ST0502A-ES090120
THE.CITY.OF
COPPELL
January 20, 2009
James Stanley & Ann Frances Stewart
20765 FM 678
Whitesboro, TX 76273
RE: Freeport Parkway Reconstruction
ST 05-02A
Parcel 2 - Permanent Right of Way
Dear Mr.& Mrs. Stewart:
The City of Coppell is in the process of finalizing the design for the reconstruction of
Freeport Parkway from Ruby Road to Sandy Lake Road. This project will consist of
removing the current asphalt roadway, and constructing a four lane divided roadway.
The project will involve the reconstruction of the bridge over Cottonwood Branch, the
extension of a 12" water line, improved drainage, and an 8' hike and bike trail from
Sandy Lake Road to Wagon Wheel Park.
Due to the considerable widening of the road a significant amount of right of way is
required. With this letter I am attaching several documents. The first is a copy of the
Texas Landowner's Bill oj Rights. This document outlines your rights as a land owner
with respect to the city's acquisition ofa portion of your land for permanent right of way.
I am also including a copy of the plan sheets for the roadway construction adjacent to
your property. Finally I am including the right of way documents themselves.
Parcel 2 consists of 14,948 square feet ofland. The city's typical approach to purchasing
land adjacent property owners is based on the value determined by the Dallas County
Appraisal District. The appraisal district lists the value of your land at $108,900 per acre,
and lists you as owning 2.41 acres, for a total land value of $262,449.00. This calculates
out to $2.50 per square foot of land. At this rate the City of Coppell would offer you
$37,352.50 (14,948 square feet x $2.50/st) for acquisition of the portion of your property
depicted in the attached exhibits.
Construction is scheduled to start during 2009 and the city needs to acquire this property
as soon as possible. We would like to meet with you either here in the office, or at your
property to discuss the purchase of this portion of your land.
In addition to the compensation for the land it is our intention to move your fence back to
the proposed property line at our expense.
255 PARKWAY * P.O.BOX 9478 * COPPELL TX 75019 * TEL 972/462 0022 * FAX 972/304 3673
. Your consideration of this matter is appreciated and should you have any questions,
please contact Keith Marvin at 972-304-3681 or Ken Griffin.
Sincerely,
y/~
/-~L....-
~
?(Sv\ ~
Keith R. Marvin, P.E.
Project Engineer
Office 972/304-3681
Fax 972/304-3570
E-mail kmarvin@ci.coppell.tx.us
Kenneth M. Griffin, P.E.
Director of Engineering
Office 972/304-3686
Fax 9721304-7041
E-mail kgriffin@ci.coppell.tx.us
Enclosures
TEXAS LANDOWNER'S BILL OF RIGHTS
This Bill of Rights applies to any attempt by the government or a private entity to take your
property. The contents of this Bill of Rights are prescribed by the Texas Legislature in Texas
Government Code Sec. 402.031 and Chapter 21 of the Texas Property Code.
1. You are entitled to receive adequate compensation if your property is taken for a public
use.
2. Your property can only be taken for a public use.
3. Your property can only be taken by a governmental entity or private entity authorized by
law to do so.
4. The entity that wants to take your property must notify you about its interest in taking
your property.
5. The entity proposing to take your property must provide you with an assessment of the
adequate compensation for your property.
6. The entity proposing to take your property must make a good faith offer to buy the
property before it files a lawsuit to condemn the property.
7. You may hire an appraiser or other professional to determine the value of your property
or to assist you in any condemnation proceeding.
8. You may hire an attorney to negotiate with the condemning entity and to represent you in
any legal proceedings involving the condemnation.
9. Before your property is condemned, you are entitled to a hearing before a court-
appointed panel that includes three special commissioners. This specialized hearing panel
must determine the amount of compensation the condemning entity owes for the taking
of your property. The commissioners must also determine what compensation, if any,
you are entitled to receive for any reduction in value of your remaining property.
10. If you are unsatisfied with the compensation awarded by the special commissioners, or if
you question whether the taking of your property was proper, you have the right to a trial
by ajudge or jury. If you are dissatisfied with the trial court's judgment, you may appeal
that decision.
January 31, 2008
Page 1 .
CONDEMNATION PROCEDURE
Eminent Domain is the ability of certain entities to take private property for a public use.
Private property can include land and certain improvements that are on that property.
Private property may only be taken by a governmental entity or private entity authorized
by law to do so.
Your property may be taken only for a public use. Eminent domain cannot be used to
take your property for economic development purposes, except for limited exceptions provided
by law.
Your property cannot be taken without adequate compensation. Adequate compensation
includes the market value of the property being taken. It may also include certain damages, if
any, to your remaining property caused by the acquisition itself or by the way the condemning
entity will use the property.
How the Takinf! Process Bef!ins
The taking of private property by eminent domain must follow certain procedures. First,
the entity that wants to condemn your property must notify you about its interest in acquiring
your property. Second, before a condemning entity begins negotiating with you to acquire your
property, it must send this Landowner's Bill of Rights statement to the last known address of the
person in whose name the property is listed on the most recent tax roll.
Third, the condemning entity must make a good faith offer to purchase the property. The
condemning entity's offer must be based on an investigation and an assessment of adequate
compensation for the property. At the time the offer is made, the governmental condemning
entity must disclose any appraisal reports it used to determine the value of its offer to acquire the
property . You have the right to either accept or reject the offer made by the condemning entity.
Condemnation Proceedinf!s
If you and the condemning entity do not agree on the value of the property being taken,
the entity may begin condemnation proceedings. Condemnation is the legal process for the
taking of private property. It begins with a condemning entity filing a claim for your property in
court. If you live in a county where part of the property being condemned is located, the claim
January 31, 2008
Page2.
must be filed in that county. Otherwise, the claim can be filed in any county where at least part
of the property being condemned is located. The claim must describe the property being
condemned, the intended public use, the name of the landowner, a statement that the landowner
and the condemning entity were unable to agree on the value of the property, and that the
condemning entity provided the landowner with the Landowner's Bill of Rights statement.
Special Commissioners' Hearin/!
After the condemning entity files a claim in court, the judge will appoint three
landowners to serve as special commissioners. These special commissioners must live in the
county where the condemnation proceeding is filed, and they must take an oath to assess the
amount of adequate compensation fairly, impartially, and according to the law. The special
commissioners are not authorized to decide whether the condemnation is necessary or if the
public use is proper. After being appointed, the special commissioners must schedule a hearing
at the earlie~t practical time and place and ~rovide you written notice of that hearing.
You are required to disclose to the governmental condemning entity, at least ten days
before the special commissioners' hearing, any appraisal reports used to determine your opinion
about adequate compensation for the property. You may hire an appraiser or real estate
professional to help your determine the value of your private property. You may also hire an
attorney regarding these proceedings.
At the hearing, the special commissioners will consider evidence on the value of the
property, the damages to remaining property, any value added to the remaining property as a
result of the project, and the uses to be made of the property being taken.
Special Commissioners' A ward
After hearing evidence from all interested parties, the special commissioners will
determine the amount of money to be awarded as adequate compensation. You may be
responsible for the costs if the Award is less than or equal to the amount the condemning entity
offered before the condemnation proceeding began. Otherwise, the condemning entity will be
responsible for the costs. The special commissioners will give a written decision to the court
that appointed them. That decision is called the "Award." The Award must be filed with the
court and the court must send written notice of the A ward to all parties.
January 31, 2008
Page 3.
After the A ward is filed, the condemning entity may take possession of the property
being condemned, even if either party appeals the A ward of the special commissioners. To take
possession of the property, the condemning entity must either pay you the amount of the A ward
or deposit the amount of the A ward into the registry of the court. You have the right to withdraw
the deposited funds from the registry of the court.
Obiection to the Soecial Commissioners' A ward
If either you or the condemning entity is dissatisfied with the amount of the Award, either
party can object to the A ward by filing a written statement of objection with the court. If neither
party timely objects to the Award, the court will adopt the Award as the final judgment of the
court. If a party timely objects to the special commissioners' A ward, the court will hear the case
in the same manner as other civil cases.
I f you object to the A ward and ask the court to hear the matter, you have the right to a
trial by judge or jury. The allocation of costs is handled in the same manner as with the special
commissioners' Award. After that trial, either party may appeal any judgment entered by the
court.
Dismissal of the Condemnation Action
A condemning entity may file a motion to dismiss the condemnation proceeding if it
decides it no longer needs your property. If the court grants the motion to dismiss, the case is
over and you are entitled to recover reasonable and necessary fees for attorneys, appraisers,
photographers, and for other expenses incurred to the date of the hearing on the motion to
dismiss.
You may also file a motion to dismiss the condemnation proceeding on the ground that
the condemning entity did not have the right to condemn the property, including a challenge as
to whether the property is being taken for a public use. If the court grants your motion, the court
may award you reasonable and necessary fees for attorneys, appraisers, photographers, and for
other expenses incurred to the date of the hearing or judgment.
January 31, 2008
Page 4.
Relocation Costs
If you are displaced from a residence or place of business, you may be entitled to
reimbursement for reasonable expenses incurred while moving personal property from the
residence or relocating the business to a new site. You are not entitled to these relocation costs if
they are recoverable under another law. If you are entitled to these costs, they cannot exceed the
market value of the property being moved and can only be reimbursed for moving distances
within 50 miles.
Reclamation Options
If private property was condemned by a governmental entity, and the purpose for which
the property was acquired is canceled before the loth anniversary of the date of the acquisition,
you may have the right to seek to repurchase the property for. the fair market value of the
property at the time the public use was canceled. This provision does not apply to property
acquired by a county, a municipality, or the Texas Department of Transportation.
Disclaimer
The information in this statement is intended to be a summary of the applicable portions
of Texas state law as required by HB 1495, enacted by the 80th Texas Legislature, Regular
Session. This statement is not legal advice and is not a substitute for legal counsel.
Additional Resources
Further information regarding the procedures, timelines and requirements outlined in this
document can be found in Chapter 21 of the Texas Property Code.
January 31, 2008
Page 5.
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ST OS-02A
300 S. Freeport Parkway
CITY OF COPPELL
PERMANENT RIGHT OF WAY
ST ATE OF TEXAS
~
~
~
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF DALLAS
THAT, James Stanley and Ann Frances Stewart, known herein as GRANTOR, in
consideration of the sum of Ten and No/lOO Dollars ($10.00) and other good and valuable
consideration paid by. the City of Coppell, Texas, a municipal corporation of Dallas County,
Texas, receipt of which is hereby acknowledged, does hereby grant, bargain, and convey to said
City (GRANTEE), it 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 permanent right-of-way, 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 said permanent right-of-way.
Said Easement Strip being described in Exhibits "A" and "B" attached hereto and made a
part hereof for all purposes.
That in consideration of the benefits above set out, Grantee will remove from the easement strip,
such fences, buildings and other obstructions as may be found upon said property. After
construction has been completed or after any entry for repairs or maintenance, GRANTEE shall,
except for removed obstructions, return the surface area of the easement strip to its original
condition as nearly as practical taking into consideration the nature of the work being performed.
GRANTOR reserve the right to use and maintain the surface of the easement strip for purposes
which will not interfere with GRANTEE'S rights hereby granted and agree that, GRANTEE shall
not be obligated for future maintenance and upkeep of the surface area.
TO HAVE AND TO HOLD unto the City of Coppell, Texas, its successors or assigns for
the purposes aforesaid, the premises above described.
EXECUTED this
day of
,2009.
GRANTOR
ST OS-02A
300 S. Freepon Parkway
ST ATE OF TEXAS g
g
COUNTY OF DALLAS g
This instrument was acknowledged before me on the
day of
,20_, by
Notary Public, State of Texas
My Commission Expires:
Type / Print Name ofN6tary
EXHIBIT "A"
Being a 0.343 of an acre tract of land situated within the JOHN F. VEST Survey,
Abstract No. 1508, and being all that certain tract of land described to James Stanley
Stewart and wife, Ann Frances Stewart by deed recorded in Volume 68244, Page
1747, Deed Records, Dallas County, Texas, and being more particularly described by
metes and bounds as follows:
COMMENCING at a 5/8 inch iron rod found for the southeast corner of said Stewart
tract, same being on the north line of a tract of land described to the City of Coppell by
deed recorded in Volume 2000242, Page 6802, of said Deed Records;
THENCE South 89045'57" West, with the south line of said Stewart tract, a distance of
376.10 feet to a 5/8 inch capped iron rod stamped "TNP" set on said south line, and
being the POINT OF BEGINNING of the herein described tract;
THENCE South 89045'57" West, continuing with said south line, a distance of 64.61
feet to a point for the southwest corner of said Stewart tract, same being the northwest
corner of said Coppell tract, and being also on the east right-of-way line of Freeport
Parkway (a variable width right-of-way);
THENCE North 00007'57" East, with the west line of said Stewart tract, and said east
right-of-way line, a distance of 247.10 feet to a point for the northwest corner of same,
and being also the southwest corner of a tract of land described to Alford Coppell Real
Estate Holdings, L.L.C. by deed recorded in Volume 99161, Page 2551, of said Deed
Records;
THENCE North 89045'57" East, departing said east right-of-way line and with the north
line of said Stewart tract, a distance of 56.38 feet to a 5/8 inch capped iron rod
stamped "TNP" set on the north line of same;
THENCE South 01046'35" East, over and across said Stewart tract, a distance of
247.18 feet to the POINT OF BEGINNING and containing 0.343 of an acre of land,
more or less.
Revised: November 13, 2008
Date: October 29, 2008
. ky . Gentry, RP.L
exas Registration No. 5519
Bearings are based on the Texas
State Plane Coordinate System,
North Central Zone (NAD83)
Integral parts of this survey:
a. Legal Description
b. Sketch
Sheet 1 of 2
INC.
o 50 100 200
I " I
SCALE: 1" = 1 00'
CITY OF COPPELL
VOL. 96164, PG. 169
D.R.D.C.T.
~4.>':'"
<0~ 10'0
o ~
~ Cy
J::),%L~"
+0 (;~
'04.> ~~~
~0~0
') ~
CITY OF COPPELL
VOL. 98135, PG. 5682
D.R.D.C.T.
~
<
~~
~3i
<0
~ci
~~
~~
Ocr:
~~
r:Ll'--"
r:Ll
~
~
EXHIBIT "B"
~
. ~
,\'"
'?
o~
,ii'
<)' '"
HENRY H. TATE
INST. No. 200600245285
D.R.D.C.T.
ALFORD COPPELL REAL
ESTATE HOLDINGS, L.L.C.
VOL. 99161, PG. 2551
D.R.D.C.T.
~4.>':'"
<0~ \::>'0
o ,~
~
~4.>0 ~a
~. ~(;<<:....
~~~~
\0~0
N89045'57"E
56.38'
JAMES STANLEY STEWART AND
WIFE, ANN FRANCES STEWART
VOLUME 68244, PG. 1747
D.R.D.C.T.
300 S. FREEPORT PARKWAY
0.343 ACRE
OR 14,948 SQ. FT.
RIGHT-OF-WAY
EASEMENT
POINT OF
COMMENCING
...
~
376.10'
N
'-
S89045'57"W
64.61 '
S89'4S'S7"W 1264.00'
(LINE FOR DIRECTIONAL CONTROL)
CITY OF COPPELL
VOL. 2000242, PG. 6802
D.R.D.C.T.
NOTES:
1. Bearings are based on the Texas
State- Plane Coordinate System,
North Central Zone (NAD83).
2. Integral parts of this survey:
a. Legal Description
b. Sketch
3. Owner,; name c!c addres$ $hown are
based on Dallas Central Appralsa
District Information only.
OCTOBER 29, 2008
DATE:
REVISED NOVEMBER 13, 2008
0.343 ACRE
RIGHT OF WAY
EASEMENT
Situated in the
John F. Vest Survey
Abstract No. 1508
City of Coppell
Dallas County, Texas
JOB NO. CPL 07399
... Civil En=f!=~~e~!~~~~~anning
'11 ~NC. 1100 Macon Street, Fort Worth, TX 76102
L:\PROJECTS\CPL07399\cad\survey\easemenls\ROW Stewart.dwg (817) 336-5773 SHEET 2 OF' 2