2.19/SF to $4.75/SF, and average of $3.36/SF. After adjustments, the comparables indicate a narrower range for the subject site between $2.13/SF and $3.89/SF with an average of $3.07/SF. The adjustment process is described below. Land Sale 1 ($2.90/SF Adjusted) —This property is level and at about 35' above sea level with no 100-year flood encumbrance. Water is provided by CC Water Works and sewer is provided by the Gulf Coast Authority. This property has one pipeline that travels across the property, but does not appear to affect the usability of the site. This property was purchased as an investment for speculative industrial development and the developer intends to pre-lease or lease upon completion. This property is within the Trinity Business Park. FM 565-P00076351.001 -CRE-2023-0636 3-17 Land Valuation-Whole Property (Continued) This comparable requires a negative adjustment for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale 2 ($2.81/SF Adjusted) —This property is level at 35' above sea level with no 100-year floodplain encumbrance. It has frontage along IH-10 and access to the City of Mont Belvieu utilities. The property is crossed by one pipeline that does not appear to affect the usability of the property. This property was purchased for the speculative development of an industrial distribution center. This comparable requires a negative adjustment for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale 3 ($3.83/SF Adjusted) —This property is level at about 30' above sea level with no 100-year flood encumbrance. The property has access to water from Baytown Area Water Authority and access to sewer from the Gulf Coast Authority. This property has access to rail spur and it is situated within the Cedar Port Industrial Park. This property was purchased for the construction of an industrial distribution center operated by Tosaf Colloids, Inc. (owner-user). This comparable requires a negative location adjustment for its superior location within Cedar Port Industrial Park. Also, a negative adjustment is applied for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale 4 ($2.13/SF Adjusted) —This property is level to sloping ranging from 15' to 20' above sea level with approximately 29% 100-year flood encumbrance. It is bisected by one pipeline that does not affect the overall usability of the property. It is currently covered with heavy native foliage. It has frontage along FM- 565 and has potential access from the terminus of Lincoln Cedar Drive. Water is provided by Baytown Area Water Authority and sewer is provided by Gulf Coast Authority. This property was purchased as an investment. This comparable requires a lighter negative adjustment since it lacks as much flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale S ($2.26/SF Adjusted) —This property is level at 35' above sea level with no 100-year flood encumbrance. This property has frontage along IH-10. It has access to water and sewer from Aqua, Texas according to the listing agent. This property was purchased for the development of an industrial office/truck operation related to the oil and gas industry. This comparable requires an upward location adjustment for its inferior location further east away from Baytown along the IH-10 Corridor. Also, a negative adjustment is applied for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. FM 565-P00076351.001 -CRE-2023-0636 3-18 Land Valuation-Whole Property Land Sale 6 ($3.50/SF Adjusted) —This property is level at 40' above sea level with no 100-year floodplain encumbrance. It has one pipeline along the rear boundary line that does not affect the usability of the property. Electric only is available. No water or sewer access. Thus, a well and septic would be required for vertical development. This property was purchased as an investment. The buyer has also assembled multiple adjoining parcels too. This comparable requires an upward location adjustment for its inferior location further north of Mont Belvieu on the fringe of the industrial development. Also, a negative adjustment is applied for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale 7 ($3.89/SF Adjusted) —This property is level at 35' above sea level with no 100-year floodplain encumbrance. The property has frontage on both Cotton Lake Road and FM-3180. Water is provided by CC Water Works, Inc. and sewer is provided by the Gulf Coast Authority. This property was purchased for use as a lay down yard for material storage and has since been improved with gravel paving and outdoor lighting. This comparable requires a negative adjustment for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. Land Sale 8 ($3.26/SF Adjusted) —This property is level at 30' above sea level with no 100-year flood encumbrance. This property has access to water and sewer through Baytown Area Water Authority. Days on the market were unknown. This property was purchased for development of an industrial manufacturing use. This comparable requires a negative adjustment for its lack of any flood encumbrance similar to that of the subject. In addition, it does not have any known easement encumbrances similar to that of the subject and therefore a downward adjustment is applied. FM 565-P00076351.001 -CRE-2023-0636 3-19 Land Valuation-Whole Property (Continued) Land Value Conclusion The comparables indicate a unit value, based on a general bracketing analysis, between $2.13/SF and $3.89/SF. Based on the subject's overall locational and physical features, a unit value conclusion of $3.15/SF is supported. Note that the least weight is placed on Sale No. 4, even though it is within close proximity to the subject and along FM-565, it could have been influenced by the subject project as it is the lowest sale in our dataset (no indication could be specifically confirmed). Most weight was placed on those sales that were least adjusted. The following table summarizes the comparable land sales analysis and applies the unit value conclusion to the site area to provide an indication of the as-vacant land value. LAND SALES COMPARISON APPROACH CONCLUSION (SF) TRANSACTION ADJUSTMENT PRICE TRANSACTIONAL' ADJUSTED PROPERTY FINAL 1 $3.27 4% $3.41 (15%) $2.90 2 $3.08 7% $3.31 (15%) $2.81 3 $4.75 8% $5.11 (25%) $3.83 4 $2.36 1% $2.37 (10%) $2.13 5 $2.19 9% $2.38 (5%) $2.26 6 $3.37 4% $3.50 0% $3.50 7 $4.38 5% $4.58 (15%) $3.89 8 $3.51 9% $3.83 (15%) $3.26 NIGH $4.75 9% $5.7 7 0% $3.89 AVG $3.36 6% $3.56 (73%) $3.01 MED $3.32 6% $3A6 (75%) $3.08 LOW $2.79 7% $2.37 (25%) $2.13 SUBJECT SF $/SF VALUE Total Land Area 11,247 x $3.15 = $35,428 INDICATED VALUE (ROUNDED TO NEAREST $1) $3.15 $35,428 'Cumulative 2Additive FM 565-P00076351.001 -CRE-2023-0636 3-20 Form ROW-A-S(Rev.08/11) COST APPROACH Whole: ❑p Part to be Acquired: ❑ Remainder After: ❑ Estimated Replacement/Reproduction Cost Improvement Number of Units S per unit Cost New <Depreciation> Value $ Contributory Value of the Buildings $ Accessory Improvements 9� $ Contributory Value of the Accessory Improvements $ Site Improvements $ $ Contributory Value of the Sile Improvements Contributory Value of all Improvements $ Land Value $ Estimated Value by Cost Approach $ YIA The subject is being appraised as land. As such, the Cost Approach, is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 3-21 Form ROW-A-5 (Rev.08/11) SALES COMPARISON APPROACH Whole: Part to be Acquired: Remainder After: Land: improved: VALUATION GRID Re resentative Comparable Sales Subject Comp.No.I Comp.No.2 Comp.No.3 Comp. No.4 Grantor Grantee Date of Sale Unit Price Relative Location Sale Transaction Adjustments Financing Conditions of Sale Market Conditions Adjusted Unit Value Physic I Adjustments Location Size(NRA) Quality Condition/Age Exposure Access Parking Ratio Land:Bldg Ratio Net Adjustment Indicated Unit Value Estimated Unit Valuc: N/A Estimated Value by Sales Comparison Approach N/A Explanation of Adjustments with Reconciliation(Attach Comparable Data Supplement and Map;use separate page,numbered accordingly,as necessary.) The subject is being appraised as land. As such, the Sales Comparison Approach —As Improved, is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 3-22 Form ROW-A-5(Rev.08/11) INCOME APPROACH Whole: Part to be Acquired: ❑ Remainder After: ❑ Rental Revenue $ $ Reimbursements $ Potential Gross Income $ Vacancy $ Effective Gross Income ................................................................................. $ Expenses: Taxes..................................... $ Insurance............................... $ $ CAM..................................... $ Management........................... $ Reserves................................. $ $ TotalExpenses ........................................ .. .. .. .. .. .. .. ......................................... $ NetOperating Income .............................................. .. .. .. ............................................... $ Income Capitalized @ ................................................. $ Plus: Value of Excess Land (if any) ................................................. $ Estimated Value by Income Approach ............................................. $ N/A The subject is being appraised as land. Typically speaking, land is not purchased based on an anticipated income stream. Thus, the Income Approach is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 3-23 Reconciliation of Value Conclusions-Whole Property The process of reconciliation involves the analysis of each approach to value. The quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. Based on the agreed upon scope with the client, the subject's specific characteristics and the interest appraised, this appraisal developed Land Sales Comparison Approach. Reconciliation is the process of analyzing the relevance of the indicated values, resulting in a final value estimate. The subject is being appraised as land. Therefore, only the sales comparison approach for land is applicable. RECONCILIATION OF VALUES VALUATION SCENARIOS AS IS - THE WHOLE Interest Fee Simple Estate Date January 26, 2024 LAND CONCLUSION $35,428 $/SF Total Land Area $3.15 FINALrLUE CONCLUSION FINAL VALUE CONCLUSION $35,428 $/SF Total Land Area $3.15 FM 565-P00076351.001 -CRE-2023-0636 3-24 Form ROW-A-S(Rev.08/11) PART TO BE ACQUIRED Highest and Best Use:Due to the shape and size of the partial acquisition, its use is limited to use in conjunction with the subject whole property.Because of this,the highest and best use of the partial acquisition,as vacant,is for use in conjunction with the subject whole properly. Contributory- Value of Improvements (Itemized) $ Total Contributory Value of Improvements $ Parcel P00076351.001 2,058 SF @ I $3.15 /SF= $ 6,483 Total Land $ 6,483 TOTAL VALUE AS A UNIT REMAINDER BEFORE THE ACQUISITION Contributory Value of Improvements (Itemized) $ Total Contributory Value of Improvements $ Fee 9,189 SF(_& I $3.15 /SF= $ 28,945 Total Land $ 28,945 TOTAL VALUE AS A UNIT $ 28,945 FM 565-P00076351.001 -CRE-2023-0636 �' 4-0 Part to be Acquired and Remainder Before Part To Be Acquired The part to be acquired may be valued in two different manners in Texas. If the part to be acquired can be considered an individual economic entity, then it is valued as a separate parcel. Thus, this may require that all three approaches to value and possibly, a whole new set of market data be considered, which would be more comparable to the part acquired, than just the reuse of the market data utilized in the whole property valuation. On the other hand, if the part acquired cannot be considered an individual economic entity, then its value contribution to the entire parcel is used. In this case, the value of the part to be acquired would not be independent and the part to be acquired represents the prorated value from the whole property. Partial Acquisition Description The size of the part acquired is based upon survey maps provided by the client.Again, we note that the City of Baytown, Texas owns a twenty-foot utility easement along the frontage of the subject property. Therefore, the City of Baytown. Texas owns 100% of the rights within the proposed acquisition. Thus, the acquisition consists of a fee simple acquisition, the impact of which is discussed in the Highest and Best Use of the Remainder After property. While smaller than the whole site, there is no market evidence that would suggest a unit value of a parcel smaller than the whole subject and in the configuration of the acquisition could command a higher unit value than its contribution to the whole. Due to the size and shape of the partial acquisition, the parcel would not stand alone as a separate economic unit. Thus, it would have the same unit value as the whole property. Therefore, its highest and best use is to serve as part of the whole site. In an email exchange with Kimberly Patterson, Right-of-Way Coordinator with the City of Baytown, the officials with the City of Baytown do not anticipate the proposed acquisition will affect the function or parking at the lift station or the existing water line that is in-place near the proposed acquisition area. Nor will any of the functionality be lost at the lift station and the associated sanitary sewer lines traveling in and out of the lift station. The exhibit below was provided by Ms. Patterson showing the concrete driveway is approximately 50 feet from the existing pavement on FM-565. 1. " Approx 50ft from end of driveway to edge of trss ,, existing pavement. 7 1414 c � FM 565-P00076351.001 CRE-2023-0636 4-1 Part to be Acquired and Remainder Before (Continued) The survey map and legal description of the part to be acquired are presented in the addenda of this report. An aerial of the proposed acquisition is presented below. Fn - y 6s6 • 'a. r �~ FM F'F �'� �_`c..�:-r..•ti��ai� _^1I�T�'�1���.�.+.i.c3JE..L.'+�:.tisari'��rf-� -:.eL�. `�7 Highest & Best Use — Part To Be Acquired Highest and best use may be defined as the reasonably probable and legal use of vacant land or an improved property that is physically possible, appropriately supported, and financially feasible and that results in the highest value. The four tests, applied in order, to develop adequate support for an opinion of highest and best use are legal permissibility, physical possibility, financial feasibility and maximum productivity. In this case, the Part to be Acquired is the whole property, and the highest and best use of the whole property is for assemblage; therefore, the highest and best use of the Part to be Acquired is for assemblage. As-Vacant Analysis — Part to be Acquired Due to its limited size, the area of the partial acquisition would likely not stand alone as a separate economic unit. The partial acquisition's use is essentially limited to use in conjunction with the subject whole property. As such, the highest and best use of the partial acquisition, as vacant, is for use in conjunction with the subject whole property. As-Improved Analysis — Part to be Acquired The highest and best use of the partial acquisition, as improved, is the same as the subject whole property. FM 565-P00076351.001 -CRE-2023-0636 E 4-2 Part to be Acquired and Remainder Before Reconciliation — Part to be Acquired The part to be acquired was valued as an integral component of the whole property. The value is based on its pro-rata contribution to the whole. As previously mentioned, the per-unit values for the land and improvements was previously calculated in the whole property valuation section of this appraisal and are applied in the valuation of the part to be acquired as follows. PART ACQUIRED Land 2,058 SF @ $3.15 /SF = $6,483 TOTAL $6,483 Remainder Before In order to determine the value of the remainder before the proposed acquisition, we have subtracted the value of the part taken from the whole property value. The remainder before value is calculated as follows: REMAINDER O. Whole Property $35,428 Less: Part Taken ($6,483) Value of Remainder Before Taking $28,945 FM 565-P00076351.001 -CRE-2023-0636 4-3 Form ROW-A-5(Rev.08/11) PROPERTY VALUATION SUMMARY Whole: ❑ Part to be Acquired: ❑ Remainder After:0 HIGHEST AND BEST USE ANALYSIS: See Page 5.2 VALUATION APPROACHES Please see Page 5.2 CostApproach.................................................................................... N/A Sales Comparison Approach(Land)........................................................... $28,945 Sales Comparison Approach(Improved)..................................................... N/A IncomeApproach................................................................................. N/A Reconciliation of Approaches to Value...................................................., S28,945 Contributory Value of Improvements (Itemized) 77 Total Contributory Value of Improvements Land Value: 9,189 SF SF @ $3.15 /SF= $28,945 ReconciledFinal Value............................................................................................................................ $28,945 Each broach developed follows this page and is sequenced as shown below.-- Land Value, Cost Approach, Sales Comparison Income Approach, Approach, pg.5.3 pg.3.4 pg.5.5 pg.5.6 FM 565-P00076351.001 -CRE-2023-0636 �' 5-0 Remainder After Valuation Remainder After Valuation The value of the remainder after the acquisition is an estimate of the market value taking into consideration the effect that the proposed easement or right-of-way will have on the remainder. This valuation is based upon a new site analysis, highest and best use analysis, as well as the consideration of the three approaches to value. Specific damages or benefits to the remainder are found by subtracting the value of the remainder after the acquisition from the value of the remainder before the acquisition. If positive, damages exist. Likewise, if the figure is negative, benefits are present (enhancement). The State of Texas through legislative prescription and case law provide some direction with regard to the estimation of damages specific to a remainder property. Property Description — Remainder After The size of the remainder property is calculated as the whole property less any fee simple acquisitions. Based on this calculation the remainder contains 0.2110 acres or 9,189 square feet. The remainder property will be very similar to the whole property before the acquisition, as illustrated below. After the acquisition, the remainder will be rectangular in shape, illustrated as follows. Aerial Overlay— Remainder After Fwi_W= FM 683 AINEDERt FM it1 J � Y A+ FM 565-P00076351.001 -CRE-2023-0636 5-1 Remainder After Valuation (Continued) Highest & Best Use — Remainder After Highest and best use may be defined as the reasonably probable and legal use of vacant land or an improved property that is physically possible, appropriately supported, and financially feasible and that results in the highest value. The four tests, applied in order, to develop adequate support for an opinion of highest and best use are legal permissibility, physical possibility, financial feasibility and maximum productivity. As-Vacant Analysis —Remainder After The highest and best use of the remainder after the acquisition is the same as that of the remainder with the part to be acquired. After the acquisition, the remainder will be like the whole property, except that it will be slightly smaller with 0.2110 acres or 9,189 square feet. The proposed acquisition does not impact the functional utility of the site. A schematic aerial overlay is identified below showing the footprint of the new roadway once constructed in the remainder after. It is noted that it appears the schematic map may be slightly south of the utility easement when compared to the TxDOT Survey. The schematic map shows the acquisition includes the concrete driveway. However, we do not believe this is the case. See extraordinary assumptions presented earlier in this report. 1 r 'ti - 1 f F �r� - r V Because there is no impact to the functional utility of the site, we conclude that the highest and best use of the remainder after the acquisition is the same as that of the whole property. No damages to the remainder result from the proposed acquisition. Valuation Methodology—Remainder After The remainder after property will have similar size, physical characteristics, and highest and best use as the subject whole property. As such, the valuation of the remainder after property uses the same fundamental data as the subject whole property valuation. The remainder after property is valued on the following pages. FM 565-P00076351.001 -CRE-2023-0636 5-2 Form ROW-A-5(Rev.08/11) SALES COMPARISON APPROACH Whole, Past to be Acquired: Remainder After:O Land: X Improved: VALUATION GRID Re re—Wive Com arable Sales Subect Com.No.1 Com.No.2 Comp.No.3 Com.No.4 Co..No.5 Com.No.6 Count.No.7 Com.No.8 Grantor PPR Trim(,,LLC William M Fin,oan, TC39 Qxlar PoA K-11,Momau Hdm X McGnly Dcamic AS'k� LLC CEO-W,Ciddwdl and [V,Martha Finnegan 11mmer,,IJ'_ Debbie K Caldwell Ilrrvvtaatc,Man. F—gua Corbet4 laid HMF Fumilp Cumpaag, A C Grantee Ba}'tnam TX hnnatm. Writ Felvien Capital, 7nsaf C.11oids,Ina. Spectra T)—h pment itCIl Washington Street. Adnar Holdings,I.1.0 Narri rri Cnrlisln I.I.0 CP 7RX naymvv,,,T.I.0 LP LLC (3mu,LLC LLC Dataof Salo 9M'022 M92021 WLS5 021 1111T2023 2(12/2021 1011(1'2022 7125/2n22 1f2812021 Unit Price $3.27 S3.08 $4.75 $2.36 52.19 $3.37 S4.3S $3.51 Relatiee L+x;auun Beuveert Cuttuu Lake 112491-10,Bauman Terminus of De it 631 FM 565,Baytown, 14931 1-10,Ball—r,, 113271latol—ille Rd, 5499 FM 31$0 Rd, 6610 Th-T—Rd, Road and FM-3190 0.42 '1'X 77523 Lana, ['X IN 77523 'fX 77523 llaytovnr'I 77521 13a n—t'I X 77523 Ilavro—,TX 77521 mile North of thew Split, 77523 13,)-k ri,TX 77523 Sale Transaction Adjustments Financing Cash to Seller Similar Similar Sutular Smadir Similar Simi-lar Siadlar, Similar Candition,of Sale Ann,1.engrlt Similar Similar Similar Similar Similar Similar Similar Similar Market Conditions lucreasing ]nferior Iiii lufirior Inferior Inferior Inferior Inferior Inferior 0%annuallO 4,16% 7.50% 7,60% Q63% 8,86% 3,89% 4,52% %99% Adjusted Unit Value .3 411SF .3 31 t F .5 1 F .2 371SF '2 39617 .3 501 F '4 58 F '3 93617 Physical Adjustments Location S.uth,ast Sid,of T'M-565, Similar Similar Superior Similar Inferior Inferior Similar Similar Ba7am— IX77523 (10%) 10% 51% Size(Acres) 11,1620 acres 32.3146 acres 24.8454 acres 223t701 acres 15,5320 acres 12.5710 acres 9,2470 acres 7,1340 acres 6.010C acres 496,216 SF 1,407,624 sf 1,082,309 sf 971.392,f 676,174 sf 547,5934 402,799 sf 310.757,f 261,7960 0% 0% 0% 0% 0% 0% 0%, 0% Shape Generally Rectangular Similar Similar Similar Similar Similar Similar Similar Similar FrontagclAccess Average Similar Similar Similar Similar Similar Sm il<ar Similar Similar Utilities All Available Similar Similar Similar Similar Similar Inferior Similar Similar Topography Level Simitu Similar Similar Similar Similar Similar Similar Similar Flood Plain lone AE Supenor Superior Superior Superior Superior Supertor Superior Superior (10%) (10%) (10%) 01/0 (10%) (1(m) (LO%) (10%) 7oninyrUse NIA Shnilnr Similar Similar Similar Similar Similar Similar Similar Easements Multiple Pipes Superior Superior Superior Superior Superior Superior Superior Superior Adverse F4l'ect (5%) (5%) (5%) (511.) (5% (5% (5%) (5%) Not.AdIpMantnt 15% (15%) (25%) 10%) 5%) 0% 1.5% (15%) Indicated Utrit Value $2.981SF $2.81lSF $3.83lSF $2.131SF $22b(SF $3 50(SF $3.89ISF $3.261SF Estimated Unit Value: S3.151SF The Remainder will have the same general locational and physical characteristics as existed in the Whole Property. The same land sales and adjustments applicable for the Whole Property are applicable for the remainder. For an explanation of Adjustments with Reconciliation, please see Section 3 for land sale adjustment discussion which is applicable for the remainder after. FM 565-P00076351.001 -CRE-2023-0636 �' 5-3 Form ROW-A-S(Rev.08/11) COST APPROACH Whole: ❑ Yarl[o be Acquired: ❑ remainder Alter: ❑+ Estimated Replacement/Reproduction Coat Improvement Number of Units 5 per unit Cost New <Depreciation> Value Contributory Value of the Buildings Accessory Improvements Contributory Value of the Accessory Improvements Site improvements Contributory Value of the Site Improvements Contributory Value of all Improvements Land Value Estimated Value by Cost Approach N/A Furnish sources of cost data and support for depreciation factors(physical,functional,and economic.Use separate page,numbered accordingly, as necessary.) The remainder is appraised as vacant land. As such, the Cost Approach is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 5-4 Form ROW-A-5(Rev.08/11) SALES COMPARISON APPROACH Whole: Part to be Acquired: Remainder After:0 Land: Improved: X VALUATION GRID Re resentative Comparable Sales Subject Comp.No.1 Comp.No.2 Comp. No.3 Comp. No.4 Grantor Cirantee Date of Sale Unit Price Relative Location Sale Transaction Adjustments Financing Conditions of Salo Market Conditions Adjusted Unit Value Physical Adjustments Location Size(NRA) Quality Condition/Age Exposure Access Parking Ratio Land.Bldg Ratio Net Adjustment Indicated Unit Value Estimated Unit Value: Estimated Value by Sales Comparison Approach N/A Explanation of Adjustments with Reconciliation(Attach Comparable Data Supplement and Map;use separate page,numbered accordingly,as necessary.) The remainder is appraised as vacant land. As such, the Sales Comparison Approach for improved property is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 5-5 Form ROW-A-5(Rev.08/11) INCOME APPROACH Whole: ❑ Part to be Acquired: ❑ Remainder After. 0 Rental Revenue $ S Reimbursements Potential Gross Income S Vacancy $ Effective Gross Income ............................................................... $ Expenses: Taxes..................................... $ $ Insurance............................... $ $ CAM-- --------- -- -- -- -- -- -- ----- $ $ Management........................... $ Reserves................................. $ $ TotalExpenses ....................................................................................................... $ NetOperating Income ....................................................................................................... S Income Capitalized @ ................................................. $ Plus: Value of Excess Land (if any) ............................................... $ Estimated Value by Income Approach .............................................. $ NIA Furnish supporting information/data,justification of gross income estimates,expenses,method of capitalization and capitalization rate(Attach Comparable Rental Data Supplement and Map.Use separate page,numbered accordingly,as necessary.) The remainder is appraised as vacant land. Vacant land is not typically bought based on an anticipated income stream. Thus, the Income Approach is not applicable. FM 565-P00076351.001 -CRE-2023-0636 �' 5-6 Reconciliation of Value Conclusions — Remainder After Reconciliation — Remainder After Property The Reconciliation of Value Conclusions is the final step in the appraisal process and involves the weighing of the individual valuation techniques in relationship to their substantiation by market data, and the reliability and applicability of each valuation technique to the subject property. Understanding the profiles of potential buyers and their typical reliance on each approach to value strongly influences the weighting process. The remainder is vacant land and as such, only the sales comparison approach is relevant and utilized. Presentation Of Value Conclusions The following table summarizes our final opinion of the remainder after value. The effective date of valuation concluded in this report is as of January 26, 2024. - RECONCILIATION - REMAINDER AFTER Sales Comparison (Land) $28,945 Sales Comparison (Improved) NIA Cost Approach NIA Income Approach NIA CONCLUSION $28,945 FM 565-P00076351.001 -CRE-2023-0636 5-7 Form ROW-A-5(Rev.08/11) EXPLANATION OF DAMAGES (if any): No damages were considered appropriate in this instance nor are there any currative costs. COMPENSATION SUMMARY WHOLE PROPERTY: The market value of the whole property is.......................................................................... $ 35,428 PART TO BE ACQUIRED: Considered as severed land,the fee simple title to the part being acquired for highway purposes(less oil,gas and sulphur and subject to existing easements, if any,which are not to be extinguished) is......................................................................................................... $ 6,483 REMAINING PROPERTY: The value of the remainder immediately before the taking is............................................ $ 28,945 Considering the uses to which the part taken is to be subjected to,the market value of the remainder immediately after theacquisition is................................................................................................................... $ 28,945 NET DAMAGES OR ENHANCEMENTS, if any.................................................................................................................. $0 ACCESS: The lack of any access denial or the material impairment of direct access on or off the remaining property affects the market value of the remaining property in the sum of... . ............ ......................................................................... $ 0 COSTTO CURE............................................................................................................................... $ 0 TOTAL COMPENSATION................................................................................................................................................... $ 6,483 FM 565-P00076351.001 -CRE-2023-0636 �' 6-0 Addenda (Continued) General Definitions5 Assessed value A value set on real estate and personal property by a government as a basis for levying taxes. (IAAO) The monetary amount for a property as officially entered on the assessment roll for purposes of computing the tax levy. Assessed values differ from the assessor's estimate of actual (market) value for three major reasons: fractional assessment ratios, partial exemptions, and decisions by assessing officials to override market value. The process of gathering and interpreting economic data to provide information that can be used by policymakers to formulate tax policy. (IAAO) Easement The right to use another's land for a stated purpose. Effective date The date to which an appraiser's analyses, opinions, and conclusions apply; also referred to as date of value. (USPAP, 2024 ed.) Fee simple estate Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. Floor area ratio (FAR) The relationship between the above-ground floor area of a building, as described by the zoning or building code, and the area of the plot on which it stands; in planning and zoning, often expressed as a decimal, e.g., a ratio of 2.0 indicates that the permissible floor area of a building is twice the total land area. Identified intangible assets (IIA) Intangible assets that can be quantified separately from the business as a whole and can be bought and sold, rented, or acquired through legal or contractual rights. Examples include patents, copyrights, licenses, formulas, franchises, and trademarks. Land-to-building ratio The proportion of land area to gross building area; one of the factors determining comparability of properties. Leased fee interest The ownership interest held by the lessor, which includes the right to receive the contract rent specified in the lease plus the reversionary right when the lease expires. Leasehold interest The right held by the lessee to use and occupy real estate for a stated term and under the conditions specified in the lease. Market rent The most probable rent that a property should bring in a competitive and open market under all conditions requisite to a fair lease transaction, the lessee and lessor each acting prudently and knowledgeably, and 5 The Dictionary of Real Estate Appraisal, Seventh Edition,Appraisal Institute, Chicago, Illinois, 2022 FM 565-P00076351.001 -CRE-2023-0636 1 Addenda (Continued) assuming the rent is not affected by undue stimulus. Implicit in this definition is the execution of a lease as of a specified date under conditions whereby: Lessee and lessor are typically motivated. Both parties are well informed or well advised, and acting in what they consider their best interests. Payment is made in terms of cash or in terms of financial arrangements comparable thereto; and The rent reflects specified terms and conditions typically found in that market, such as permitted uses, use restrictions, expense obligations, duration, concessions, rental adjustments and revaluations, renewal and purchase options, frequency of payments (annual, monthly, etc.), and tenant improvements (Tls). Marketing time An opinion of the amount of time to sell a property interest at the concluded market value or at a benchmark price during the period immediately after the effective date of an appraisal. Marketing time differs from exposure time, which precedes the effective date of an appraisal. (Advisory Opinion 7 and Advisory Opinion 35 of the Appraisal Standards Board of The Appraisal Foundation address the determination of reasonable exposure and marketing time.) Negative easement An easement preventing a property owner from certain, otherwise permitted, uses of the land, e.g., agreeing not to do something such as building a wall or fence blocking an adjoining property's view. Personal property Tangible or intangible objects that are considered personal, as opposed to real property. Examples of tangible personal property include furniture, vehicles,jewelry, collectibles, machinery and equipment, and computer hardware. Examples of intangible personal property include contracts, patents, licenses, computer software, and intellectual property. Any tangible or intangible article that is subject to ownership and classified as real property, including identifiable tangible objects that are considered by the general public as being "personal," such as furnishings, artwork, antiques, gems and jewelry, collectibles, machinery and equipment, and intangible property that is created and stored electronically such as plans for installation art, choreography, emails, or designs for digital tokens. (USPAP, 2024 ed.) Prospective value opinion A value opinion effective as of a specified future date. The term does not define a type of value. Instead, it identifies a value opinion as being effective at some specific future date. An opinion of value as of a prospective date is frequently sought in connection with projects that are proposed, under construction, or under conversion to a new use, or those that have not yet achieved sellout or a stabilized level of long-term occupancy. Rentable area For office or retail buildings, the tenant's pro rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to the areas below. The rentable area of a floor is computed by measuring to the inside finished surface of the dominant portion of the permanent building walls, excluding any major vertical penetrations of the floor. Alternatively, the amount of space on which the rent is based; calculated according to local practice. FM 565-P00076351.001 -CRE-2023-0636 E 2 Addenda (Continued) Restricted appraisal report A written report prepared under Standards Rule 2-2(b), 8-2(b), or 10-2(b) of the Uniform Standards of Professional Appraisal Practice (USPAP, 2024 ed.) Appraisal report The final communication, written or oral, of an appraisal or review transmitted to the client. Finality is evidenced by the presence of the valuer's signature in a written report or a statement of finality in an oral report. All communications to the client prior to the final communication must be conspicuously designated as such. (SVP, CPE) Any communication, written or oral, of an appraisal or appraisal review that is transmitted to the client upon completion of an assignment. (USPAP, 2024 ed.) Use value The value of a property based on a specific use, which may or may not be the property's highest and best use. If the specified use is the property's highest and best use, use value will be equivalent to market value. If the specified use is not the property's highest and best use, use value will be equivalent to the property's market value based on the hypothetical condition that the only possible use is the specified use. Usable area For office buildings, the actual occupiable area of a floor or an office space; computed by measuring from the finished surface of the office side of the corridor and other permanent walls, to the center of partitions that separate the office from adjoining usable areas, and to the inside finished surface of the dominant portion of the permanent outer building walls. Sometimes called net building area or net floor area. The area that is actually used by the tenants measured from the inside of the exterior walls to the inside of walls separating the space from hallways and common areas. Value "as is" The value of specific ownership rights to an identified parcel of real estate as of the effective date of the appraisal; relates to what physically exists and is legally permissible and excludes all assumptions concerning hypothetical market conditions or possible rezoning. FM 565-P00076351.001 -CRE-2023-0636 E 3 Addenda Addendum A Appraiser Qualifications FM 565-P00076351.001 -CRE-2023-0636 4 CULTI TE R E A L E S T A T E MAI, SRA, R/W-AC • Current Responsibilities Managing Partner H (817) 648-8944, Colt@CultivateRE.net Mr.Jones is a licensed real estate broker and appraiser and operates Cultivate Real Estate. Cultivate is a multifaceted full-service real estate brokerage, valuation,and consulting firm. Mr.Jones has been selling real estate since 2006 and has sold millions of dollars in volume throughout the years. In addition, Mr.Jones has completed thousands of commercial,farm and ranch,and residential appraisal assignments.Assignments have included valuations for eminent domain,litigation,federal acquisitions,capital market and banking transactions,private and corporate estate planning and filing,and asset management purposes.Additionally,Mr- ones has provided expert witness testimony on varying properly types around the State. Prior Employment In 2006,Mr.Jones was part of the Real Estate Station in Argyle,where he started his real estate sales career.After graduatingfrom North Texas,Mr.Jones took a position as an analyst with Integra Realty Resources-DFW. Major Achievements/Experience Integra Realty Resources-OFW was designed from the merger of Appraisal Data Services with Lambis Consulting in 1999.The firm later grew to own multiple IRR offices including Fort Worth,Dallas,Austin,Tulsa,and Oklahoma City.Mr- ones started with this company out of college as an analyst and worked his way up to becoming a Managing Director and minority interest holder in the business.While working for IRR Mr.Jones wasthe top producing appraiser in 2011,2012, 2013,and 2014.Mr.Jones also received the National Integra Excellence Award in 2012.During Mr.Jones'tenure at IRR-DFW he was afforded the opportunity to train with some of the best designated appraisers in the region. As an original member of the IRR-DFW team,Mr.Jones was acquired as part of the company in December of 201G by Jones Lang LaSalle(1EL).Mr.Jones served as a Senior Vice President in the Valuation and Advisory Services division. Atterthe merger with JLL,Mr.Jones decided it was time to move forward with creating his own company,which resulted in the creation of Cultivate Real Estate. While working for the national valuation firm Mr.Junes was the top producing appraiser in 2011,2012,2013,and 2014.Mr.Jones also received a National Excellence Award in 2012 from this firm. Specialty appraisals completed have included the valuations of marinas, wind farms, residential subdivisions, self-storage facilities, cattle/grazing ranches, bulk petroleum terminals, life science/biotech research and lab facilities, stigmas due to construction deficiencies,municipal code compliance cases,and municipal non-conforming use cases. Affiliations,Designations,and licenses Appraisal Institute,Designated Member(MAI)(SRA) Texas Certified General Real Estate Appraiser-TX-1380101-G International Right of Way Association GRWAI,Member Texas Real Estate Broker-0558042 American Society of Farm Managers&Rural Appraisers(ASEMRA),Member • Former Board of Directors,Weatherford Chamber of Commerce National Association of Realtors,Member Education University of North Texas,Denton,TX,2001 BBA,Major in Real Estate 113, s v o REALTOR Addenda (Continued) Certified General TALCB Real Estate Appraiser TEXAS APPRAISER LICENSING& CERTIFICATION BOARD Appraiser: Michael Colt Jones License #: TX 1380107 G License Expires: 11/30/2025 Having provided satisfactory evidence of the qualifications required by the Texas Appraiser Licensing and Certification Act, Occupations Code, Chapter 1103,authorization is granted to use this title: Certified General Real Estate Appraiser Chelsea Buchholtz For additional information or to file a complaint please contact TALCB commissioner at www.talcb.texas.gov. 111111 1 i, Appraisal Institute' Yr+:rcrc�r+rRnfs!'r~�eiding Nru!fslufr,SuruhnR# �ilirr4r�clC,��sts MAi Member it Ih i�..�ul:<JIIW�oJ ii -�iYd r.II��iidi.•iJ�iJa:be a�i�aknWp m to Nr'rx5 a[tl kMlallira d Ae Aprnlul]ule+c �0.Yus 11'y�,�(.Ihr tlreJ�I Givaur cl Ib:hgxopl IanMlr Ln argmu�{dv�,N a k•I�il.�.1dl.lr r5'hr M1nldml.mr IM. Cnpm4 Sal••k h-me��xTud n 6i�pµ d,..f5gwrdr SYLr FM 565 P00076351.001 CRE-2023-0636 6 ;r Addenda (Continued) Jilillki, Appraisal Institute& Prol6sfonals Providing Heal Estate Solutions This Certifies That ielead Colt Yofres, U,4J has been admitted to membership as an SRA Member i in the Appraisal Institute and is entitled to all the rights and privileges of membership subject only to the limiting conditions set forth from time to time in the Bylaws and Regulations of the Appraisal Institute. In Witness Whereof,the Board o€D¢ectors of the Appraisal Institute has authorized this certificate to be signed in its behalf by the president,and the Corporate Seal to be hereunto affixed J/onn'this 12th day of October 2017 l rsaidrnr The Intemational Right of Way Association R/W-AC ERTIFIED tµTEHNATIONgI ASSOCIATIetd Hereby certifies that Colt Jones, R/W-AC has successfully completed the exam,experience and course curriculum requirements forlhis certification demonstrating the aptitude to understand,communicate and perform within standards of the right of way profession as required by the Credentialing Committee for the discipline,and is authorized as Right of Way-Appraisal Certified Certified:010112n20 Recertification Due:07101,2025 2IL IRWA Sharon N.Sla,—hlte,SRNVA Trevsiternationel Presidant hair, ional BUILDING A RFMR WORLD Ed—tion Committee tOGEiNER. FM 565 P00076351.001 CRE-2023-0636 7 CULTI TE R E A L E S T A T E Mon- RWA. R/W-AC Analyst 11 (811) 556-6666, Sunny@CultivateKnet Current Responsibilities Sunny Starrett serves as an Analyst with Cultivate Real Estate. Mrs. Starrett's current responsibilities include performing valuation and consulting services on various property types working on commercial, residential, office. industrial,farm and ranch,and equestrian facilities for transaction and eminent domain assignments. Experience Prior to joining Cultivate Real Estate, Mrs. Starrett was an Analyst with ILL in the Fort Worth office. She has appraised numeious properties and property types- Additionally, Mrs.Starrett has earned the International Right of Way's specialized appraisal certification. Affiliations And Awards • International Right of Way Association • Appraiser Trainee in Texas,License#TX 1341361 Trainee Education • Bachelor of Science.Texas Christian University,2000 • Associate of Arts.Tarrant County CoIlege,1997 • Successfully completed numerous real estate related courses and seminars sponsored hythe Appraisal Institute and International Right of Way Association Addenda (Continued) Appraiser Trainee TjUCB TEXAS APPRAISER LICENSING& CERTIFICATION BOARD Trainee: Sunny G Starrett Authorization #: TX 1341361 Trainee Expires: 05/31/2025 Review the list of the above Trainee's Supervisors on the License Holder Search at www.taicb.texas.gov. Having provided satisfactory evidence of the qualifications required by the Texas Appraiser Licensing and Certification Act, Occupations Code, Chapter 1103,authorization is granted to use this title:Appraiser Trainee For additional information or to file a complaint please contact TALCB at Chelsea Suchholtz www.talcb.texas.gov. Commissioner FM 565-P00076351.001 -CRE-2023-0636 9 Addenda Addendum B Property Information and Project Survey FM 565-P00076351.001 -CRE-2023-0636 10 Addenda (Continued) Continuation of Schedule A GF No. 23160667-AGLC CO14iMTi MENT FOR TITLE L1 SURANCL T-7 ISSUED BY FIDELITY VA TIONAL TIME EYSUR NCE CO UPjLVY SCHEDULE A Effective Date: October 20,2023,08:00 am GF No.23160667-AGLC Conurntramt issued November 1,2023, 1_ The policy or policies to be issued are- a_ OWNER'S POLICY OF TITLE INSURANCE(Form T-1) (Not applicable for improved one-to-four family residential real estate) Policy Amount: PROPOSED INSURED: TXDOT b. TEXAS RESIDENTIAL OWNER'S POLICY OF TITLE INSURANCE ONE-TO-FOUR FAMILY RESIDENCIES(Farm TAR) Policy Amount- PROPOSED INSURED- c. LOAN P0I_JCY OF TITLE INSURANCE(Form T-2) Policy Amount: PROPOSED INSURED: Proposed Borrower: d. TEXAS SHORT FORM RESIDENTIAL LOAN POLICY OF TITLE INSURANCE(Farm T-2R) Policy Amount: PROPOSED INSURED: Proposed Borrower: e. LOAN TTTLE POLICY BINDER ON INTITERIM CONSTRUCTION LOAN(Farm T-13) Binder Amount: PROPOSED INSURED: Proposed Borrower- f. OTHER Policy Amount: PROPOSED INSURED: 2_ The interest in the land covered by this Commitment is:Fee Simple 3_ Record title to the land on the Effective Date appears to be vested in: The City of Baytown,Texas,a home-rule municipality FM 565-P00076351.001 -CRE-2023-0636 �� 11 Addenda (Continued) Electronically Recorded Instrument:00104322 Back:OR Volume.1580 Page:106 Heather H.Hawthorne,County Clerk,Chambers County,Texas SPECIAL WARRANTY DEED (Public Lift Station Site) NOTICE OF' CON)1{IDENTIALM RIGHTS' IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING MORMATI<ON FROM ANY INSTRUMENT THAT TRANSFERS AN YNTERE-ST INI REAL PRO'KI-CfY BEFORE IT IS FILUD FOR RFCORIl IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSIE NIJMER. THE STATE OF TEXAS § § la OW ALL NTM 13Y THESE PRESENTS THAT: COUNTY OF CHAMBEI AMERIPORT, LLG a Texas ]rtaaited liability conipa y, with afoes located at 3330 S. Sam Houston PkA7. 1 , Houston, Harris County, Texas (hm-einafter called "GRANTOR"), for and to consideration of the stain of Ten fmd Noll00 Dolly-s(SI0.00)and Acr guod aMd valulible conszderatian, receipt of which is hereby w knG ledged,and pursuani to tlae terms of that c ant Development Agmement behvem Chambem County Improvement Dl iet No. 2 and GRANT (as hereinaflear deft d),dated ClcWber 24,2014(the "Agreeannnlj,l' GRANTED, SOLD and CONVEYED, and by theie presents,does GRANT, SELL and CONVEY,unto The City of Baytown.Ti:xas, a horne-rule municipality Located iia. Cbambe s and Awis Cotmties, Texas("GRAN'TI;E"],that certain appmximaiely 0.2382 acres of head out of and part of the R-A. Tarter Surrey, Abstract No. 205, Chambers County, Texas, des bed on Exhibit "A" attacisrai hereto and made a part hereof for all ptuTases. This convsyan=is ma&stud accepted subject to any and all matters of public zecord in the Office of Cite County Cleric of Chambers County, Texas or ex€stir on the gmutid, to the extent, and only to she extent, that the same may stall be in farce and effect. GRANTOR warraats that GRANTOR has not imposed w granted to third parties any rewrv'a;iota,restriction, easement, license or any other grant af'coti€tg tho above described pram ses that impairs the use of the above dmcribed ptrmises for a public lift station. Grantor assurnes rwponsibility for the payment of taxes for the year 2015 and for the payment of all taxes for prior years. TO HAVE AND TO HOLD the above described pr rn;ses, together with all and singulgr, s the rights and appurtenances thereto in wise beloaging to said eRANTEE, its su=mrs and assigris,forever and ORANTOR does hereby bind itself,and its successors,to WARRANT AND i FOREVER DERV), all and singular the said prarnises unto the said GRA]N"TEE, its successors and rtssigns,against every pmDn whomsoever laiwfiiily claiming or to clairn the same or any past thtreulr,by,throue.or usader GRANTOR,but not otherwise,subject to the aforesaid rraWtttem t i i s FM 565-P00076351.001 -CRE-2023-0636 12 Addenda (Continued) Electronically Recorded Instrument:00104322 Book:OR Volume. 1580 Page:107 Heather H.Hawthome,County Clerk,Chambers County,Texas WRO=This ds y cf.At �2015. AMIFRIPORT,LLC, a Texas zirtiterl Iiebilky company By: NPH AwcrkPort,LLC, a` r-m limited fia6ility p8nY By: &..-- Yffiche 3.Plank iulaaager THE STATE OF TEXAS § C OUFN7Y OF HARMS � This mstrumew was acknowledged before me on this SAJ-day of 2015, by Mibxct J.Pluk,a-Mamger of NI PH A=PiPort,LLC,,Texas limited liability mp my and the hlauager afArneriPort,LLC,ou behalf of said crni4es. Notary lk6ta is and fm the state r5rT it X A 5 (SEAL) S K'U G"N .Na!e 01 i7kOY My commElpon FxpXe� '+�'` lmrsrntia10�.241b F } 2 .1 i } t S FM 565-P00076351.001 -CRE-2023-0636 �� 13 Addenda (Continued) Electronically Recorded Instrument:00104322 Book:OR Volume. 1580 Page:108 Heather H_Hawthorne,County Clerk,Chambers County,Texas APPROVED AND ACCEPTED thiv_76�y of �� a 3014• TB.......... IF AY TEXAS 3Y= �r. —_ Ron 3ottoms,Acting City Mmager THE STATE OF TEXAS § § WbNNTY OF HAIiLRIS § 'Phis instrumartt was asAnoMcdged bea;ore me on this QL�> day of _ ,2015, by Rm.Bottoms, AcUng City Manaw of the of Raytown, a I'exa� ttnicipal home-rule carpontLicn,oa behalf of said enfiry afary Public in and for SwoofTEXAS , .• tfltClA r,I..�SCH NgiCaw P+jbk-,Safe c,iexos J yryca�xnlea!r�;Px;s;es FM 565-P00076351.001 CRE-2023-0636 �� 14 Addenda (Continued) Electronically Retarded Instrument:00104322 Bock:6R Volume:1580 Page:109 HaWher H_H[aMh4mel,County Clerk,Chambers County,Texas Exhibit A ,ndms*LaWSlarvIces, L�D ----- iMD IWYenK sm%atS kour�TeAv r:37ar _ P.haru�lfiF!d3 xa 1 Alr(Ii ra1410 f�Yri(�s5ional f3avetrspm�nf I:Or1Y11]tKr1tE Lop Snr"ymq,P7.ifing,Froj.rl S1.n.j?.. a•nor 6t8 SorYl,c Fl,m R�p.s[rec;en xq, tptPaentt M%CRUVMh OF L13r STATWN E,A6U= 9M 3 ACRES OR 11,2M SQL FT. 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D 54RMEaEVAC 4C MFrr�fl939sF�4AOO �it..-aaoo-F�rsa rl:fq 94TTtH CRat>;�k aE:'f }]>7L TVM'Cr,IfORTR"DECREES N F W V7La M 52C[IIlDC+L'F-YT,A bgTANCE OF I MAJ P CF.T 71 A XXNT ON T7!E S;kW SUJTE R:--W.UKE ELF ckt.WC&3 JkY NO Ag MYl ns:W A5'[:CS!?tBiE OF'rKfi H8><FJ7''bEH9tIDFq] TRAM THE.WT,A�"W SAM SQulTE,Rp.W.UN-0 WX VA L9f3 WAY W.%L%.HOME 43 mrLM M[d1Xi7311r 0 SECOND 77AST,AUla7A_-WMnF MAI F07 TOZMFJ4a OF 8PZWMWG AHA COTPrl3ltAl:76P35EQ AOII� OR 11.26e5 WUA7[K rN.E'.'OR LAND,AM T1CWW(W]E1RI►Q 40137-U l MrARE ✓<Y WN13El[»IE E1.ti3n RD.3LVILYS l3fa� -g4 ri� r DAW RX.L3.NC.11-33 57ATFs OF TEXAS �7RY FM 565-P00076351.001 CRE-2023-0636 15 �, as Addenda (Continued) Electronically Recorded Instrument 00104322 Book:OR Volume.1580 Page:110 Heather H.Hawthoma,County Clerk,Chambers County,Texas ,W� 4 97 �Rr' F alto MA AI 4 l IN qi ip n S� o R 1 � ri i «� Mg I I'M I �I a i cj3XN i r r. c m m m w z s es 4d W ip'w da r i .010 's _ Electronically Recorded Instrument Number ici l Puhlic Records 00104322 ? L � �l Book_ OR Volume:1580 Page:106 r Heather H. Hawthorne,County Clerk 07J0112615 02:30-00 Chambers County,Texas Fee.42.00 No-of Pages:5 Recorded by: LB FM 565-P00076351.001 CRE-2023-0636 t 16 v, 7AMW� Addenda (Continued) ` $_ � ,� � �€� $9gg,gg-8 sei q a-P9 � ¢' E g$`°.-.§9. F �#143��', �� 8ji14�° . 4 llu4 11 4 1 ¢! S A- ei ( ar 1, z T` g-gqS g g3$fi-8�€9 E 1 yiaey is gi A 3 �, - J l •d -I - 3e 9 R 1 x�a£i %4 U-i c x 5 8 sa "s .6 d �1 �1 a ,� E4ya3�g ! } 4$ ki �i. Mgt ;4 "g gx =��.r.9,;y�y..,,n - ! ."�\ Hai .°�: 3 a•}mP I wh §a391 €�i Pe� IMF x "s 9 !' °,€a ° 4 , oa.s; �99. SSs� # ��:r 4 aFs�o=�aa : yags` 8 �� 4� a'!e g 9° 97� 34' �woF�` � =3i 'c pp n aSl!vai-e3e, �Nis99A $ �w Cn2 °vaozwo FP' !€ l,�� a " Y'�p� "��'y=gg�a'"P• �J 3 _aZ Shan fnicsE�a ¢ m t� s� e��� " 0(")- 'y�y�A�� ;&a 5.�. ..!§e �e..cme€� � � - - C FM 565-P00076351.001 -CRE-2023-0636 ��� 17 Addenda (Continued) 1 ���,_• 9T. qil F$§ t S 3? 3 E- sffla j°sy' 4 Lm fi� %q;6e4 es ag a ,1 ��, � s � *"� 355'' ggd. 5 &•'�T -T6 d Fa i �€ q,-_: uT P d um ti 6 a ?t\ p Tt6 E gt°F g.rY ^+ _M A. ® g \ mil . @ a a�sA - cm@ \®K^c 3 �3 ;g� Its gg $ gd ���`I{{ F�yYYYp B'AT9e -��� �eey�—_JBm1����'&•a A? §lo� � �;� � `. � p 1 4y e s ail �+ m 44 6a�B:e �''$` - ' n F� £ 8 N�OO m�n�6n 'Rgelll��gc 3C� � now`ZA O'—O6m�.R#e BSe.ei�C. e _ g 44 7 °a _ cam FM 565-P00076351.001 CRE-2023-0636 ��� 18 Addenda (Continued) Property Detail W97 ACCOUNT B Parcel ID 54897 Legal Description 2051A-D-11 RA PORTER Additional Legal Information Additional Legal Information 2 Additional Legal Information 3 PERM.WAIVED AG 1286/484 Geographic ID 002D5-00101-OOD0o-22110D Description Real Estate Agent Category Code XVC-EXEMPT-VACANT LESS T Total Acres 0.2580 OWNER Owner ID R21839 Name CITY OF BAYTOWN Care of Mailing Address BOX 424 BAYTOWN TX77522 0424 %Ownership 1.ODOOOD Exemptions LOCATION Location FM 565 5 BAYTOWN TX Map ID FM 565-P00076351.001 CRE-2023-0636 �� 19 Addenda (Continued) VALUES VALUES SHOWN ARE 2023 CEP71HED VALUES Improvement Hs D Improvement Nh5 D Land Hs D Land Nhs 9,290 Market Value 9,290 Land Market Value 0 Ag/Timher Value 0 Market Taxable 9,290 Homestead Cap Loss 0 Appraised Value 0 IMPROVEMENT BUILDING U Sequence Type Class Condition %Good Year Built 5gft Total Value LAND Sequence Type Description Acres Sqft Eff Front Eff Depth Market Value Prod.Value 1 IRCP Irrigated cropland 0.2580 0.00 0.00 0,00 929D C TAXING JURISDICTIONS Entity Description Tax Rate Market Value Tastable Value 01 CHAMBERS COUNTY 0.3609710 9,29D 0 D1 R CHAMBERS COUNTY ROAD 0.0623720 9,29D 0 D1 SE Chambers Ca School Fund 0.0251520 9,29D 0 21 CITY OF BAYTOWN-IN DUST#3 0.00000DO 9,290 0 32 GOOSECREEKISD 0.7575000 9,29D 4 321S GOOSECREEK IS I&S 0.3250000 9,29D 0 64 LEE COLLEGE 0.2101000 9,29D 4 66 CEDAR BAYOU NAV fl.02000D0 9,29D 0 71 CHAMBERS CO IMP DIST#2 0.69000DO 9,29D 4 s! FM 565-P00076351.001 -CRE-2023-0636 20 Addenda (Continued) ROLL VALUE HISTORY Year Improvements Land Ag/Timber Productivity Market Hs Cap Appraised Market Taxable value Taxable Loss 2023 0 9,290 0 9,290 0 0 2022 D 9,29D 0 0 9,290 0 0 2021 D 4,640 0 0 4,640 0 0 202D D 4,640 0 0 4,640 0 0 2019 D 4,640 0 0 4,640 0 DEED HISTORY Deed Date Deed Type Description Grantor Grantee Volume Page Number D7-01-2015 S1N6 SPECIAL WARR DEED AMERIPORT LLC CITY OF BAYTOWN 1 580 106 104322 DISCLAIMER:Information provided for research purposes only.Legal descriptions and acreage amounts are for appraisal district use only and should be verified prior to using for legal purpose and or documents.Please contact the Appraisal District to verify all information far accuracy. FM 565-P00076351.001 -CRE-2023-0636 21 Addenda July 21,2023 Parcel ID P00076351.001 Page 1 of 6 EXHIBIT"A" County: Chambers Highway: FM 565 Project Limits:From SH 99 to SH 146 R.O.W.CSJ: 1024-01-083 Const. CSJ: 1024-01-077 Project No.: A00062496 Property Description for P00076351.001 BEING 0.0472 acres(2,058 square feet)of land situated in the R.A. Porter Survey,Abstract No. 205, in the City of Baytown, Chambers County, Texas, said 0.0472 acres (2,058 square feet) of land being a portion of a called 0.2582 acre tract of land described in Special Warranty Deed from Ameriport,LLC to The City of Baytown,Texas, filed July 1,2015 and recorded in Volume 1580, Page 106 of the Official Public Records of Chambers County, Texas, said 0.0472 acres (2,058 square feet)of land being more particularly described by metes and bounds as follows: COMMENCING at a 5/8 inch iron rod with cap stamped "WINDROSE" found for the south corner of said called 0.2582 acre tract of land, said 5/8 inch iron rod with cap stamped "WINDROSE"being an interior ell corner of a called 10.951 acre tract of land described in deed to the Ameriport Building 13, LLC as recorded in Instrument No. 2021-164096 of said Official Public Records of Chambers County, Texas, said 5/8 inch iron rod with cap stamped "WINDROSE" being an interior ell corner of Block 1 Restricted Reserve "C" of Ameriport Section 9 Minor Plat, an addition to the City of Baytown, Chambers County, Texas as recorded in Instrument No. 2019-138650 of the Plat Records of Chambers County, Texas, from which a 5/8 iron rod with cap (destroyed) found for the east corner of said called 0.2582 acre tract of land bears a chord bearing and distance of North 46 degrees 51 minutes 07 seconds East, a distance of 100.30 feet, said 5/8 iron rod with cap (destroyed) being an interior ell corner of said called 10.951 acre tract of land, said 5/8 iron rod with cap (destroyed) also being an interior ell comer of said Block 1 Restricted Reserve"C"; FM 565-P00076351.001 -CRE-2023-0636 22 Addenda (Continued) July 21,2023 Parcel ID P00076351.001 Page 2 of 6 EXHIBIT"A" THENCE, North 44 degrees 03 minutes 57 seconds West, with the southwesterly line of said called 0.2582 acre tract of land,with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve"C", a distance of 87.69 feet to a 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the POINT OF BEGINNING and having surface coordinates of N13,855,733.52 and E3,271,822.73, said 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" being the intersection of the southwesterly line of said called 0.2582 acre tract of land, the most southerly northeasterly line of said called 10.951 acre tract of land and the most southerly northeasterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of FM 565 (right-of-way width varies), said 5/8 inch iron rod with 2 inch aluminum disk stamped"TX DEPT OF TRANSPORTATION PROPERTY CORNER" also being 80.00 feet Left of and at right angles to centerline Station 735+99.95 of said FM 565; (1) THENCE,North 44 degrees 03 minutes 57 seconds West,with the southwesterly line of said called 02582 acre tract of land, with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve"C", a distance of 20.02 feet to a calculated point for the west corner of said called 0.2582 acre tract of land, said calculated point being the most southerly north corner of said called 10.951 acre tract of land, said calculated point being the most southerly north corner of said Block 1 Restricted Reserve "C", said calculated point being in the southeasterly line of a called 8.0780 acre tract of land described as Part 1 in deed to the State of Texas as recorded in Volume 104,Page 441 of the Deed Records of Chambers County, Texas, said calculated point also being in the existing southeasterly right-of-way line of FM 565 (right-of-way width varies), from which a 5/8 inch iron rod found for reference bears North 42 degrees 47 minutes 21 seconds West, a distance of 0.49 feet; (2) THENCE,North 43 degrees 35 minutes 07 seconds East,with the northwesterly line of said called 0.2582 acre tract of land,with the southeasterly line of said called 8.0780 acre tract of land and with the existing southeasterly right-of-way line of said FM 565, a distance of 103.15 feet to a calculated point for the north corner of said called 02582 acre tract of land, said calculated point being the most northerly west corner of said called 10.951 acre tract of land, said calculated point being the most northerly west corner of said Block 1 Restricted Reserve"C", said calculated point being in the southeasterly line of said called 8.0780 acre tract of land, said calculated point also being in the existing southeasterly right-of-way line of said FM 565, from which a 5/8 inch iron rod with cap stamped "WINDROSE" found for reference bears North 42 degrees 39 minutes 59 seconds West,a distance of 0.27 feet; FM 565-P00076351.001 -CRE-2023-0636 �� 23 Addenda (Continued) July 21, 2023 Parcel ID P00076351.001 Page 3 of 6 EXHIBIT"A" (3) THENCE, South 42 degrees 39 minutes 59 seconds East, with the northeasterly line of said called 0.2582 acre tract of land, with the most northerly southwesterly line of said called 10.951 acre tract of land and with the most northerly southwesterly line of said Block 1 Restricted Reserve"C", a distance of 20.04 feet to a 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the intersection of the northeasterly line of said called 0.2582 acre tract of land,the most northerly southwesterly line of said called 10.951 acre tract of land and the most northerly southwesterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of said FM 565, said 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" having surface coordinates of N=13,855,807.88 and E=3,271,893.51 and being 80.00 feet Left of and at right angles to centerline Station 734+9730 of said FM 565; (4) THENCE, South 43 degrees 35 minutes 07 seconds West, with the proposed southeasterly right-of-way line of said FM 565, a distance of 102.66 feet to the POINT OF BEGINNING and containing 0.0472 acres(2,058 square feet)of land. FM 565-P00076351.001 -CRE-2023-0636 �� 24 Addenda (Continued) July 21,2023 Parcel ID P00076351-001 Page 4 of 6 EXHIBIT"A" NOTES: The basis of bearing is the Texas State Plane Coordinate System of 1983 South Central Zone (4204),North American Datum (NAD83), 2011 adjustment, EPOCH 2O10.00_ All distances and coordinates shown are surface,unless otherwise noted,and may be converted to grid by dividing by the TXDOT combined scale factor of 1.00013.Unit of measurement is U.S.Survey Feet_ A parcel plat of even date was prepared in conjunction with this property description_ Abstracting was completed in December,2022 through June,2023. All stations and offsets shown are calculated relative to the project centerline (FM 565 centerline). Access will be permitted to the remainder property abutting the highway facility. I, Chris TZ Abbott, a Registered Professional Land Surveyor, do hereby certify that this description and accompanying plat of even date is true and correct to the best of my knowledge and belief and that the property described herein was determined by survey made on the ground under my direction and supervision. OF Chris T.Abbott `� LP Registered Professional Land Surveyor No_ 6407 CHRIS T. ABBO7 Gorrondona&Associates,Inc. � OpoFsao7SS f0 2800 NE Loop 820,Suite 660 St1R��'� Fort Worth,Texas 76137 Office 817-496-1424 Fax 817-496-1768 Texas Firm No. 10106900 FM 565-P00076351.001 -CRE-2023-0636 25 Addenda (Continued) EXHIBIT " A " PAGE 5 of 6 NOTES 1. THE BASIS OF BEARING IS THE TEXAS STATE PLANE COORDINATE SYSTEM OF 1983 SOUTH CENTRAL ZONE (4204) NORTH AMERICAN DATUM (NAD83), 2011 ADJUSTMENT, EPOCH 2O10.00. ALL DISTANCES AND COORDINATES SHOWN ARE SURFACE, UNLESS OTHERWISE NOTED, AND MAY BE CONVERTED TO GRID BY DIVIDING BY THE TxDOT COMBINED SCALE FACTOR OF 1.00013. UNIT OF MEASUREMENT I5 U.S. SURVEY FEET. 2. A PROPERTY DESCRIPTION OF EVEN DATE WAS PREPARED IN CONJUNCTION WITH THIS PARCEL PLAT. 3. ABSTRACTING WAS COMPLETED IN DECEMBER, 2022 THROUGH JUNE, 2023. 4. ALL STATIONS AND OFFSETS SHOWN ARE CALCULATED RELATIVE TO THE PROJECT CENTERLINE (FM 565 CENTERLINE). 5. ACCESS WILL BE PREMITTED TO THE REMAINDER PROPERTY ABUTTING THE HIGHWAY FACILITY. LEGEND APPROXIMATE SURVEY LINE 4••.••.. EXISTING R.O.W. LINE LOT LINE PROPERTY LINE ' PROPOSED CENTERLINE —-—-—-—-— PROPOSED ACCESS DENIAL LINE �•��F••���•�����• PROPOSED R.O.W. EXISTING EASEMENT LINE ---- n ---- BROKEN LINE LAND HOOK (SAME OWNER) TxDOT TYPE I CONCRETE MONUMENT FOUND ■ TxDOT TYPE II CONCRETE MONUMENT FOUND ❑• TxDOT TYPE II CONCRETE MONUMENT WITH 4" BRASS DISK STAMPED "TEXAS DEPARTMENT OF TRANSPORTATION p R.O.W." SET (UNLESS OTHERWISE NOTED) MONUMENT FOUND (SIZE & TYPE NOTED) CALCULATED POINT Q 5/8 INCH IRON ROD WITH A 2" ALUMINUM DISK STAMPED "TX DIRT OF TRANSPORTATION PROPERTY O CORNER" SET (UNLESS OTHERWISE NOTED) ACRES AC. DEED RECORDS OF CHAMBERS COUNTY, TEXAS D.R.C.C.T. FARM TO MARKET ROAD FM LEFT LT. OFFICIAL PUBLIC RECORDS O.P.R.C.C.T. OF CHAMBERS COUNTY, TEXAS PLAT RECORDS OF CHAMBERS COUNTY, TEXAS P.R.C.C.T. POINT OF BEGINNING P.O.B. POINT OF COMMENCING P.O.C. RIGHT RT. RIGHT-OF-WAY R.O.W. STATE HIGHWAY SH SQUARE FEET SO. FT. PLANIMETRICS LEGEND O COMMUNICATION BOX (FIBER OPTIC) C DOWN GUY OO ELECTRIC JUNCTION BOX ® ELECTRIC METER ❑T ELECTRIC TRANSFORMER X X FENCE LINE O FIRE HYDRANT • LIGHT POLE Ei— LIGHT STANDARD I, CHRIS T. ABBOTT, A REGISTERED PROFESSIONAL LAND SURVEYOR, DO 0 MANHOLE (UTILITY) HEREBY CERTIFY THAT THIS PLAT AND ACCOMPANYING DESCRIPTION OF EVEN --OP---OP--- OVERHEAD ELECTRIC DATE IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AND 0 SANITARY SEWER MANHOLE THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED BY SURVEY MADE ON SIGN THE GROUND UNDER MY DIRECTION AND SUPERVISION. 0 TELEPHONE HANDHOLE 0 UTILITY MARKER 0 F T UTILITY POLE G �7ZrX-3 � �G FF ® WATER METER 2 P.•. \STfR '+ (� WATER VALVE LJ;.Q lP CHRIS T. aBeorr -•-••••••••••••••••••••••••••••••••••••�••••••• THE ACREAGE CALCULATED AND SHOWN REGISTERED PROFESSIONAL LAND SURVEYOR CHRIS T. ABBOTT TEXAS NO. 6407 •••••••••••••................•••w••••••• HEREON IS CONVERTED FROM THE SQUARE GORRONDONA & ASSOCIATES, INC. ••. 6407 FOOTAGE SHOWN HEREON, AND IS FOR 2800 NE LOOP 820, SUITE 660 •9A FORT WORTH, TEXAS 76137 •'• �FfsS ->,� INFORMATIONAL PURPOSES ONLY. 'ISO''••..••,••,.. PHONE: 817-496-1424 S U R� FAX: 817-496-1768 TEXAS FIRM NO. 10106900 *DENOTES A CALCULATED AREA 07/21/2023 ®2023 PARCEL_ PLAT SHOWING PARCEL P00076351 . 001 PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET Texas FEDERAL AID PROJECT NO. STATE DISTRICT NO.ACQUISITION 0.0472 2,058 N/A FM 565 20 Department PARENT AREA 0.2582 *11,247 of Transportation SCALE FILE R.O.W. C.S.J N0. COUNTY 1 " = 50, 102401083_P00076351.001_PGO5 1624 01 083 CHAMBERS REMAINDER AREA LT. *0.2110 ■9,189 FM 565-P00076351.001 -CRE-2023-0636 �' 26 Addenda (Continued) EXHIBIT " A " PAGE 6 OF 6 R. A. PORTER SURVEY ABSTRACT NO. 205 CITY OF BAYTOWN CHAMBERS COUNTY, TEXAS EXISTING R.O.W. STATE OF TEXAS FM 565 VOLUME 104, PAGE 441 O.P.R.C.C.T. PROPOSED CALLED ART I ACRES SRoOoW. WIDTH VARIES) CENTERLINE—, FILED: MARCH 2, 1990 S 43°35'07" W 91 2. 46' — —i — — — — — — — -------------------i-- --------------- ------- 737�00 735-,00 20' UTILITY EASEMENT TO CITY OF BAYTOWN INSTRUMENT NO. 00113044 0.P.R.C.C.T. P00076351.001 CALLED 1.z41 e ACRES FILED: DUNE 7, 2016 FOUND 5/8'' IRON ROD FOUND 5/8'' WITH CAP STAMPED IRON ROD BEARS "WINDROSE" BEARS EXISTING R.O.W. N 42°47'21" W 0.49' L 3 N 42°39'59" W 0.27' -- N -- ------------- 17 -3 J _ _ N=1 3,855,807.88 "— —— _ L5------- E=3,271,893.51 P.O.B. PARCEL -—_ STA. 734 97.30 a0.00' LT. -- P00076351.001 -__-_ PROPOSED R.O.W. N=13,655,733.52 i E-3,271,822.73 OWNER: 30' MAGNOLIA PIPE STA. 735,99.95 LINE COMPANY EASEMENT , 80.00' LT. THE CITY OF VOLUME 178, PAGE 29 BAYTOWN, TEXAS D.R.C.C.T. PORTION OF BLOCK 1 VOLUME 1580, PAGE 106 FILED: JUULYY 5, 1956AND RESTRICTED RESERVE "C" 0°P.R. C.C.T. VOLUME 241, PAGE 506 AMERIPORT SECTION 9 CALLED 0.2582 ACRES 1).R.C.C.T. MINOR PLAT FILED: JULY 1 2015 FILED: SEPTEMBER 21, 1962 INSTRUMENT NO. 2019-138650 P.R.C.C.T. CALLED 28.9086 ACRES FILED JANUARY 2, 2019 C1 i FOUND 5/8" IRON ROD WITH CAP OWNER: (DESTROYED) ' AMERIPORT BUILDING 13, ' INSTRUMENT NO. 2021-164096 P.O.C. PARCEL o.P.R. % CALLED 10.951 ACRES P00076351.001 FILED: FEBRUARY 10, 2021 FOUND 5/6" IRON ROD WITH CAP STAMPED "WINDROSE" UNITED GAS PIPE LINE COMPANY EASEMENT VOLUME 308, PAGE 466 D.R.C.C.T. i FILED: AUGUST 11, 1969 BLOCK 1 RESTRICTED RESERVE "B" AMERIPORT SECTION 9 / MINOR PLAT / INSTRUMENT NO. 2019-138650 / P.R.C.C.T. CALLED 10.9587 ACRES LINE TABLE ' � �� FILED JANUARY 2, 2019 i LINE BEARING DISTANCE i Y L1 N 44°03'57" W 87.69' L2 N 44°03'57" W 20.02' L3 N 43°35'07" E 103.15' L4 5 42°39'59" E 20.04' S s 43°35'07" W 02.66' GRAPHIC SCALE 50' 0 25' 50' CURVE TABLE CURVE RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH ARC LENGTH 1 ° = 501 Cl 3,410.00' 01°41'07"(LT.) N 46°51'07" E 100.30' 100.30' *DENOTES A CALCULATED AREA 07/21/2023 C)2023 PARCEL_ PLAT SHOWING PARCEL P00076351 . 001 i PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET TeXaS FEDERAL AID PROJECT NO. STATE DISTRICT NO.ACQUISITION 0.0472 2,058 De artment N/A FM 565 20 p PARENT AREA 0.2582 *11,247 of Transportation SCALE FILE R.O.W.-C.S.J N0. COUNTY 1 " - 50, 102401083_P00076351.001_PG06 1024 01-083 CHAMBERS REMAINDER AREA LT. *0.2110 *9,189 FM 565-P00076351.001 -CRE-2023-0636 �� 27 Addenda Addendum D Correspondence FM 565-P00076351.001 -CRE-2023-0636 28 Addenda Cultivate Real Estate 110 S.Walnut Street Weatherford,TX 76W6 VAT December 21. 2D23 City of Baytown Box 424 Baytownr Texas 77522 TxDOT Project:FM-565 Property Identification Parcel Number: PU0076351.001 Property Owneror Property Owner Representative: The Texas Department of Transportation Commission has approved a redevelopment and improvement project to FM-565.The Texas Department of Transportation is now proceeding with this project As part of the projecttearr Pape-Dawson Engineers,has been contracted for the real estate right-of-array acquisition process.Cultivate Real Estate has been subcontracted to perform real estate appraisals of the proposed right-of-way acquisitions. For your information, we have included a copy of the project survey for your property that has been provided to us. According to tax records you are an owner/representative of the above-referenced property,which has been identified as part of the proposed public project. Cuftivate Real Estate has been asked to appraise your property as identified on the project maps. In order to meet federal regulations,it is necessary that we make owner contact in conjunction with the appraisal.It is not mandatory that you accompany us during the property inspection, but we would like to request your permission to allow our representatives to access your property to perform the necessary tasks to complete the appraisal process.These tasks include measuring and photographing the property. If you would like to accompany us on an inspection, please call or email us to make arrangements.Your point of contact at Cultivate Real Estate for the purpose of arranging this inspection is Colt Janes.Mr.Janes may be contacted directly at{817}556-6666 or emai led at Calt0CultivateRE.net. At the request of TxDOT, please return the enclosed "Pre-Appraisal Contact with Property Owners"farm that you find attached to this letter. Your prompt attention to this matter will be greatly appreciated.We look forward to hearing from you or your representatives,and we appreciate your diligence and cooperation in this project. Respectfully, CULTIVATE REAL ESTATE M.Colt Jones,MAI,SRA,RJW-AC-Managing Partner (817)550-6666 Colt@CultivateR E.n et CULTIVATE REAL ESTATE FM 565-P00076351.001 -CRE-2023-0636 29 Addenda (Continued) Af Form ROW-A-PAC (Rev.M11) Pawl of 2 PRE-APPRAISAL CONTACT WITH PROPERTY OWNERS 1. County: Chambers 2. CSJ No.: 1024-01-083 3. Parcel No.: P00076351 M 4. District: Beaumont 5. Whole Taking ❑ Partial Taking ® 6. Other: 7. Address of Property: FM-565 8. Property Owner: City of Baytown 9. Phone: 10. Occupant's Name: 11. Phone: 12. Type of Improvements: 13. Hazardous Materials: 14. Underground Improvements: 15. Fence Ownership(100%8r Partnership Interests): 16. Use of Improvements: 17. Number of Lots Under Common Usage and Location Relative to Subject: 18. Leases: 19. Liens: 20. Contract of Sale: 21. Are there any advertising signs or billboards on the property? Yes ❑ No ❑ If YES,answer questions on page 2. If NO,disregard page 2. 22. Describe ownership and lease terms: 23. Remarks: Cate By FM 565-P00076351.001 -CRE-2023-0636 �� 30 Addenda (Continued) Form ROW-A-PAC (Rev.M11) Page 2 of 2 The following applies ONLY if the answer to#21 on page 1 is YES: 1. Are there any advertising signs(billboards) located within the right of way being acquired(including the overhead portion encroaching out over the right of way,even when the base is outside of the right of way, • Is the sign owned by the landowner?Yes ❑ No ❑ • Is the sign used only to advertise a business being conducted on the property? Yes ❑ No ❑ 2. If the sign is not owned by the landowner: • By what authority or authorization is the sign allowed upon the property? • If authorized by written agreement please provide a copy of such agreement (lease agreement usually)or provide as much information as possible regarding any agreement authorizing the sign(such as whether there is in fact a written agreement, even though a copy may not be obtained from the landowner or the sign owner, how long the sign has been on the property,and when does the current agreement expire). What is the permit number of the sign structurer if any. • If the parcel is only a partial acquisitions sa there is a remainder,is the property owner willing to allow the sign owner to move and relocate the sign onto the remainder?Yes ❑ No ❑ FM 565-P00076351.001 -CRE-2023-0636 �� 31 Addenda PRE-APPRAISAL INFORMATION SHEET From: SH 99.West To' Sl1 146 RCS3: 10?A-01-083-083 PARCEL:00076351 WHOLE TAKING PARTIAL TAKING X Property Owner(s): O�- 4-bv4n Address of property 1 Y'I 1r N[ailing Address{s}: ] T1 &Mh>V 1 1 ` Phone Number(s)& E-mail: r t m Y nvurn -3Y Purchase Date of Property; I Liens?: N Q TenantlContract for Sale: Name): [Address): Phone Describe Terms; Type, Age, and U9 a of Improvements: Underground Improvernents: lj Total acreage of land in contiguous ownership: Use of Land. Cultivated Grazing:- Imp. PiLswre Other.[ 0 ) Fence Ownership: Type of Fence., Water and Crss Supply Source; Oil, Gas, or Water wells: Depth: Easements: Contract for Sale? Advertising Signs; Yes-,Vo. Owned or Leased? Right of Entry is granted to Texas Department of Transportation assigned Fee appraisers and other personnel only for the purpose of appraising. By DATE Additional Remarks: FM 565-P00076351.001 -CRE-2023-0636 32 Addenda Postal Service DomesticCERTIFIED MAILqRECEIPT 0 9Q0 7 15 Certified Mail Fee II ITZ $ $4.35 EXtrtf Services&Fees{cherkhox,add fee ate} Cn Retum Receipt(hardcopy) $ $0.00 _- 0 ❑Return Receipt(electronic) S PoStmark E] ❑Certified Mail Restricted❑elivery $ r 11JJ Here © ❑Adult Signature Required $ ' +� ❑Adult Signature Restricted Delivery$ ■CIO ly Postage ir 40.66 M Total Postage and Fees 12/21/2023 8a56 rqSent To Street ariorAp[No., --- CL ---gip ---- --- -- --- - - -- --------------- fill 7530-02-000-9047 See Reverse for Instructions The green card receipt has not been returned and the information below was obtained for the United States Postal Service website. However, we know the City of Baytown received the documents since Ms. Patterson contacted our office. Tracking Number; 7018309000084948078 Copy 5t*Add to Informed Delivery Status Not Available The tracking number may be incorrect or the status update is not yet available.Please verify your tracking number and try again later. FM 565-P00076351.001 -CRE-2023-0636 33 EXHIBIT "C" ® Form ROW-N-PUAIC (Rev.11/20) 1s Page 1 of 5 POSSESSION AND USE AGREEMENT FOR TRANSPORTATION PURPOSES WITH ADDITIONAL PAYMENT OF INDEPENDENT CONSIDERATION STATE OF TEXAS § ROW CSJ: 1024-01-083 § Parcel ID: P00076351 COUNTY OF CHAMBERS § Project No.: N/A This Possession and Use Agreement For Transportation Purposes (the"Agreement") between the State of Texas, acting by and through the Texas Department of Transportation (the "State"), and The City of Baytown, Texas, a home-rule municipality (the "Grantor" whether one or more), grants to the State, its contractors, agents and all others deemed necessary by the State, an irrevocable right to possession and use of the Grantor's property for the purpose of constructing a portion of Highway No. FM 565 (the "Highway Construction Project"). The property subject to this Agreement is described more fully in field notes and plat map (attached as "Exhibit A") and made a part of this Agreement by reference (the "Property"). 1. For the consideration paid by the State which is set forth in Paragraphs 2 and 3 below, the receipt and sufficiency of which is acknowledged, the Grantor grants, bargains, sells and conveys to the State of Texas the right of entry and exclusive possession and use of the Property for the purpose of constructing a highway and appurtenances thereto and the right to remove any improvements. Authorized activities include surveying, inspection, environmental studies, archeological studies, clearing, demolition, construction of permanent improvements, relocating, replacing, and improving existing utility facilities, locating new utility facilities, and other work required to be performed in connection with the Highway Construction Project. This Agreement will extend to the State, its contractors and assigns, owners of any existing utilities on the Property and those which may be lawfully permitted on the Property by the State in the future, and all others deemed necessary by the State for the purpose of the Highway Construction Project. This grant will allow the construction, relocation, replacement, repair, improvement, operation and maintenance of utilities on the Property. 2. In full consideration for this irrevocable grant of possession and use and other Grantor covenants, warranties, and obligations under this Agreement,the State will tender to the Grantor the sum of ZERO Dollars ($0.00). The Grantor agrees that this sum represents adequate and full compensation for the possession and use of the Property.The State will be entitled to take possession and use of the Property upon tender of payment. The parties agree that the sum tendered represents 0.00 percent of the State's approved value, which assumes no adverse environmental conditions affecting the value of the Property. The approved value is the State's determination of the just compensation owed to the Grantor for the real property interest to be acquired by the State in the Property, encumbered with the improvements thereon, if any, and damages to the remainder, if any, save and except all oil, gas and sulphur. The parties agree that the sum tendered to Grantor will be deducted from any final settlement amount, Special Commissioners' award or court judgment. In the event the amount of the final settlement or judgment for acquisition of the Property is less than the amount the State has paid for the possession and use of the Property, then the Grantor agrees that the original amount tendered represents an overpayment for the difference and,upon written notice from the State, the Grantor will promptly refund the overpayment to the State. Form ROW-N-PUAIC (Rev.11/20) Parcel ID:P00076351 Page 2 of 5 3. As additional consideration, the State will tender to the Grantor the sum of THREE THOUSAND AND NOI100 DOLLARS ($3,000.00), the receipt and sufficiency of which is acknowledged. The parties agree that the sum tendered under this Paragraph 3: (i) is independent consideration for the possession and use of Grantor's Property and represents no part of the State's compensation to be paid for the anticipated purchase of the Property; and (ii) will not be refunded to the State upon any acquisition of the Property by the State. 4. The effective date of this Agreement will be the date on which payment pursuant to Paragraphs 2 and 3 above was tendered to the Grantor by the State, or disbursed to the Grantor by a title company acting as escrow agent for the transaction, (the "Effective Date"). 5. The Grantor warrants and represents that the title to the Property is free and clear of all liens and encumbrances or that proper releases will be executed for the Property prior to funds being disbursed under this Agreement. The Grantor further warrants that no other person or entity owns an interest in the fee title to the Property and further agrees to indemnify the State from all unreleased or undisclosed liens, claims or encumbrances affecting the Property. 6. The parties agree that the valuation date for determining the amount of just compensation for the real property interest proposed to be acquired by the State in the Property, for negotiation or eminent domain proceeding purposes, will be the Effective Date of this Agreement. 7. This Agreement is made with the understanding that the State will continue to proceed with acquisition of a real property interest in the Property. The Grantor reserves all rights of compensation for the title and interest in and to the Property which the Grantor holds as of the time immediately prior to the Effective Date of this Agreement. This Agreement shall in no way prejudice the Grantor's rights to receive full and just compensation as allowed by law for all of the Grantor's interests in and to the Property to be acquired by the State, encumbered with the improvements thereon,if any, and damages, if any, to the remainder of the Grantor's interest in any larger tract of which the Property is a part(the "Remainder"), if any; all as the Property exists on the Effective Date of this Agreement. The State's removal or construction of improvements on the Property shall in no way affect the fair market value of the Property in determining compensation due to the Grantor in the eminent domain proceedings. There will be no project impact upon the appraised value of the Property. This grant will not prejudice the Grantor's rights to any relocation benefits for which Grantor may be eligible. 8. In the event the State institutes or has instituted eminent domain proceedings, the State will not be liable to the Grantor for interest upon any award or judgment as a result of such proceedings for any period of time prior to the date of the award. Payment of any interest may be deferred by the State until entry of judgment. 9. The purpose of this Agreement is to allow the State to proceed with its Highway Construction Project without delay and to allow the Grantor to have the use at this time of a percentage of the estimated compensation for the State's acquisition of a real property interest in the Property. The Grantor expressly acknowledges that the proposed Highway Construction Project is for a valid public use and voluntarily waives any right the Grantor has or may have, known or unknown, to contest the jurisdiction of the court in any condemnation proceeding for acquisition of the Property related to the Highway Construction Project, based upon claims that the condemning authority has no authority to acquire the Property through eminent domain, has no valid public use for the Property, or that Form ROW-N-PUAIC (Rev.11/20) Parcel ID:P00076351 Page 3 of 5 acquisition of the Property is not necessary for the public use. 10. The Grantor reserves all of the oil, gas and sulphur in and under the land herein conveyed but waives all right of ingress and egress to the surface for the purpose of exploring, developing, mining or drilling. The extraction of oil, gas and minerals may not affect the geological stability of the surface. Nothing in this reservation will affect the title and rights of the State to take and use all other minerals and materials thereon, and thereunder. 11. The undersigned Grantor agrees to pay as they become due, all ad valorem property taxes and special assessments assessed against Property, including prorated taxes for the year in which the State takes possession under this agreement. 12. Notwithstanding the acquisition of right of possession to the Property by the State in a condemnation proceeding by depositing the Special Commissioners' award into the registry of the court, less any amounts tendered to the Grantor pursuant to Paragraph 2 above, this Agreement shall continue to remain in effect until the State acquires title to the Property either by negotiation, settlement, or final court judgment. 13. This Agreement will also extend to and bind the heirs, devisees, executors, administrators, legal representatives, successors in interest and assigns of the parties. 14. It is agreed the State will record this document. 15. Other conditions: None. To have and to hold the Agreement herein described and conveyed, together with all the rights and appurtenances belonging to the State of Texas and its assigns forever, for the purposes and subject to the limitations set forth above. Form ROW-N-PUAIC (Rev.11/20) Parcel ID:P00076351 Page 4 of 5 GRANTOR: BY: Printed Name: Title: (if Grantor is an entity other than an individual person) Date: T Corporate Acknowledgment State of Texas County of Harris This instrument was acknowledged before me on by of The City of Baytown, Texas, a Texas home-rule municipality, on behalf of said entity. The acknowledging person personally appeared by: ❑ physically appearing before me. ❑ appearing by an interactive two-way audio and video communication that meets the requirements for online notarization under Texas Government Code chapter 406, subchapter C. Notary Public's Signature Form ROW-N-PUAIC (Rev.11/20) Parcel ID:P00076351 Page 5 of 5 THE STATE OF TEXAS Executed by and approved for the Texas Transportation Commission for the purpose and effect of activating and or carrying out the orders, established policies or work programs heretofore approved and authorized by the Texas Transportation Commission. By: Greg Polasek, ROW Project Delivery Manager Date: July 21, 2023 Parcel ID P00076351.001 Page 1 of 6 EXHIBIT"A" County: Chambers Highway: FM 565 Project Limits: From SH 99 to SH 146 R.O.W. CSJ: 1024-01-083 Const. CSJ: 1024-01-077 Project No.: A00062496 Property Description for P00076351.001 BEING 0.0472 acres (2,058 square feet) of land situated in the R.A. Porter Survey, Abstract No. 205, in the City of Baytown, Chambers County, Texas, said 0.0472 acres (2,058 square feet) of land being a portion of a called 0.2582 acre tract of land described in Special Warranty Deed from Ameriport, LLC to The City of Baytown, Texas, filed July 1, 2015 and recorded in Volume 1580, Page 106 of the Official Public Records of Chambers County, Texas, said 0.0472 acres (2,058 square feet) of land being more particularly described by metes and bounds as follows: COMMENCING at a 5/8 inch iron rod with cap stamped "WINDROSE" found for the south corner of said called 0.2582 acre tract of land, said 5/8 inch iron rod with cap stamped "WINDROSE"being an interior ell corner of a called 10.951 acre tract of land described in deed to the Ameriport Building 13, LLC as recorded in Instrument No. 2021-164096 of said Official Public Records of Chambers County, Texas, said 5/8 inch iron rod with cap stamped "WINDROSE" being an interior ell corner of Block 1 Restricted Reserve "C" of Ameriport Section 9 Minor Plat, an addition to the City of Baytown, Chambers County, Texas as recorded in Instrument No. 2019-138650 of the Plat Records of Chambers County, Texas, from which a 5/8 iron rod with cap (destroyed) found for the east corner of said called 0.2582 acre tract of land bears a chord bearing and distance of North 46 degrees 51 minutes 07 seconds East, a distance of 100.30 feet, said 5 8 iron rod with cap (destroyed) being an interior ell corner of said called 10.951 acre tract of land, said 5/8 iron rod with cap (destroyed) also being an interior ell corner of said Block 1 Restricted Reserve"C", July 21, 2023 Parcel ID P00076351.001 Page 2 of 6 EXHIBIT "A" THENCE, North 44 degrees 03 minutes 57 seconds West, with the southwesterly line of said called 0.2582 acre tract of land, with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve "C", a distance of 87.69 feet to a 518 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the POINT OF BEGINNING and having surface coordinates of N==13,855,733.52 and E->3,271,822.73, said 5;8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" being the intersection of the southwesterly line of said called 0.2582 acre tract of land, the most southerly northeasterly line of said called 10.951 acre tract of land and the most southerly northeasterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of FM 565 (right-of-way width varies), said 518 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" also being 80.00 feet Left of and at right angles to centerline Station 735+99.95 of said FM 565; (1) THENCE, North 44 degrees 03 minutes 57 seconds West, with the southwesterly line of said called 0.2582 acre tract of land, with the most southerly northeasterly line of said called 10.951 acre tract of land and with the most southerly northeasterly line of said Block 1 Restricted Reserve "C", a distance of 20.02 feet to a calculated point for the west corner of said called 0.2582 acre tract of land, said calculated point being the most southerly north corner of said called 10.951 acre tract of land, said calculated point being the most southerly north corner of said Block 1 Restricted Reserve "C", said calculated point being in the southeasterly line of a called 8.0780 acre tract of land described as Part 1 in deed to the State of Texas as recorded in Volume 104, Page 441 of the Deed Records of Chambers County, Texas, said calculated point also being in the existing southeasterly right-of-way line of FM 565 (right-of-way width varies), from which a 5/8 inch iron rod found for reference bears North 42 degrees 47 minutes 21 seconds West, a distance of 0.49 feet; (2) THENCE, North 43 degrees 35 minutes 07 seconds East, with the northwesterly line of said called 0.2582 acre tract of land, with the southeasterly line of said called 8.0780 acre tract of land and with the existing southeasterly right-of-way line of said FM 565, a distance of 103.15 feet to a calculated point for the north corner of said called 0.2582 acre tract of land, said calculated point being the most northerly west corner of said called 10.951 acre tract of land, said calculated point being the most northerly west corner of said Block 1 Restricted Reserve "C", said calculated point being in the southeasterly line of said called 8.0780 acre tract of land, said calculated point also being in the existing southeasterly right-of-way line of said FM 565, from which a 5/8 inch iron rod with cap stamped "WINDROSE" found for reference bears North 42 degrees 39 minutes 59 seconds West, a distance of 0.27 feet; July 21, 2023 Parcel ID P00076351.001 Page 3 of 6 EXHIBIT"A" (3) THENCE, South 42 degrees 39 minutes 59 seconds East, with the northeasterly line of said called 0.2582 acre tract of land, with the most northerly southwesterly line of said called 10.951 acre tract of land and with the most northerly southwesterly line of said Block 1 Restricted Reserve"C", a distance of 20.04 feet to a 5:'8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" set for the intersection of the northeasterly line of said called 0.2582 acre tract of land, the most northerly southwesterly line of said called 10.951 acre tract of land and the most northerly southwesterly line of said Block 1 Restricted Reserve "C" with the proposed southeasterly right-of-way line of said FM 565, said 5/8 inch iron rod with 2 inch aluminum disk stamped "TX DEPT OF TRANSPORTATION PROPERTY CORNER" having surface coordinates of N =13,855,807.88 and E-3,271,893.51 and being 80.00 feet Left of and at right angles to centerline Station 734+97.30 of said FM 565; (4) THENCE, South 43 degrees 35 minutes 07 seconds West, with the proposed southeasterly right-of-way line of said FM 565, a distance of 102.66 feet to the POINT OF BEGINNING and containing 0.0472 acres (2,058 square feet) of land. July 21, 2023 Parcel ID P00076351.001 Page 4 of 6 EXHIBIT "A" NOTES: The basis of bearing is the Texas State Plane Coordinate System of 1983 South Central Zone (4204), North American Datum (NAD83), 2011 adjustment, EPOCH 2O10.00. All distances and coordinates shown are surface, unless otherwise noted, and may be converted to grid by dividing by the TXDOT combined scale factor of 1.00013. Unit of measurement is U.S. Survey Feet. A parcel plat of even date was prepared in conjunction with this property description. Abstracting was completed in December, 2022 through June, 2023. All stations and offsets shown are calculated relative to the project centerline (FM 565 centerline). Access will be permitted to the remainder property abutting the highway facility. I, Chris T. Abbott, a Registered Professional Land Surveyor, do hereby certify that this description and accompanying plat of even date is true and correct to the best of my knowledge and belief and that the property described herein was determined by survey made on the ground under my direction and supervision. Chris T. Abbott Registered Professional Land Surveyor No. 6407 CHRIS T. ABBOTT Gorrondona & Associates, Inc. r=:% 6407 Pvt� °§ss�o 2800 NE Loop 820, Suite 660 �� �S U R`4 Fort Worth, Texas 76137 Office 817-496-1424 Fax 817-496-1768 Texas Firm No. 10106900 EXHIBIT '' A '' PAGE 5 OF 6 NOTES 1. THE BASIS OF BEARING IS THE TEXAS STATE PLANE COORDINATE SYSTEM OF 1983 SOUTH CENTRAL ZONE (4204) NORTH AMERICAN DATUM (NAD83), 2011 ADJUSTMENT, EPOCH 2O10.00. ALL DISTANCES AND COORDINATES SHOWN ARE SURFACE, UNLESS OTHERWISE NOTED, AND MAY BE CONVERTED TO GRID BY DIVIDING BY THE TxDOT COMBINED SCALE FACTOR OF 1.00013. UNIT OF MEASUREMENT IS U.S. SURVEY FEET. 2. A PROPERTY DESCRIPTION OF EVEN DATE WAS PREPARED IN CONJUNCTION WITH THIS PARCEL PLAT. 3. ABSTRACTING WAS COMPLETED IN DECEMBER, 2022 THROUGH JUNE, 2023. 4. ALL STATIONS AND OFFSETS SHOWN ARE CALCULATED RELATIVE TO THE PROJECT CENTERLINE (FM 565 CENTERLINE). 5. ACCESS WILL BE PREMITTED TO THE REMAINDER PROPERTY ABUTTING THE HIGHWAY FACILITY. LEGEND: APPROXIMATE SURVEY LINE �•�m•� •+••••�• EXISTING R.O.W. LINE LOT LINE - - - - - - - - - - PROPERTY LINE P PROPOSED CENTERLINE —-—-—-—-— PROPOSED ACCESS DENIAL LINE �•��F••i�f•�����• PROPOSED R.O.W. EXISTING EASEMENT LINE ---------- BROKEN LINE LAND HOOK (SAME OWNER) Tx00T TYPE I CONCRETE MONUMENT FOUND TxDOT TYPE II CONCRETE MONUMENT FOUND OO TxDOT TYPE 11 CONCRETE MONUMENT WITH 4" BRASS DISK STAMPED "TEXAS DEPARTMENT OF TRANSPORTATION ❑ R.O.W." SET (UNLESS OTHERWISE NOTED) MONUMENT FOUND (SIZE & TYPE NOTED) CALCULATED POINT p 5/8 INCH IRON ROD WITH A 2" ALUMINUM DISK STAMPED "TX DEPT OF TRANSPORTATION PROPERTY 0 CORNER" SET (UNLESS OTHERWISE NOTED) ACRES AC. DEED RECORDS OF CHAMBERS COUNTY, TEXAS D.R.C.C.T. FARM TO MARKET ROAD FM LEFT LT. OFFICIAL PUBLIC RECORDS O.P.R.C.C.T. OF CHAMBERS COUNTY, TEXAS PLAT RECORDS OF CHAMBERS COUNTY, TEXAS P.R.C.C.T. POINT OF BEGINNING P.O.B. POINT OF COMMENCING P.O.C. RIGHT RT. RIGHT-OF-WAY R.O.W. STATE HIGHWAY SH SQUARE FEET SO. FT. PLANIMETRICS LEGEND COMMUNICATION BOX (FIBER OPTIC) DOWN GUY ELECTRIC JUNCTION BOX ELECTRIC METER ELECTRIC TRANSFORMER FENCE LINE FIRE HYDRANT LIGHT POLE LIGHT STANDARD I, CHRIS T. ABBOTT, A REGISTERED PROFESSIONAL LAND SURVEYOR, DO MANHOLE (UTILITY) HEREBY CERTIFY THAT THIS PLAT AND ACCOMPANYING DESCRIPTION OF EVEN OVERHEAD ELECTRIC DATE IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AND SANITARY SEWER MANHOLE THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED BY SURVEY MADE ON SIGN THE GROUND UNDER MY DIRECTION AND SUPERVISION. TELEPHONE HANDHOLE UTILITY MARKER O F UTILITY POLE '• F WATER METER 7 ►�-s- �? �.:-7 WATER VALVE -v 7 �;'Q lnl O .;U) CHRIS T. ABBOTT .•••..•..•.. .............. THE ACREAGE CALCULATED AND SHOWN ......... .... ....... REGISTERED PROFESSIONAL LAND SURVEYOR CHRIS T. ABBOTT TEXAS NO. 6407 ............................................. HEREON IS CONVERTED FROM THE SQUARE GORRONDONA & ASSOCIATES, INC. '.Op 6407 P;'Q- FOOTAGE SHOWN HEREON, AND IS FOR 2800 NE LOOP 820, SUITE 660 y op � INFORMATIONAL PURPOSES ONLY. FORT WORTH, TEXAS 76137 !........ .••'�� PHONE: 817-496-1424 S U R� FAX: 817-496-1768 TEXAS FIRM NO. 10106900 *DENOTES A CALCULATED AREA 07/21/2023 02023 PARCEL PLAT SHOWING PARCEL P00076351 . 001 PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET Texas FEDERAL AID PROJECT NO. F M 565 STATE DISTRICT N0.ACQUISITION 0.0472 2,058 Department GALE FILE R.O.W. C. N0. COUQNTY PARENT AREA 0.2582 M11,247 ofTransportatlon 1 " = 50' 102401083_P00076351.001-PG05 1024-01-083 CHAMBERS REMAINDER AREA LT. 10.2110 M9,189 EXHIBIT " A11 PAGE 6 OF 6 R. A. PORTER SURVEY ABSTRACT NO. 205 CITY OF BAYTOWN CHAMBERS COUNTY, TEXAS EXISTING R.O.W. STATE OF TEXAS VOLUME 104, PAGE 441 FM 565 0 P.R.C.C.T. PROPOSED CALLED PART 80 ACRES (R.O.W. WIDTH VARIES) CENTERLINE FILED: MARCH 2, 1990 S 43° 35'07" W 91 2. 46' — —--------- --------------------------I------------------1-------- 737+00 735.00 20' UTILITY EASEMENT TO CITY OF BAYTOWN INSTRUMENT NO. 00113044 0.P.R.C.C.T. P00076351 . 001 CALLED 1.241 B ACRES FILED: JUNE 7, 2016 FOUND 5/8" IRON ROD FOUND 5/8" WITH CAP STAMPED IRON ROD BEARS "WINDROSE" BEARS EXISTING R.O.W. N 42'47'21" W 0.49• L 3 N 42°39'59" W 0.27' --————————---- ------- .J .—————_ _ _ N=13,855,807.88 --- P.0. B. PARCEL - - - --- L 5 --- -—_ STA.2734.97.30 80.00' LT. -— P00076351.001 PROPOSED R.O.W. -' ---- N=13,855,733.52 ' E=3,271,822.73 OWNER: 30' MAGNOLIA PIPE STA. 735.99.95 THE CITY OF LINE COMPANY EASEMENT , 80.00' LT. VOLUME 178, PAGE 29 BAYTOWN, TEXAS D.R.C.C.T. PORTION OF BLOCK I VOLUME 1580, PAGE 106 FILED: JUULYY 5, 1956AND RESTRICTED RESERVE "C" 0. P. R. C. C. T. VOLUME 241, PAGE 506 i AMERIPORT SECTION 9 CALLED 0. 2582 ACRES D.R.C.C.T. MINOR PLAT FILED: JULY 1, 2015 FILED: SEPTEMBER 21, 1962 INSTRUMENT NO' 2019-138650 P.R.C.C.T. CALLED 28.9086 ACRES / FILED: JANUARY 2, 2019 CI � FOUND 5/8" IRON ROD WITH CAP OWNER: (DESTROYED) AMERIPORT BUILDING 13, LLC ' �i�i� INSTRUMENT NO. 2021-1 64096 P.O. C. PARCEL i 0.P.R.C.C.T. P00076351 . 001 CALLED 10.951 ACRES FILED: FEBRUARY 10, 2021 FOUND 5/8" IRON ROD WITH CAP UNITED GAS PIPE / STAMPED "WI NDROSE" LINE COMPANY EASEMENT VOLUME 308, PAGE 466 D.R.C.C.T. FILED: AUGUST 1 1, 1969 '/ �' BLOCK 1 RESTRICTED RESERVE "B" AMERIPORT SECTION 9 / MINOR PLAT / INSTRUMENT NO. 2019-138650 / P.R.C.C.T. / CALLED 10.9587 ACRES / FILED: JANUARY 2, 2019 LINE TABLE LINE BEARING DISTANCE LI N 44°03'57" W 87.69' L2 N 44°03'57" W 20.02' L3 N 43°35'07" E 103.15' L4 S 42°39'59" E 20.04' L5 S 43'35'07" W 102.66' GRAPHIC SCALE 50' 0 25' 50' CURVE TABLE CURVE I RADIUS I DELTA ANGLE ICHORD BEARING ICHORD LENGTHI ARC LENGTH 1 _ 50' CI 3,410.00' 01°41'07"(LT.) N 46-51.07" E 1 100.30' 1 100.30' *DENOTES A CALCULATED AREA 07/21/2023 (02023 PARCEL PLAT SHOWING PARCEL P00076351 . 001 PARCEL P00076351 . 001 NUMBER ACRES SQUARE FEET Texas FEDERAL AID PROJECT NO. F M 565 STATE DISTRICT No.ACQUISITION 0.0472 2,058 Department N/A 20 PARENT AREA 0.2582 *11,247 ofTransportatlon SCALE FILE R.O.W.-C.S.J NO. COUNTY 1 " = 50' 102401083-P00076351.001-PG06 1024-01-083 CHAMBERS REMAINDER AREA LT. -0.2110 *9,189