ST9302-ES 970819P.O. Box 478
Coppell, Texas 75019
214-462-0022
August 19, 1997
Sandy Lake Corners JV
Michael R. Allen
12221 Merit Dr. #1750
Dallas, Texas 75251-2216
RE: Sandy Lake Road Project #ST 93-02 / Parcel 17, 17T, 20 & 20T
Dear Mr. Allen:
This letter is written as a follow-up to our meetings and telephone conversations concerning the
acquisition of right-of-way associated with Sandy Lake Road from MacArthur to Denton Tap.
Our records indicate that you are the owner of the property at the northwest corner of Moore
and Sandy Lake Road (parcel 17 & 17T) and the northwest corner of Samuel and Sandy Lake
Road (parcel 20 & 20T). The following constitutes an offer from the City of Coppell for the
acquisition of the right-Of-way:
1. Acquisition of permanent right-of-way at $4.00/sq. fi. x 18,406 sq.ft.
(Includes Parcels 17 & 20)
2. Acquisition of temporary slope easement at $.69/sq.ft.x 9,032 sq.ft.
(Includes Parcels 17T & 20T)
3. Relocation of the proposed driveway connection to the Samuel
site to align the west side of the driveway with the west property line.
4. Constrnuction of a water tap to the Moore Roa~site~,
$73,624.00
$ 6,232.08
$79,856.08
Because of the value associated with the acquisition of this easement it will require Council
approval. It is my intention to place it on the August 26, 1997 City Council meeting for
approval. If approved at that meeting, a check could be processed as early as August 29, 1997.
When the check has been processed, we can arrange a mutually agreeable time to meet to
notarize the document in exchange for the check.
If this is acceptable to you please sign below and return to me. Once I have received the letter,
I will start the process for payment of the $79,856.08. If you should have any questions please
feel free to contact this office.
Sincer~
Assistant City Manager/City Engineer
MicJ~ael ]~. Alleh
THE STATE OF TEXAS
COUNTY OF DALLAS
CITY OF COPPELL
PERMANENT RIGHT-OF-WAY
l)eed
$13.00
KNOW ALL MEN BY THESE PRESENTS
THAT, ~ND~LAKE COKNE~, Jr, acting by and through the undersigned,
their duly authorized representative, of the County of Dallas, State of
Texas, for and in consideration of ONE DOLLAR, and other good and
valuable considerations paid by the City of Coppell, a municipal
corporation of Dallas County, Texas, receipt of which is hereby
acknowledged, does hereby grant, bargain and convey to said City, its
successors and assigns, a permanent right-of-way and the right to
construct, reconstruct and perpetually maintain a public street and/or
drainage facilities and utilities, together with all necessary
appurtenances thereto, and with the right and privilege at any and all
times, to enter said premises, or any part thereof, as is necessary to
the proper use of any other right granted herein, and for the purpose of
constructing, reconstructing and maintaining said public street and/or
drainage facilities and utilities, and for making connections therewith,
in, upon and across that certain tract or parcel of land in Dallas
County, Texas, being described as follows: '
EXHIBITS "A" and "B", attached hereto and made a part hereof.
TO HAVE AND TO HOLD the same unto the City of Coppell, its successors
and assigns.
STATE OF TEXAS
COUNTY OF DALLAS
BEFORE ME, the undersigned authority,~n and for said County, on this
day personally appeared ~VX.[~a, ~ . ~//~ ~ , known to
me to be the person whose name is subscribed to the foregoing instrument,
and acknowledged to me that he executed the same for the purposes and
considerations therein expressed, and in the capacity therein stated.
GIVE~UNDERMY HAND AND SEAL OF OFFICE, this the ~g~ day of
Notary ~ubl~c i~an~ for
The Sta~e of TeXas . / /
Commission Expires:
PARCEL NO. 17
98017 01062
EXHIBIT
LEGAL DESCRIPTION
PERMANENT RIGHT-OF-WAY
BEING 0.146 acres of land located in the ALFRED LOGSDON SURVEY, Abstract
No. 783, Dallas County, Texas, and being a portion of the tract of land
conveyed to Sandy Lake Corners, JV, by the deed recorded in Volume 90240,
Page 436 of the Deed Records of Dallas County, Texas. Said 0.146 acres
being more particularly described by metes and bounds, as follows:
BEGINNING at a point at the Southeast corner of said Sandy Lake Corners
Tract;
THENCE S 88° 53' 11" W 237.25 feet, along the South boundary line
of said Sandy Lake Corners Tract, and along the existing North
right-of-way line of Sandy Lake Road, to a point at the Southwest
corner thereof.
THENCE N 00° 44' 57" E 24.54 feet, along the West boundary line of
said Sandy Lake Corners Tract, to a 1/2" iron rod set in the
proposed North right-of-way line of Sandy Lake Road;
THENCE along the proposed North right-of-way line of Sandy Lake Road
as follows:
THENCE N 88° 45' 21" E 205.79 feet, to a 1/2" iron rod set;
THENCE
N 43° 53' 09" E 44.94 feet, to a 1/2" iron rod set in the
East boundary line of said Sandy Lake Corners Tract, also being
the West right-of-way line of Moore Road;
THENCE S 00° 00' 44" W 56.78 feet, along said right-of-way line,
to THE PLACE OF BEGINNING, containing 0.146 acres (6,373 square
feet) of land.
PARCEL NO. 17
98:017 01063
.-EXHIBIT "B"
PERMANENT RIGHT-OF-WAY
eloe~ I~,uJqqlt
N
TRUSTEES FOR
SANDY LAKE ROAD
BAPTIST CHURCH
VOL. 87225, PG. 2725
D.R.D.C.T.
00044'57''E
24.54'
SANDY LAKE CORNERS JV.
VOL. 90240, PG. 4-56
D.R.D.C.T.
P~I~IT R.O.W. UNE
N 88°45'21"E 205.79'
PEI~AHENT R.O.W. LINE
PERMANENT RIGHT-OF-WAY
0.146 ACRES / 6,37.3 SQ.FT. E~.~-v~o R.O.W.U.£
S 88053'1 l"W 237.25'
SANDY LAKE ROAD
LLI
43o53'09"E
44.94'
00°00'44''w
56.78'
POINT OF
BEGINNING
SCALE 1"= 50'
SURVEYED ON THE GROUND
APR IL 29, 1996
~S L.. BRITTAIN
GISTERED PROFESSIONAL
LAND SURVEYOR
STATE OF TEXAS No. 1674
9801 7 01!061~
PARCEL No. 17
PERMANENT RIGHT-OF-WAY
-q9010
LI
086
COUNT 'f CLERk.
DALLAS OOUN1 Y
98,11~ 2"/ ~H 9:29
Unenforceable under ~ed~r~i ta,V.
STATE OF rEXAS COUN~ OF DAL~S
I hereby ce~i~ this instrument was filed on the da~
~ampsd her¢on by mo and wa~ duly ~eco~ed }~ the ~l~e
ege of ~e named records cf Dallas Count, T~am
ereo~ by me.
JAN 2? 1998
COUNTY CLERK, Dallas Count, Tmml~
CITY OF COPPELL
TEMPORARY SLOPE EASEMENT
THE STATE OF TEXAS
COUNTY OF DALLAS
KNOW ALL MEN BY THESE PRESENTS
THAT the term Grantor used herein shall be construed in the singular
or plural number as such term respectiVely represents one or more than
one person.
THAT, SANDY LAKE CO,NEPal, JV, herein after referred to as GRANTORS,
in consideration of the sum of ONE DOLLAR and other good and valuable
consideration in.hand paid by City of Coppell, Texas, receipt of which is
hereby acknowledged, does hereby grant, bargain, sell and convey unto
City of Coppell, Texas, ("GRANTEE"), the free and uninterrupted use,
liberty and privilege of p~ssage in, along, upon and across the following
described property owned by Grantor for the purpose of a temporary slope
easement for grading, sloping or filling along, upon and across said
property to provide a more subtle grade change transition, across
Grantor's main tract with the right and privilege during construction, of
the GRANTEE herein, its agents, employees, workmen and representatives
having ingress, egress, and regress in along upon and across said
premises for the purpose of grading, sloping, or filling~along, upon and
across said temporary slope easement.
Said temporary slope easement is further described in Exhibits "A"
and "B" attached hereto and made a part hereof for all purposes.
After construction has been completed, GRANTEE shall, except for
removed obstructions, return the surface area of the temporary slope
easement to its original condition as nearly as practical taking into
consideration the nature of the work being performed. GRANTORS reserve
the right to use and maintain the surface of the temporary slope easement
strip for purposes which will not interfere with GRANTEES rights hereby
granted and agree that, GRANTEE shall not be obligated for future
maintenance and upkeep of the temporary slope easement.
TO HAVE AND TO HOLD unto the City of Coppell, Texas, its successors
or assigns for the purposes aforesaid, the premises above described.
STATE OF TEXAS
COUNTY OF DALLAS
BEFORE ME, the undersigned authority, iu and for said County, on this
day personally appeared ~lc~.~?r ~. ~ II~n , known to me to
be the person whose name is subs6~l~-ed to the foregoing instrument, and
acknowledged to me that he executed the same for the purposes and
considerations therein expressed, and in the capacity therein stated.
Notary Pub'lic i~ and or
,~-~,.[_.. ........ ~ ..... '~! The State of_TeXas Commission
ti/~d~,,,.. PAULA J. SROOKER ~[ ExPires: /~ 27
t_ ,_ ]"_ .............. z PARCEL NO. 17T
~.XH'rB'~ T &
LEGAL DESCRIPTION
TEMPORARY SLOPE EASEMENT
BEING 0.046 acres of land located in the ALFRED LOGSDON SURVEY, Abstract
No. 783, Dallas County, Texas, and being a portion of the tract of land
conveyed to Sandy Lake Corners, JV, by the deed recorded in Volume 90240,
Page 436 of the Deed Records of Dallas County, Texas. Said 0.046 acres
being more particularly described by metes and bounds, as follows:
BEGINNING at a point in the West boundary line of said Sandy Lake Corners
Tract, lying N 00° 44' 57" E 24.54 feet from the Southwest corner
of said Sandy Lake Corners Tract;
THENCE N 00° 44' 57" E 10.01 feet, along the West boundary line of
said Sandy Lake Corners Tract, to a point;
THENCE N 88° 54' 39" E 214.91 feet, to a point;
THENCE S 43° 53' 09" W
13.35 feet, to a point;
THENCE S 88° 45' 21" W 205.79 feet, to THE PLACE OF BEGINNING,
containing 0.046 acres (2,044 square feet) of land.
PARCEL NO. 17T
EXHIBIT "B"
TEMPORARY SLOPE EASEMENT
TRUSTEES FOR
S~IDY L~KE ROAD
B~PTIST CHURCH
VOL. 87225. PG. 2725
D.R.D.C.T.
I
N 00°44'57"E
10.01' ~,~
pOINT OF ~' J
BEGINNING~
SANDY LAKE CORNERS JV
VOL. 90240, PG. 436 ~v
D.R.D.C.T.
N 88°54'39"£ 214.91'
.ii=. ~
~E]APOR~Y SLOP[ ~ - 0.04~ AC~S / 2044 SQ-FT-
-- -- s 88°,m'21"w ~05.7~J'
l, SOUTHWEST CORNER
"-SANDY LAKE CORNERS
TRACT
SANDY LAKE ROAD
Ld
~ 0
I~ 0
~~ S 43°53'09"W
J, 13.35'
SCALE 1"= 50'
SURVEYED ON THE GROUND
APR IL 29, 1996
,/JAMES L. BRITTAIN
~REGISTERED PROFESSIONAL
LAND SURVEYOR
STATE OF TEXAS No. 1674
PARCEL No. 17T
TEMPORARY SLOPE EASEMENT
CITY OF COPPELL
PERMANENT RIGHT-OF-WAY
$13.00
THE STATE OF TEXAS
COUNTY OF DALLAS
KNOW ALL MEN BY THESE PRESENTS
THAT, 5AND~L&KECORNER~J~., acting by and through the undersigned,
their duly authorized representative, of the County of Dallas, State of
Texas, for and in consideration of ONE DOLLAR, and other good and
valuable considerations paid by the City of Coppell, a municipal.
corporation of Dallas County, Texas, receipt of which is hereby
acknowledged, does hereby grant, bargain and convey to said City, its
successors and assigns, pennant =lght-of-wa~ and the right to
construct, reconstruct andaperpetually maintain a public street and/or
drainage facilities and utilities, together with all necessary
appurtenances thereto, and with the right and privilege at any and all
times, to enter said premises, or any part thereof, as is necessary to
the proper use of any other right granted herein, and for the purpose of
constructing, reconstructing and maintaining said public street and/or
drainage facilities and utilities, and for making connections therewith,
in, upon and across that certain tract or parcel of land in Dallas
County, Texas, being described as follows:
EXHIBITS "A" and "B", attached hereto and made a part hereof.
TO HAVE AND TO HOLD the same unto the City of Coppell, its successors
and assigns.
WITNESS MY HAND, this the ~ day of ~ ~&~, , 199~
STATE OF TEXAS
COUNTY OF DALLAS
BEFORE ME, the undersigned author~tyA, in and for said County, on this
day personally appeared I~t'C-.~,~J.. [.~.l]~. , kno~ to me to be the
person whose n~e is subscribed to the foregoing instr~ent, and
ac~owledged to me that he executed the s~e for the purposes and
considerations therein e~ressed, and in the capacity therein stated.
GI~N ~DER ~ ~ ~D SE~ OF OFFICE, this the ~ day of
~.~ Co~ission E~ires: /~ //7 /~u
PARCEL NO. 20
98017 01058
E~I~IIBXT a
LEGAL DESCRIPTION
PERMANENT RIGHT-OF-WAY
BEING 0.276 acres of land located in the S.M. HIATT SURVEY, Abstract No.
638, Dallas County, Texas, and being a portion of the tract of land
conveyed to Sandy Lake Corners, JV, by the deed recorded in Volume 90132,
Page 527 of the Deed Records of Dallas County, Texas. Said 0.276 acres
being more particularly described by metes and bounds, as follows:
BEGINNING at a 1/2" iron rod found at the Southeast corner of said JV
Tract, being the intersection of the existing North right-of-way
line of Sandy Lake Road with the West right-of-way line of Samuel
Drive;
THENCE S 88° 57' 21" W 488.70 feet along the South boundary line of
said JV Tract and the existing North right-of-way line of said
Sandy Lake Road to a 5/8" iron rod found at the Southwest corner of
said JV Tract;
THENCE N 00° 17' 15" W 24.62 feet along the West boundary line of
said JV Tract to a 1/2." iron rod set in the proposed North right-
of-way line of Sandy Lake Road;
THENCE along the proposed new North right-of-way line of Sandy Lake
Road, as follows:
1. N 89° 10' 12" E 458.46 feet to a 1/2" iron rod set;
2. N 44° 03' 04" E 42.47 feet to a 1/2" iron rod set in the
West right-of-way line of aforesaid Samuel Drive;
THENCE S 00° 52' 13" E 52.89 feet along the West right-of-way line
of said Samuel Drive to THE PLACE OF BEGINNING, containing 0.276
acres (12,033 square feet) of land.
PARCEL NO. 20
98017 O1059
EXHIBIT "B"
v |giT! II1~11 ° ILrfllO 41HIll
PERMANENT RIGHT-OF-WAY
SNdDY ~ N)DII'iON
VOl.. 91054, PG. 1044.
O.R.D.C.T, ~"~'
.,/r ,,s N__..89 ° 10'12"E
~ F'EX~N~NT R.O.W: UN~ ~
N 00°17'15"W~ ,il
24.62' 5/~" ,,r~'u"E-/ ~ 88°57'21'W
PE~I~ENT RIGHT-OF-WAY
0.276 ACRES / 12,033 SQ. FT.
SANDY LAKE CORNERS JV.
VOL. 90132, PG. 527
D.R.D.C.T.
458.4.6'
488.70'
SANDY LAKE ROAD
,\¢~ 44o03,04,,E
/ 42.47'
~ S 00°52'13"E
52.8g'
1/2" IRF
POINT OF BEGINNING
PERMANENT R.O.W.
SCALE 1 "= 100'
SURVEYED ON THE GROUND
APR IL 29, 1996
/JAMES L. BRITTAIN
~//REGISTERED PROFESSIONAL
LAND SURVEYOR
STATE OF TEXAS No. 1674
980 i 7 01~060
PARCEL No. 20
PERMANENT RIGHT-OF-WAY
19010
L1086
Any provision herein which restricts the sale, rental, or
described real property because of color or I~ce is invalid
unenforceable under fed.~ra! law.
STATE OF TEXAS COUNTY OF DALLAS
! hereby certity this instrument was filed on the date and time
Stamped hereon by me and was duly recorded in the volume ami
page of the named records of Dallas County, Texas as
hereon b~ me.
JAN 27 1998
COUNTY CLERK, Dallas Counfl/, Texas
II!
CITY OF COPPELL
TEMPORARY SLOPE EASEMENT
THE STATE OF TEXAS
COUNTY OF DALLAS KNOW ALLMEN BY THESE PRESENTS
THAT the term Grantor used herein shall be construed in the singular
or plural number~as such term respectively represents one or more than
one person.
THAT, ~N~! L~KE ~OHNEP~ J~., herein after referred to as GRANTORS,
in consideration of the sum of ONE DOLLAR and other good and valuable
consideration in hand paid by City of Coppell, Texas, receipt of which is
hereby acknowledged, does ~ereby ..~.,ant, bargain, sell and convey unto
City of Coppell, Texas, ( GRANTEE ), the free a~d Uni'nterru~t~ use,
liberty and privilege of passage in, along, upon and across the zol£owing
described property owned by Grantor for the purpose of a temporary slope
easement for grading, sloping or filling along, upon and across said
property to provide a more subtle grade change transition, across
Grantor's main tract with the right and privilege during construction, of
the GRANTEE herein, its agents, employees, workmen and representatives
having ingress, egress, and regress in along upon and across said
premises for the purpose of grading, sloping, or filling along, upon and
across said temporary slope easement.
Said temporary slope easement is further described in Exhibits "A#
and #B' attached hereto and made a part hereof for all purposes.
After construction has been completed, GRANTEE shall, except for
removed obstructions, return the surface area of the temporary slope
easement to its original condition as nearly as practical taking into
consideration the nature of the work being performed. GRANTORS reserve
the right to use and maintain the surface of the temporary slope easement
strip for purposes which will not interfere with GRANTEES rights hereby
granted and agree that, GRANTEE shall not be obligated for future
maintenance and upkeep of the temporary slope easement.
TO HAVE AND TO HOLD unto the City of Coppell, Texas, its successors
or assigns for the purposes aforesaid, the premises above described.
STATE OF TEXAS
COUNTY OF DALLAS
BEFORE ME. the undersiqned authority, in and for said County, on this
day Dersonall~ appeared ~c~^,~ ~. ~H~ . , known to. me t~
be-~he erson whose name is sub~6~ibed to 'the foregoing instrument, ana
P
acknowledged to me that he executed the same for the purposes and
considerations therein expressed, and in the capacity therein stated.
PARCEL NO. 20T
EXIITBTT A
LEGAL DESCRIPTION
TEMPORARY SLOPE EASEMENT
BEING 0.160 acres of land located in the S.M. HIATT SURVEY, Abstract No.
638, Dallas County, Texas, and being a portion of the tract of land
conveyed to Sandy Lake Corners, JV, by the deed recorded in Volume 90132,
Page 527 of the Deed Records of Dallas County, Texas. Said 0.160 acres
being more particularly described by metes and bounds, as follows:
BEGINNING at a point lying within said JV Tract, located N 00° 52' 13" W
52.89 feet; THENCE S 44° 03' 04" W 21.30 feet from the Southeast
corner of said JV Tract;
THENCE S 44° 03' 04" W 21.17 feet to a 1/2" iron rod set in the
proposed new North right-of-way line of said Sandy Lake Road;
THENCE S 89° 10' 12" W 458.46 feet along the proposed new North
right-of-way line of Sandy Lake Road to a 1/2" iron rod set in the
West boundary line of said JV Tract;
THENCE N 00° 17' 15" W 15.00 feet along the West boundary line of
said JV Tract to a point;
THENCE N 89° 10' 12" E 473.26 feet to THE PLACE OF BEGINNING, con-
taining 0.160 acres (6,988 square feet) of land.
PARCEL NO. 20
EXHIBIT "B"
TE]/PORARY SLOPE EASEMENT
LOT 1. ~I.G~K A
~ g10~4.. P~ 10~14.
SANDY LAKE CORNERS JV.
VOl- 90132, PG. 527
D.R.D.C.T.
N 00°17'15"W
15.00' '~
N 00' 17'15"~......~
24.62'
POINT OFz~ \
N ~g=10'12"1:' 4-73.26'..._ __...BEGINNING'~
~u __~ ~ ~, o.~o ~c~s / ~n s~.-. o'~
-- 1/2" IR~
S 89010'12"W 458.46'
N 00'52' 13'NM
44°03'04"W
21.17'
SANDY LAKE ROAD
SURVEYED ON THE GROUND
APRIL :~9, 1996
MES L. BRITTAIN
G ISTERED PROFESS IONAL
LAND SURVEYOR
STATE OF TEXAS No. 1674
SCALE 1" == 100'
PARCEL No. 20T
TEMPORARY SLOPE EASEMENT
MEMORANDUM
TO: Ken Griff'm
Coppell Asst City Manager
FROM: Mike Allen
RE: Sandy Lake Right of Way
DATE: August 11, 1997
VIA FACSIMILE 972/304-3570
I understand from Bill Anderson that you were out of town last week and I am out of town this
week. This seems to be a year of travel for me. I am faxing you this to you now because next
week may be my best opportunity for a while to focus on completing an agreement with the city, if
we could come to a preliminary agreement this week.
It is my understanding from Bill that the city would most likely approve our request for moving thc
left turn median break as submitted, or something very close to that. The proposal I will make
herein is expressly contingent upon reaching a mutual agreement in that regard, as well as some of
thc lesser issues such as location of drainage facilities, construction of lateral service connections
to thc water linc that currently lies adjacent to our properties, etc. I assume Bill discussed those
with you.
One other item which needs some qualification has to do with thc rcqucstcd slope cascmcnts thc
city is requesting. It has corec to my attention sincc our last meeting that thc city has bcen offering
to somc of thc othcr land owners consideration of around $.69 psf for thc area covcred by these
slopc casements in addition to the considcration for thc pcrmanent right-of-way. This has not bccn
mcntioncd in our two mcctings that I can recall but I am assuming this is truc and that thc city
would value our slope cascmcnts the same as anyonc clsc's. Wc can discuss that when I call you
later this week.
Based on the conditions above, and subject to withdrawal without reason or notice, our parmership
will convey the requested right-of-way to the city upon payment of $4.00 psf contained in the
permanent right-of-way, along with the requested slope easements at $.69 psf of area contained in
the slope easements. Based on the numbers you have given me that would be about $81,087.
According to my calculations that is about $18,857 below our initial offer to the city, assuming the
slope easement consideration is included in both. If the city has paid as high as $3.00 psf for land
zoned single family, surely it can justify $4.00 psf for land zoned C-1 commercial, especially
since it includes right-of-way from two commercial comer locations.
I plan on following this fax with a phone call to confirm it got there. If you could tell your
secretary when you would be available for a telephone conference to hopefully come to some
conclusion, she could let me know when I call. It would be easier for me if this could be sometime
Wednesday, but I'm sure I can manage another time if necessary.
Thanks and I will look forward to talking to you.
MEMORANDUM
DATE:
TO:
FROM:
RE:
July 23, 1997
Ken Griffin
Mike Allen
Sandy Lake Right-of-Way considerations
The land you need from us for the widening is owned by the Sandy Lake Corners
Joint Venture. My related interests own % and an out of town party owns the
other %. My company is manager of the venture; however in an unusual case
such as right of way I will need to get final confirmation from the partner before
any agreement can become binding. That is normally a formality.
From our perspective there are 2 main issues, which are inter-related. In an
attempt to facilitate communication I have attempted below to set out some
points, which will affect any agreement, we might make on these 2 issues.
First is the value of the land taken which, if contested, will ultimately be decided
by 3rd party appraisals. One of the problems here is there have been no recent
sales of Sandy Lake frontage in the immediate central area, at least that I am
aware of. Therefore any appraisal is going to be based on sales from other parts
of Coppell or that occurred some time ago. The appraiser and the court will
decide which are most applicable to our location. I want you to be aware of
some of those so you can factor them into your thinking.
1. In 1989 we sold Food Lion appx 3.5 acres fronting on Sandy Lake in
between the two parcels for $3.85 psf. The land had to have utilities
brought to it from offsite and in addition there was substantial onsite
development cost. Also that tract was appx 700' deep and any appraiser
will adjust it upward to compare it to the appx 225' of depth that we own
there now. Also, that time was still in the depth of the depressed real
estate market whereas the commercial land market is much better today.
2. In 1991 we sold the veterinarian's clinic site which fronts on Samuel's just
north of Sandy Lake for $5.25 psf. This was appx 28,000 sf and was a
more normal commercial configuration.
3. In 1996 we sold the Daycare Center site east of the UPS building. That
site was 1.96 acres, had no frontage on Sandy Lake, 150' of frontage on
Samuel, and about 500' of depth and was a very irregular shape. It sold
for $3.00 psf.
4. We are aware of all of the recent sales prices for commercial tracts along
the east side of Denton Tap read north of Sandy Lake which have ranged
from about $4.50 to $7.00 psf for interior pad sites and from $9.00 to
appx $12.00 psf for corner pad sites. The location of these is in most
cases superior to Sandy Lake frontage but the question is how much
would an appraiser adjust them.
If we can't come to an agreement all of the above, and I am sure some others
will come into play. Based on those my preliminary current opinion is that the
value of the land you need is probably in the $4.50 to $5.00 range for the
Samuel's land and around $6.00 - $6.50 for the Moore land since it is at a
corner.
The other major issue is the impact of the road design on our remaining
property. Bill Anderson with Dowdey, Anderson consulting engineers have
reviewed the proposed road plans for us. There are two major ways in which the
proposed design has a negative impact on our land. The major changes we
would like to suggest are as follows. There are other minor issues I won't try to
mention here.
1. The proposed closing of the existing access to UPS and the location of
the replacement access and left turn median break on our property
penalizes our property in several ways. At the very least we want to
relocate the median break and new access so that it falls on our common
property line with UPS and the burden is shared equally. Bill Anderson
has prepared a revised design that permits that. A reduced copy is
attached. I will ask Bill to get the full sized exhibit to you. As far as I
know this change would not increase the city's cost.
2. The elevation of the new road from Samuel to west of Moore will make
access to the land north of the road much more difficult and potentially
dangerous than the present condition. At our property line the Samuel
site will be 1' - 3.5' below curb and the Moore site will be 2' - 4' below
curb. Drive access will be very steep and difficult or the sites will have to
be filled substantially at significant cost. This is not true of the south side
of the road. We believe this situation is unnecessary and has been
caused by multiple factors I won't try to discuss here. We request the city
consider lowering the road elevation from an appropriate point west of
Moore Rd to Samuel's to avoid this situation on our properties as well as
the other land on the north side of Sandy Lake. I don't know if this
change would increase or decrease the city's cost. If it were increased,
we would consider bearing some fair pro rata share of the increase by an
offsetting reduction in land values.
As to the other construction matters I will ask Bill to discuss those with you.
They deal with items like placement of storm drains, etc.
TOTPl- P. ~1
he City With A Beautiful Future
P.O. Box 478
Coppell, Texas 75019
214-462-0022
October 29, 1996
Children's World Learning Center, Inc.
% Teri Blacketor
573 Park Point Drive
Golden, CO 80401-9367
Re: Sandy I.ake Road Project//ST 93-02
Dear Ms. Blacketor:
For some time now the City of Coppell has been working with the engineering firm of Rady and
Associates to design Sandy Lake Road from Denton Tap Road to MacArthur Blvd. The project
is now in the final stages of design and the City is in the process of acquiring right-of-way to
facilitate the construction. There are thirty parcels of right-of-way to be acquired and twelve
of those parcels are referred to as "comer clips". Comer clips are typically necessary to allow
the connection of sidewalks on side streets to sidewalks along the intersecting street. Your
property is one of the properties on which the City of Coppell will need to acquire a comer clip.
The acquisition of the comer clip should have no adverse impact upon your property. It will
allow the City of Coppell the opportunity to construct the handicap ramp at the Moore
Road/Sandy Lake Road intersection. It will also allow the extension of the sidewalk along
Moore Road at such time as the comer develops. In addition to the comer clip, the City of
Coppell will need to obtain a temporary construction easement on this property to allow for
grading.
With this letter I am providing a copy of the easement documents. After reviewing the easement
documents, if you should have any questions or if you wish to view the preliminary construction
plans please contact this office at (972)304-3679 and speak with Mike Martin, Assistant City
Engineer or myself. If you have no questions, the City of Coppell would appreciate the signing
and returning of the easement documents so that the project can stay on track. It is anticipated
that utility construction will begin sometime in mid-1997. For your convenience, my secretary
is a notary public and will be happy to notarize your signature at your convenience. Again, if
you should have any questions please contact this office.
Thank you for your consideration of this request.
Sinc_.ere~, ~ ,
Assistant City Manager/City Engineer