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Ordinance No. 12,219ORDINANCE NO. 12,219 AN ORDINANCE OFTIII? CITY COUNCIL OFTHE CITY OFBAYTOWN, TEXAS, AUTHORIZING AND DIRECTING THE MAYOR TO EXECUTE AND THE CITY CLERK TO ATTL'ST TO AN INDUSTRIAL DISTRICT AGREEMENT WITH BORUSAN MANNESMANN PIPE tJ.S,, INC,; AND PROVIDING FOR THE EFFECTIVE DATETHERI""OF. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS: Section 1: That the City Council of the City of Baytown, Texas, hereby authorizes and directs the Mayor and City Clerk of the City of Baytown to execute and attest to all Industrial District Agreement with Borusan Mannesmann Pipe U.S., Inc. A copy of said Industrial District Agreement is attached hereto, marked Exhibit "A" and incorporated herein 1161- all intents and purposes. Section 2: This ordinance shall tape effect immediately from and after its passage by the City Council of the City of Baytown. INTRODUCED, READ, and PASSED by the affirn-lative votp1bf the City Council of the City of Baytown, this the 28"' day of March, 2013. Mayor Ai T ' S 7) mm erk APPROVED AS TO FORM: 66ZAC6R-A MI RIE Z, R., IO I S Ity4ttorney RAK;tren'+'jJcs\Cit,,, Ci)t iicil',Orcliiiasicesk2()13\M;irci7 28�,[3ortisaiiNttiiiiiesiiiiiiiTillipcll)AOrtiiiiincc doc Exhibit "A" Industrial District Agreement This Industrial District Agreement ( "Agreement ") is made and entered into between the City of Baytown, Texas, a municipal corporation in Harris and Chambers Counties, Texas, hereinafter also referred to as "Baytown" or "City," and Borusan Mannesmann Pipe U.S., Inc., a Delaware corporation, hereinafter referred to as "Property Owner." In consideration of the promises and of the mutual covenants and agreements herein contained, it is agreed by and between the City and Property Owner as follows: I. Parties This Agreement is made under the authority of Texas Local Government Code Annotatcd §42.044 (Vernon 1993), article XI, §5 of the Texas Constitution and other applicable law. The parties to the Agreement and their addresses are: 1. The "City" City of Baytown Attn: City Manager P.O. Box 424 Baytown, TX 77522 Copy to: City of Baytown Attn: City Attorney P.O. Box 424 Baytown, TX 77522 2. The "Property Owner" Tax Statement Address: Borusan Mannesmann Pipe U.S., Inc. Borusan Mannesmann Pipe U.S., Inc. 363 S. Sam Houston Pkwy 363 S. Sam Houston Pkwy, Suite 1700 Suite 1700 Houston, TX 77060 Houston, TX 77060 II. Identification of Propegy and Industrial District This Agreement includes provisions concerning certain real estate and tangible personal property owned or leased by the Property Owner. Real estate located outside the corporate limits of the City is sometimes referred to herein as the "affected area," and it is described in Exhibit A, which is attached to this Agreement and made a part hereof. Acting pursuant to the above mentioned authority, the City Council of the City has by ordinance, designated the affected area as an industrial district, the same to be known as Baytown Industrial District No. 3 (the "Industrial District "). III. Term The term of this Agreement is seven tax years, from 2013 through 2019, unless it is sooner terminated under the provisions hereof. This Agreement shall be effective and binding on the parties hereto upon execution hereof on behalf of the parties to this Agreement and shall remain in effect for seven years. This Agreement supersedes any prior existing agreements between the Property Owner and the City relating to the subject matter hereof and governing the affected area; to the extent any such prior existing agreement required payment on or after January 1, 2013, such payment obligations are hereby canceled and are superseded by the provisions contained herein. 1V. Limited Immunity from Annexation by the City In consideration of the obligations of the Property Owner herein set forth, the City hereby guarantees for the term of this Agreement the immunity of the affected area from annexation of any type by the City except for such parts of the affected property as may be necessary to annex property owned by third parties within the Industrial District that the City may decide to annex. Additionally, this Agreement shall not affect the continuation of any limited purpose annexation status to which the affected area is now subject. V. Industrial District Payment As part of the consideration for the City's undertakings as set forth above, the Property Owner agrees to pay to the City on or before December 31 ' of each year during the term hereof a sum of money equal to: the Base Value Industrial District Payment plus the Added Value Industrial District Payment. The sum of the Base Value Industrial District Payment plus the Added Value Industrial District Payment shall be referred to as the Industrial District Payment. A. Base Value Industrial District Payment The Base Value Industrial District Payment shall be calculated as follows: (1) the fair market value as determined by the City, of all of the Property Owner's land and all other tangible property, real, personal or mixed, within the affected area ➢ on January 1, 2002, ➢ on January 1, 2009, or 2 ➢ as most recently certified by the chief appraiser of the appraisal district and /or approved by the Industrial Appraisal Review Board established and appointed by the City Council, as of the date of this Agreement, whichever is greater hereinafter referred to as the "Base Year." Such fair market value for the Base Year is agreed to and stipulated by the parties to be TEN MILLION SEVEN HUNDRED SEVENTY -ONE THOUSAND NINE HUNDRED THIRTY -ONE AND NO/ 100 DOLLARS ($10,771,931.00), less the fair market value in the Base Year as determined by the City of that portion of the Property Owner's property, real, personal or mixed, which was located within the industrial district on the effective date of this agreement and subsequently annexed by the City, the difference of which is hereinafter referred to as the "Base Year Value," multiplied by (2) the property tax rate per $100.00 of assessed valuation adopted by the City Council for the City, multiplied by the applicable Yearly Payment Rate as detailed below. The applicable Yearly Payment Rate is the sum of the Industrial District Payment Rate plus the Public Community Improvement Rate and shall be determined using the following chart: TAX Y>�AR ` INDUSTRIAL DX,STRTCT PAYMENT 1 RATE PUBLIC CO 0WRO VEMENi` RATE YEARLY PAYMENT RATE 2013 .61 .01 .62 2014 .62 .01 .63 2015 .62 .01 .63 2016 .63 .01 .64 2017 .63 .01 .64 2018 .63 .01 .64 2019 .64 .01 .65 B. Added Value Industrial District Payment The Added Value Industrial District Payment shall be calculated as follows: (1) the fair market value as determined by the City, of all of the Property Owner's land and all other tangible property, real, personal or mixed, within the affected area on January 1 of each year in which an Industrial District Payment is due hereunder minus the Base Year Value, hereinafter referred to as the "Added Value," multiplied by C (2) the property tax rate per $100.00 of assessed valuation adopted by the City Council for the City for each year of the term of this Agreement, multiplied by the applicable total added value industrial district payment rate detailed below. The applicable Total Added Value Industrial District Payment Rate shall be determined using the following chart: TA %YEAR " ADDED VALUE ; INDbST1tIAL D�S�`ItICT :. PA. "'YN[E1T R�iTE PUBL IC COQ - DIPROVEMENT RATE.. TOTAL ADDED VALUE INDUSTRIAL` DIS ' -X T PAYMENT RATE 2013 0 .01 .01 2014 0 .01 .01 2015 0 .01 .01 2016 0 .01 .01 2017 .21 .01 .22 2018 .42 .01 .43 2019 .64 .01 .65 If the formula used in calculating the Added Value Industrial District Payment produces a negative number, then the Added Value Industrial District Payment shall be $0.00. VI. Valuations For the purpose of providing a procedure for determining and collecting the amounts payable by the Property Owner hereunder, there are hereby adopted and made a part hereof all provisions of the Constitution and statutes of the State of Texas pertaining to ad valorem taxation as amended throughout the term of this Agreement (including, in particular, the Texas Property Tax Code), except, however, that (i) to the extent that any of such provisions would require the assessment of the Property Owner's property on an equal and uniform basis with property in the general corporate limits of the City, the provisions of this Agreement will control where in conflict with the provisions of such laws and (ii) the income method of appraisal as described in Section 23.012 of the Texas Property Tax Code shall not be limited to only properties for which a rental market exists. Specifically, nothing contained herein shall limit the income method of appraisal specified in Section 23.012 of the Texas Property Tax Code to only properties for which a rental market exists, instead if such method is used, the chief appraiser shall: 1. use income and expense data pertaining to the property, if possible and applicable; 2. make any projections of future income and expenses only from clear and appropriate evidence; 3. use data from generally accepted sources in determining an appropriate capitalization rate; 4 4. determine a capitalization rate for income - producing property that includes a reasonable return on investment, taking into account the risk associated with the investment. A. Valuation of Property Inside the Corporate Limits but Subsequently Disannexed Land, improvements and tangible property, real or mixed, of the Property Owner, which are disannexed from the corporate limits of the City during the term of this Agreement, shall become part of the affected area immediately upon disannexation. The value for such land, improvements and tangible property, real or mixed, shall be based upon the appraised value for the Base Year, as finally determined by the Chambers County Appraisal District or its legal successor (or through administrative or judicial appeal of the Chambers County Appraisal District's determination) and shall be added to the Base Year Value specified in Article V for purposes of payment hereunder on January 1 of the year the same is disannexed. B. Valuation of Property Outside the Corporate Limits The parties hereto recognize that said Chambers County Appraisal District is not required to appraise the land, improvements, and tangible property, real or mixed, in the affected area, which are not within the corporate limits of the City, for the purpose of computing the payments hereunder. Therefore, the parties agree that to determine the fair market value of all of the Property Owner's land, improvements, and tangible property located outside the corporate limits of the City in accordance with the market value computation contemplated in the Texas Property Tax Code for the purpose of calculating the Property Owner's payment in the manner described above, the City may choose to use the appraised value for each year in which an Industrial District Payment is due hereunder, as finally determined by the Chambers County Appraisal District (or through administrative or judicial appeal of the Chambers County Appraisal District's determination), or by appraisal conducted by the City and/or by an independent appraiser of the City's selection, and at the City's expense. Nothing contained herein shall ever be construed as in derogation of the authority of the Chambers County Appraisal District to establish the appraised value of land, improvements, and tangible personal property in the annexed portion for ad valorem tax purposes. C. Bindin Effect ffect Determination of the Base Year Value and the Added Value in the above - stated manner outside the corporate limits shall be made by the City and approved by the Industrial Appraisal Review Board. Such final fair market value as approved by the Industrial Appraisal Review Board shall be final and binding unless either party within thirty (30) days after receipt of the Board's determination petitions for a Declaratory Judgment to the Civil District Court of Harris County, Texas, as provided for by Section XIV hereof. In determining the fair market value of property and improvements as used herein, the Industrial District Appraisal Board shall base its determination on the fair market value as defined in Section VI herein, giving due consideration 5 to comparable present day facilities considering and giving effect to sound engineering valuation practices relative to service life, life expectancy, process and functional obsolescence. D. Statements The City shall mail one statement to the Property Owner on or about December 1 of each year showing the total amount due on December 31 of such year pursuant to this Agreement. Such statement shall be mailed to the "Tax Statement Address" noted in this Agreement. Any amounts due on December 31 that are not paid when due shall become delinquent on January 1 of the following year. Provided, however, if the tax statement is mailed after December 10, the delinquency date is postponed to the first day of the next month that will provide a period of at least 21 days after the date of mailing for payment of the amount due. Delinquent amounts shall be immediately subject to the same penalties, interest, attorneys' fees and costs of collection as recoverable by the City in the case of delinquent ad valorem taxes. The City shall have a lien upon the Property Owner's land within the affected area upon any delinquency in the Industrial District Payment. E. Valuation Contests If any differences concerning the appraised values shall not have been finally determined by the due date of the Property Owner's payment hereunder and the Property Owner desires to pursue any additional available remedies, the Property Owner shall, without prejudice to such remedies, pay to the City by December 31 of each year (subject to the exception in the preceding paragraph for statements mailed after December 10), such amount as is provided in the Texas Property Tax Code, as amended throughout the term of this Agreement, for payments made under such conditions by owners of property within the general corporate limits of the City subject to ad valorem taxation. Any refund payable by the City to the Property Owner hereunder shall be paid within 60 days after receipt by the City of both Chambers County Appraisal District's form notification that the appraised value of the property has been reduced and a written refund request by the Property Owner; if not paid timely, the refund amount shall bear interest at eight percent per annum beginning 60 days after the City received both the Property Owner's written refund request and the Chambers County Appraisal District's formal notification that the appraised value of the property has been reduced. VII. Compliance with Law The City and the Property Owner mutually recognize that the health and welfare of Baytown residents require adherence to high standards of quality in the air emissions, water effluents and noise, vibration and toxic levels of those industries located in the Industrial District, and that development within the District may have an impact on the drainage of surrounding areas. To this end, the Property Owner and the City agree that the same standards and criteria relative to noise, vibration and toxic levels and drainage and flood control which are adopted by the City and made applicable to portions of the City adjacent to the Industrial District shall also R be applicable to the affected area. The Property Owner agrees that any industrial or other activity carried on within the affected area will be constructed in strict compliance with all applicable valid state and federal air and water pollution control standards. If the Property Owner's property within the affected area is subject to the Occupational Safety and Health Act, 29 U.S.C. 65, et seq., as amended, then the Property Owner shall undertake to ensure that its facilities and improvements in the affected area comply with the applicable fire safety standards of such act and the resolutions from time to time promulgated hereunder (the "OSHA Standards "), but there shall be no obligation to obtain any permits of any kind from the City in connection with the construction, operation or maintenance of improvements and facilities in the affected area not located within the corporate limits of the City. Nonetheless, for construction which commences after the execution of this Agreement, the Property Owner agrees that any structure built within the affected area shall be built in accordance with the building code adopted by the City in effect at the time of construction. The City and the Property Owner recognize that activities in the City's industrial districts are subject to regulation by other governmental entities, including the state and federal governments and their various departments and agencies. The City and the Property Owner also recognize that the City may have an interest in activities in the City's industrial districts that are regulated by other governmental entities. Nothing in this Agreement is intended to limit the City's right and authority to communicate its interest in, or opposition to, those activities to the applicable regulatory agencies or to participate, to the extent allowed by law, in any related administrative or judicial proceeding. Vlll. Inspections The Chief Appraiser of the Chambers County Appraisal District and the City or its independent appraiser shall have the same right to enter and inspect the Property Owner's premises and the same right to examine the Property Owner's books and records to determine the value of the Property Owner's properties as are provided in the Texas Property Tax Code as amended. ix. Public Community Improvement The Property Owner may apply to the City for reimbursement for a Public Community Improvement Project designed to further the public community improvement goals of the City of Baytown. Such project, the duration of the project, and the location thereof must be approved in writing by the City Manager of the City based upon the public community improvement goals of the City in effect at the time of the application. The Public Community Improvement Project must be completed prior to the expiration of the Agreement year during which it is approved to be eligible for reimbursement, except if it is approved as a multi -year project. The Public Community Improvement Project may be for multiple years; however, in order to be eligible for reimbursement in accordance with this article, it must be completed prior to the expiration or termination of this Agreement. Further, the project may be constructed on the Property Owner's property; provided that the project is visible from and enhances a public way or other public %I property. Any reimbursement under this article shall be subject to the City Manager's determination that the completed Public Community Improvement Project meets or exceeds those improvement efforts proposed and approved prior to the start of the project. Reimbursement may not exceed the amount the Property Owner will pay to the City based solely upon the Public Community Improvement Rate established in Article V hereof during the term of this Agreement. It is expressly understood and agreed that in any year during the term of this Agreement, the Property Owner shall not submit a request for reimbursement which exceeds the amount the Property Owner has paid to the City based solely upon the Public Community Improvement Rate established in Article V hereof. If the Property Owner fails to receive the City Manager's approval of a Public Community Improvement Project prior to the expiration of an Agreement year, the Property Owner will have no claim to the monies paid to the City based upon the Public Community Improvement Rate and the City shall use such funds for a project consistent with the City's public community improvement goals. X. Default A. Default by Property Owner In the event of default by the Property Owner in the performance of any of the terms of this Agreement, including the obligation to make the payments above provided for, the City shall have the option, if such default is not fully corrected within sixty (60) days from the giving of written notice of such default to the Property Owner to either (i) declare this Agreement terminated or (ii) continue the term of this Agreement and collect the payments required hereunder. Notwithstanding any to the contrary contained herein, should the City determine the Property Owner is in default according to the terms and conditions of Section VI1 hereof, the City shall notify the Property Owner in writing by U.S. Mail, certified return receipt requested, at the address stated in this Agreement, and if such default is not cured within sixty (60) days from the date of such notice (the "Cure Period ") then such failure to cure shall constitute a material breach of this Agreement; provided that, in the case of a default under Section VII for causes beyond the Property Owner's control that cannot with due diligence be cured within such sixty (60) day period or in the event that the failure to cure results from ongoing negotiations with federal or state officials, administrative proceedings or litigation regarding the necessary cure steps, then the cure period shall be extended until such negotiations, administrative proceedings or litigation are concluded. B. Default by City In the event of default by the City, the Property Owner may, if such default is not fully corrected within 60 days from giving written notice of such default to the City, terminate this Agreement. Upon such termination, both the Property Owner and the City shall be relieved of all further obligations hereunder, but the Property Owner shall not be relieved of the obligation to pay any amounts that accrued prior to such termination. In the event of termination, the City shall have the right to repeal the ordinance designating the affected area as an industrial district. 8 Provided, however, if the termination occurs as a result of the City's exercising its option to terminate (as provided in the first sentence of this Section X), the City shall not have the right to annex the affected area into the general corporate limits of the City so as to subject the affected area to ad valorem taxes for any part of the period covered by the Property Owner's last payment hereunder. Xl. Notice Any notice to the Property Owner or the City concerning the matters to which the Agreement relates may be given in writing by registered or certified mail addressed to the Property Owner or the City at the appropriate respective addresses set forth on the cover page of this Agreement. Any such notice in writing may be given in any other manner. If given by registered or certified mail, the notice shall be effective when mailed. With the exception of annual bills for payments due herein, notice given in any other manner shall be effective when received by the Property Owner or the City, as the case may be. XII. No Further Expansion of Taxing Jurisdiction Nothing herein contained shall be construed to change or enlarge the jurisdiction, power or authority of the City over or with respect to the affected area as prescribed by applicable law, except as specifically provided in this Agreement. The Property Owner shall not be obligated by virtue of this Agreement, or the establishment of the industrial district covering the affected area not within the corporate limits of the City, to make any payments to the City in the nature of a tax or assessment based upon the value of the Property Owner's property in the affected area during the term of this Agreement other than the payments specified herein. Specifically, the Property Owner shall not be liable for any City taxes within the affected area, including, without limitation, City ad valorem taxes on taxable property within the affected area. XII1. Reimbursement for Services If the Property Owner requests and receives mutual aid firefighting assistance and is a member of Channel Industries Mutual Aid organization ( "CIMA ") or similar organization, the Property Owner shall reimburse the City for costs incurred by the City in providing fire protection services to the Property Owner as shall be provided in the charter, bylaws and agreements pursuant to which CIMA or such similar organization is organized and operates. If the Property Owner requests and receives mutual aid firefighting assistance and is not a member of CIMA or a similar organization, then the Property Owner shall be required to reimburse the City for costs actually expended by the City in providing any firefighting assistance to the Property Owner, including chemical and personnel costs. E XIV. Declaratory Judgment Action If any disagreement arises between the parties concerning the interpretation of this Agreement, it is agreed that either of the said parties may petition any Civil District Court of Harris County, Texas, for a Declaratory Judgment determining said controversy and the cause shall be tried as other civil causes. If the controversy affects an Industrial District Payment, the Property Owner shall, pending final determination of said controversy, pay to the City on the due date the same amount which was paid to the City for the last preceding period as to which there was no controversy concerning the amount owed by the Property Owner to the City. The Property Owner agrees to tender any additional amount of potential liability to the registry of the Civil District Court, Harris County, Texas, pending final determination of the controversy beyond any further appeal. XV. Assignment This Agreement shall not bestow any rights upon any third party, but rather, shall bind and benefit the Property Owner and the City only. If the Property Owner conveys all or any part of the property then covered hereby, the Property Owner shall notify the City within 30 days of the conveyance and shall thereafter cease to be obligated with respect to the property so conveyed and the Base Year Value plus the Added Value shall be apportioned between the Property Owner and the grantee based upon the property conveyed, only if the grantee thereof enters into an Industrial District Agreement with the City with respect to such property so conveyed. No right or obligation under this Agreement may be sold, assigned or transferred. XVI. Authorily The Property Owner covenants that it has the authority to enter into this Agreement by virtue of being either the legal or equitable owner of a possessory estate (including a leasehold estate) in the land comprising the affected area, which will not terminate before the expiration date of this Agreement. Additionally, the officers executing this Agreement on behalf of the parties hereby represent that such officers have full authority to execute this Agreement and to bind the party he represents. XVII. No Municipal Services It is agreed that during the term of this Agreement, the City is under no obligation to provide any governmental, proprietary or other municipal services to the affected area. Specifically, but without limitation, it is agreed that the City shall not be required to furnish (I) sewer or water service, (2) police protection, (3) fire protection (4) road or street repairs, and (5) garbage pickup service. 10 XVIII. Severability If any provision of this Agreement, or any covenant, obligation or agreement contained herein, including, without limitation, that term hereof, is determined by a court to be invalidated or unenforceable, such provision, covenant, obligation or agreement shall be reformed so as to comply with applicable law. If it is not possible to so reform such provision, covenant, obligation or agreement, such determination shall not affect any other provision, covenant, obligation or agreement, each of which shall be construed and enforced as if the invalid or unenforceable portion were not contained herein. Provided, further that such invalidity or unenforceability shall not affect any valid and enforceable provision thereof, and each such provision, covenant, obligation or agreement shall be deemed to be effective, operative, made, entered into or taken in the manner and to the full extent permitted by law. Notwithstanding the above, if the application of this Section XVIII requires reformation or revision of any term that removes or materially diminishes the obligation of the Property Owner to make the payments to the City described herein (except in the event of a reformation that shortens the term of this Agreement), the City shall have the option to declare this Agreement terminated. M. Complete Agreement This Agreement contains all the agreements of the parties relating to the subject matter hereof and is the full and final expression of the agreement between the parties. XX. Non - waiver Failure of either party hereto to insist on the strict performance of any of the agreements herein or to exercise any rights or remedies accruing thereunder upon default or failure of performance shall not be considered a waiver of the right to insist on and to enforce by an appropriate remedy, strict compliance with any other obligation hereunder to exercise any right or remedy occurring as a result of any future default or failure of performance. XXI. Ambiguities In the event of any ambiguity in any of the terms of this Agreement, it shall not be construed for or against any party hereto on the basis that such party did or did not author the same. XXII. Headinas The headings appearing at the first of each numbered section in this Agreement are inserted and included solely for convenience and shall never be considered or given any effect in construing this Agreement or any provision hereof, or in connection with the duties, obligations or liabilities of the respective parties hereto or in ascertaining intent, if any question of intent should arise. XXIII. Choice of Law: Venue This Agreement shall in all respects be interpreted and construed in accordance with and governed by the laws of the State of Texas and the City, regardless of the place of its execution or performance. The place of making and the place of performance for all purposes shall be Baytown, Harris County, Texas. XXIV. Agreement Read The parties acknowledge that they have read, understand and intend to be bound by the terms and conditions of this Agreement. IN WITNESS WHEREOF, this Agree nt is executed in multiple counterparts on behalf of the Property Owne thir�Sday of and on behalf of the City thisolemdey of � f1 ,c1Dt3. ,gp44r' MCKENZIE EDGAR Notary Public. State of Texas rh = My Commission Expires �'�� July 16, 2016 �h4�tP� ATTEST: .��• ATTEST: LETICIA BRYSCH, City Clerk 12 BORUSAN MANNESMANN PIPE U.S., INC. B DDY B EWER 1�-0 Title CITY OF BAYTOWN STEPHEN H. DONCARLOS, Mayor APPROVED AS TO FORM: IGNACIO RAMIREZ, SR., City Attorney LOUISE RICHMAN, Finance Director R:Ucanenc\My Documents\ Contracts\ IDAlBorusanMannesmannPipeIDA2Oi3 .dac 13 Exhibit "A" 133.67 ACRE TRACT JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 133.67 ACRE TRACT 1 Being a tract or parcel of land containing 133.67 acres of land located in the John Ijams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 133.67 acre tract being more particularly described by metes and bounds as follows: BEGINNING at a found five- eighths inch iron rod with a "Halff and Associates" plastic cap on the east right -of -way line of Powers Road, a 100 foot wide street dedicated by the plat recorded in Clerk's File Number 35939, Chambers County Map Records, said iron rod with "Halff and Associates" plastic cap being the southwest corner of a called 70.259 acre tract described in the deed to Sumner Baytown Buildings, LLC as recorded under Volume 1012, Page 282, of the Official Public Records Chambers County, Texas said corner being the northwest comer hereof; THENCE, East, with the south line of said called 70.259 acre tract, 1,135.47 feet to a found five- eighths inch iron rod with a "Halff and Associates" plastic cap for an angle point in the south line of said called 70.259 acre tract; THENCE, North 65" 17' 32" East, continuing with the south line of said called 70.259 acre tract, 3,515.35 feet to a set five- eighths inch iron rod with "Baseline Corp" plastic cap for the northeast corner hereof, from which said set corner a found five - eighths inch iron rod with a "Halff and Associates" plastic cap marking the southeast corner of said called 70.259 acre tract bears North 65° 17' 32" East, 132.01 feet; THENCE, South 000 00' 25" East, 1,943.11 feet to a set five - eighths inch iron rod with "Baseline Corp" plastic cap for the southeast comer; THENCE, South 80° 17' 20" West, 3,0C2.41 Feet to a set five - eighths inch iron rod with "Baseline Corp" plastic cap for an angle point in the south line hereof; THENCE, West, 1,069.83 feet to a set five- eighths inch iron rod with "Baseline Corp" plastic cap on the east line of a called 2.066 acre tract described in deed to Chambers County Improvement District Number 1 recorded under Volume 978, Page 668, of the Official Public Records Chambers County, Texas; THENCE, North, with the east line of said called 2.066 acre tract, 60.00 feet to a set five- eighths inch iron rod with "Baseline Corp" plastic cap for the northeast corner of said called 2.066 acre tract; THENCE, West, with the north line of said called 2.066 acre tract, 300.00 feet to a found five- eighths inch iron rod with a "Bury Partners" plastic cap for the northwest corner of said called 2.066 acre tract on the east right -of -way line of said Powers Road and being for the southwest corner hereof; 133.67 ACRE TRACT JOHN (JAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2 of 2 133.67 ACRE TRACT 1 THENCE, North, with the east right -of -way line of Powers Road, 920.19 feet to the POINT OF BEGINNING and containing 133.67 acres of Land. A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 713- 869 - 015,(5 t". Michael F. Carringt n, RPLS Texas Registration o. 5366 co A1CHAEL F. CAiRNiGTBN 5366 SU{�J February 1, 2013 H:12012\12058 WD Northden \1205801 ALTA Survey for 130 Acre\Data \Documents\133.67 Acres Metes & Bounds.docx 33.79 ACRE TRACT JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 33.79 ACRE TRACT 2 Being a tract or parcel of land containing 33.79 acres of land located in the John Ijams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 33.79 acre tract being more particularly described by metes and bounds as follows: COMMENCING at a found five- eighths inch iron rod on the east right -of -way line of F.M. 1405, 300 feet wide as described in a deed to the State of Texas recorded under Volume 351, Page 200, of the Chambers County Deed Records, said corner being the southwest corner of said called 1,028.275 acre tract and being the northwest corner of Main Mill subdivision recorded under Volume B, Page 136, Chambers County Map Records; THENCE, North 16° 09' 18" West, with the west line of said called 1,028.275 acre tract and with the east right -of -way line of F.M. 1405, 261.81 feet to a point for the beginning of a tangent curve to the right having a radius of 5,579.57 feet from which a found five - eighths inch iron rod with a "Survcon" plastic cap bears North 120 25' West, 29.64 feet; THENCE, in a northeasterly direction along said curve to the right through a central angle of 020 46' 39 ", a chord of North 140 45' 59" West, 270.45 feet, a distance along the arc of 270.47 feet to a set five- eighths inch iron rod with a "Baseline Corp." cap for the southwest corner and POINT OF BEGINNING of the herein described tract; THENCE, in a northerly direction continuing with the west line of said called 1,028.275 acre tract and the east right -of -way line of said F.M. 1405 along a curve to the right having a radius of 5,579.57 feet, through a central angle of 100 13' 33 ", a chord of North 080 15' 53" West, 994.49 feet, a distance along the arc of 995.82 feet to a set five - eighths inch iron rod with "Baseline Corp." plastic cap for the point of tangency; THENCE, North 03° 09'06" West, continuing with the west line of said called 1,028.275 acre tract and with east right -of -way line of said F. M. 1405, 236.54 to a found five - eighths inch iron rod with a "Baseline Corp" plastic cap, said corner being the northwest corner hereof; THENCE, North 82° 53' 32" East, 1,200.10 feet to a found five - eighths inch iron rod with a "Baseline Corp." plastic cap on the west line of a 60 foot wide Houston Lighting & Power Company easement recorded in Volume 377, Page 50 of the Chambers County Deed Records, said corner being the northeast comer hereof; THENCE, South, with the west line of said 60 foot wide Houston Lighting & Power Company easement, 1,368.84 feet to a set five- eighths inch iron rod with "Baseline Corp." plastic cap for the southeast corner hereof; 33.79 ACRE TRACT JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2 of 2 33.79 ACRE TRACT 2 THENCE, West, 1,034.92 feet to the POINT OF BEGINNING and containing 33.79 acres of Land. A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To Convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 771�3� - 869(- �01�!55 1 V�.N�.JC. 1 . ---- Michael F. Cardnngt n, RPLS Texas Registration No. 5366 co OF r�V � ��•`(11 fdICHA�I F; CARR{HOTON -70 February 1, 2013 KQ012112058 CCID Northden11205801 ALTA Survey for 130 Acre\Data\Documents133.79 Acres Metes & Bounds.dom 5.61 ACRE ACESS TRACT 1 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 60' Wide Access Tract 1 Being a 60 foot wide tract or parcel of land containing 5.61 acres of land located in the John Ijams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 5.61 acre tract being more particularly described by metes and bounds as follows: COMMENCING at a found five - eighths inch iron rod with a "Halff and Associates" plastic cap on the east right -of -way line of Powers Road, a 100 foot wide street dedicated by the plat recorded in Clerk's File Number 35939, Chambers County Map Records, said iron rod with "Halff and Associates plastic cap being the southwest corner of a called 70.259 acre tract described in the deed to Sumner Baytown Buildings, LLC as recorded under Volume 1012, Page 282, of the Official Public Records Chambers County; THENCE, South, with the east right -of -way line of said Powers Road, 920.19 feet to a found five- eighths inch iron rod with "Bury Partners" plastic cap for the northwest corner of a called 2.066 acre tract described in deed to Chambers County Improvement District Number 1 recorded under Volume 978, Page 668, of the Official Public Records Chambers County, Texas; THENCE, East, with the north line of said 2.066 acre tract, 300.00 feet to a set five - eighths inch iron rod with a "Baseline Corp." plastic cap for the northwest corner and POINT OF BEGINNING of the herein described 60 foot wide Access Tract 1; THENCE, East, 1,064.74 feet to a point for an angle point in the north line hereof; THENCE, North 80° 17' 20" East, 3,007.57 feet to a point for the northeast corner hereof; THENCE, South 00° 00' 25" East, 60.87 feet to a set five - eighths inch iron rod with a "Baseline Corp." plastic cap for the southeast corner hereof; THENCE, South 800 17' 20" West, 3,002.41 feet to a set five- eighths inch iron rod with a "Baseline Corp." plastic cap for an angle point in the south line hereof; THENCE, West, 1,069.83 feet to a set five- eighths inch iron rod with "Baseline Corp" plastic cap on the east line of said called 2.066 acre tract; THENCE, North, with the east line of said called 2.066 acre tract, 60.00 feet to the POINT OF BEGINNING and containing 5.61 acres of Land. 5.61 ACRE ACESS TRACT 1 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2of2 60' Wide Access Tract 1 A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 713- 869 -0155 �1 n Michael F. Carringto , RPLS Texas Registration .5366 February 1, 2013 Revised March 15, 2013 H:\2012\12058 CCID Northden \1205801 Bounds.docx QTEf�o �- z:N co mj HAEL F. CARR1HGi0N t; 0 6360 �e jct 9 °.Fs s s\0.'*A U ALTA Survey for 130 Acre \Data\Documents\5.61 Acres Access Tract 1 Metes & 5.61 ACRE ACESS TRACT 2 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 60' Wide Access Tract 2 Being a 60 foot wide tract or parcel of land containing 5.61 acres of land located in the John [jams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 5.61 acre tract being more particularly described by metes and bounds as follows: COMMENCING at a found five- eighths inch iron rod with a "Halff and Associates" plastic cap on the east right -of -way line of Powers Road, a 100 foot wide street dedicated by the plat recorded in Clerk's File Number 35939, Chambers County Map Records, said iron rod with "Halff and Associates" plastic cap being the southwest corner of a called 70.259 acre tract described in the deed to Sumner Baytown Buildings, LLC as recorded under Volume 1012, Page 282, of the Official Public Records Chambers County; THENCE, South, with the east right -of -way line of said Powers Road, 920.19 feet to a found five- eighths inch iron rod with "Bury Partners' plastic cap for the northwest corner of a called 2.066 acre tract described in deed to Chambers County Improvement District Number 1 recorded under Volume 978, Page 668, of the Official Public Records Chambers County, Texas; THENCE, East, with the north line of said 2.066 acre tract, 300.00 feet to a set five - eighths inch iron rod with a "Baseline Corp." plastic cap for the northeast corner of said called 2.066 acre tract; THENCE, South, with the east line of said called 2.066 acre tract, 60.00 feet to a set five- eighths inch iron rod with a "Baseline Corp." plastic cap for the northwest corner and POINT OF BEGINNING of the herein desciiued 60 foot wide Access Tract 2; THENCE, East, 1,069.83 feet to a set five- eighths inch iron rod with a "Baseline Corp." plastic cap for an angle point in the north line hereof; THENCE, North 800 17' 20" East, 3,002.41 feet to a set five - eighths inch iron rod with a "Baseline Corp." plastic cap for the northeast corner hereof; THENCE, South 00" 00'25" East, 60.87 feet to a point for the southeast corner hereof; THENCE, South 80" 17' 20" West, 2,997.25 feet to a point an angle point in the south line hereof; THENCE, West, 1,074.93 feet to a point for corner on the east line of said called 2.066 acre tract; 5.61 ACRE ACESS TRACT 2 JOHN [JAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2 of 2 60' Wide Access Tract 2 THENCE, North, with the east line of said called 2.066 acre tract, 60.00 feet to the POINT OF BEGINNING and containing 5.61 acres of Land. A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 713- 869 -0155 Michael F. Carrin on, RPLS Texas Registratio No. 5366 February 1 2013 r•q (P ' G IN7pN Ai1CiiAEI F..... „ 919 3C�6 `,,�' prFSS�p + p' SURk H:12012112058 WD Northden11205801 ALTA Survey for 130 Acre\Data\Documents15.61 Acres Access Tract 2 Metes Bounds.dosx 1.44 ACRE ACCESS TRACT 3 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 60' Wide Access Tract 3 Being a 60 foot wide tract or parcel of land containing 1.44 acres of land located in the John Ijams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 1.44 acre tract being more particularly described by metes and bounds as follows: COMMENCING at a found five- eighths inch iron rod on the east right -of -way line of F.M. 1405, 300 feet wide as described in a deed to the State of Texas recorded under Volume 351, Page 200, of the Chambers County Deed Records, said corner being the southwest corner of said called 1,028.275 acre tract and being the northwest corner of Main Mill subdivision recorded under Volume B, Page 136, Chambers County Map Records; THENCE, North 16° 09' 18" West, with the west line of said called 1,028.275 acre tract and with the east right -of -way line of F.M. 1405, 261.81 feet to a point for the beginning of a tangent curve to the right having a radius of 5,579.57 feet from which a found five - eighths inch iron rod with a "Survcon" plastic cap bears North 120 25' West, 29.64 feet; THENCE, in a northeasterly direction along said curve to the right through a central angle of 02° 46' 39 ", a chord of North 14° 45' 59" West, 270.45 feet, a distance along the arc of 270.47 feet to a set five- eighths inch iron rod with a "Baseline Corp." cap for the southwest corner and POINT OF BEGINNING of the herein described 60 foot wide Access Tract 3; THENCE, in a northerly direction continuing with the west line of said called 1,028.275 acre tract and the east right -of -way line of said F.M. 1405 along a curve to the right having a radius of 5,579.57 feet, through a central angle of 000 37' 57 ", a chord of North 130 03' 41" West, 61.59 feet, a distance along the arc of 61.59 feet to a point for the northwest comer hereof; THENCE, East, 1,048.84 feet to a point for corner on the west line of a 60 foot wide Houston Lighting & Power Company easement recorded in Volume 377, Page 50 of the Chambers County Deed Records, said corner being the northeast corner hereof; THENCE, South, with the west line of said 60 foot wide Houston Lighting & Power Company easement, 60.00 feet to a set five - eighths inch iron rod with a "Baseline Corp." plastic cap for the southeast corner hereof; THENCE, West, 1,034.92 feet to the POINT OF BEGINNING and containing 1.44 acres of Land. 1.44 ACRE ACCESS TRACT 3 JOHN (JAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2 of 2 60' WIDE Access Tract 3 A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To Convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 713 -869 -0155 Michael F. Card gton, RPLS Texas Registrati n No. 5366 February 1, 2013 �: F. CAR�IWGioN ..`�,i.:., sUR H:12012112058 CCID Northden11205801 ALTA Survey for 130 Acre\0ata\00cuments11.44 Acre Access Tract 3 Metes & Bounds.dom 2.13 ACRE ACCESS TRACT 4 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 1 of 2 60' Wide Access Tract 4 Being a 60 foot wide tract or parcel of land containing 2.13 acres of land located in the John Ijams Survey, Abstract No. 15, Chambers County, Texas, being part of a called 1,028.275 acre tract (Part Seven) described in the deed to Cedar Crossing, L.P. as recorded under Volume 456, Page 155, of the Official Public Records Chambers County, Texas; said 2.13 acre tract being more particularly described by metes and bounds as follows: COMMENCING at a found five - eighths inch iron rod on the east right -of -way line of F.M. 1405, 300 feet wide as described in a deed to the State of Texas recorded under Volume 351, Page 200, of the Chambers County Deed Records, said corner being the southwest corner of said called 1,028.275 acre tract and being the northwest corner of Main Mill subdivision recorded under Volume B, Page 136, Chambers County Map Records; THENCE, North 160 09' 18" West, with the west line of said called 1,028.275 acre tract and with the east right -of -way line of F.M. 1405, 261.81 feet to a point for the beginning of a tangent curve to the right having a radius of 5,579.57 feet from which a found five - eighths inch iron rod with a "Survcon" plastic cap bears North 12° 25' West, 29.64 feet; THENCE, in a northeasterly direction along said curve to the right through a central angle of 020 46' 39 ", a chord of North 140 45' 59" West, 270.45 feet, a distance along the arc of 270.47 feet to a set five - eighths inch iron rod with a "Baseline Corp." cap for the northwest corner and POINT OF BEGINNING of the herein described 60 foot wide Access Tract 4; THENCE, East, 1,034.92 feet to a point for corner on the west line of a 60 foot wide Houston Lighting & Power Company easement recorded in Volume 377, Page 50 of the Chambers County Deed Records said corner being a re- entrant corner hereof; THENCE, North, with the west line of said 60 foot wide Houston Lighting & Power Company easement, 60.00 feet to a point for corner; THENCE, North 90° 00' 00" East, 260.00 feet to a point for corner on the west right -of- way line of Powers Road, a 100 foot wide street dedicated by the plat recorded in Clerk's File Number 35939, Chambers County Map Records, said point for corner being the northeast comer hereof; THENCE, South, with the west right -of -way line of said Powers Road, 120.00 feet to a point for the southeast corner hereof; 2.13 ACRE ACCESS TRACT 4 JOHN IJAMS SURVEY, ABSTRACT NO. 15 CHAMBERS COUNTY, TEXAS Page 2 of 2 60' Wide Access Tract 4 THENCE, West, 1,280.30 feet to a point for comer on the east right -of -way line of said F.M. 1405, same being the west line of said called 1,028.275 acre tract, said comer on a non - tangent curve to the right and being the southwest corner hereof; THENCE, in a northerly direction with the west line of said called 1,028.275 acre tract and with the east right -of -way line of said F.M. 1405 along said non - tangent curve to the right having a radius of 5,579.57 feet, through a central angle of 000 38' 03 ", a chord of North 130 41' 41" West, 61.76 feet, a distance along the arc of 61.76 feet to the POINT OF BEGINNING and containing 2.13 acres of Land. A separate survey map was prepared in conjunction with this metes & bounds description and is on file with Baseline Corporation job number 12.058.01. The Bearings shown hereon were derived from redundant RTK GPS observations and are based on the Texas Coordinate System, South Central Zone (4204) NAD 83 CORS adjustment. The distances shown hereon are Surface Datum. To convert to grid multiply by a combined project adjustment factor of 0.99988245. Baseline Corporation 1702 Seamist Drive, Suite 320 Houston, Texas 77008 713- 8,,69n -0155 _ 4 (. Michael F. Ca ton, RPLS Texas Registrati� No. 5366 February 1, 2013 Revised March 15, 2013 OF Rr�� co FAICNAEL F: CARRINGrON ..6366 t¢ X4;0 Fes s\°�O _SU9 H:12012112058 CCID Northden11205801 ALTA Survey for 130 Acre\DatalDocuments12.13 Acre Access Tract 4 Metes & Bounds.dom