03-C-1&2 Kammer Abatement Req - Laserfiche WebLink

Home Browse Search

Property Description and Zoning The overall site including the closed alley contained approximately 68,460 SF and had 210' of frontage on Bonham and Maple and 326' of depth according to the city plat. Both streets were two lane, asphalt surfaced with concrete curb and gutter. There may have been some typical utility easements along the streets. It was at street grade on both sides but sloped very gently to the north with most of the run off in that direction. None of the property was in the 100 year flood plain. It was almost entirely open but had a few large trees. The subject was zoned General Retail which allows a wide variety of uses including all the lesser classifications of office, neighborhood service, and multi family. There is 20' front back but no specific side or set back requirements except that a gasoline pump must be at least 12' off the property line. It had a 40% lot coverage ratio. The general parking requirements are one space per 400 square feet of floor area for offices and one space per 200 square feet for retail and personal service uses. It is one of the most unrestrictive classifications available and should satisfy most feasible uses for the subject. The dwellings at 1726 Bonham and 1735 Maple were beyond feasible repair. A 28.2' x 28.2' frame dwelling at 1749 Maple was liveable with some minor repairs. It was probably 50 years old and had four rooms, two bedrooms, and a single bath, 6' x 6', added to a rear corner. Its wood siding needed paint, the shingled roof needed recovering and the interior finish needed updating but it appeared to be sound enough to withstand a move to another site. The dwelling just west at 1753 Maple was exactly the same except that it measured 28.2 x 30.2 and had its single bath inside the main perimeter. There was also an old detached garage between the two that had no value. There is a demand for these small dwellings to be moved to other sites but overall, they added nothing to the value of the land as now zoned. The possible salvage value of $1,000 to $2,000 per house should just about offset the cost of razing the other two dwellings. Ad Valorem Tax Data Presently, the subject was assessed in three accounts. The total land was assessed at $30,080 with unit assessments ranging from $0.53 PSF for the vacant land on Bonham to $0.43 PSF for the lots as residential tracts. The smaller commercial zoned tract at 1704 Bonham was assessed at $0.75 PSF and the 53,350 SF site across the street under the Hick's Muffler and Tire Shop was assessed at $0.73 PSF. The present improvements were assessed at $11,360. Thus, the total assessment was only $41,440 and the real estate taxes for 2000 were $1,102. Next year, the improvements should be dropped and the land raised to reflect the zoning change. This the land assessment was estimated at $0.75 PSF or $51,345 which is very closer to market. The 2002 rate was estimated to be 4% higher or $2.77 for a total tax burden of $1,420. The tax assessments are based on mass appraisal techniques and are not necessarily indicative of market value and do not effect sales prices. PAT MURPHY & ASSOCIATES 8