League City pays property owner $40,360 to construct Hike & Bike Trail!

On Tuesday March 24, 2015, League City Council authorized the purchase of .21 acres of land  (9320.8 sq ft) to construct part of the League City Hike and Bike Trail Phase 1 for the purchase price of $34,860. The parcel of land that is to be purchased is part of the Heritage Park Trail potion of phase 1`of the League City Hike and Bike Trail. 

This expense will be paid for with a portion of the sale tax that League City collects for its 4B fund. 

The City sales tax, which provides the City’s third largest revenue source, is 1.75% on taxable items. Of this amount, 0.25% goes to the City’s 4B economic development corporation “to promote and develop amateur sports complexes.” In 2014, The 4B fund had a balance of over 8.7 Million and is the funding source for the League City Hike and Bike Trail.

The City Council Meeting Minutes (http://voccproud.com/p/CouncilPaysForAnEasement.pdf):

A motion was made by Mayor Paulissen, seconded by Mr. Kinsey, to approve the offer to sell and purchase agreement in the amount of $34,860 plus surveying and closing costs, for the purchase of 0.21 acres with all improvements thereon located in Lot 18, Division “C” of League City, together with the right-of-entry agreement (at no cost) for the construction of a portion of the Heritage Trail across the 0.21 acre tract, and authorize the deputy city manager or his designate to execute and City Secretary to attest such documents as necessary to complete the conveyance. The motion passed.

Update 4/15/2015 (http://www.guidrynews.com/story.aspx?id=1000069026)
The city council voted 7-1, with Gross opposed, to accept the counter-offer to sell and purchase agreement in the amount of $40,360, plus surveying and closing costs, for the purchase of 0.21 acres with all improvements thereon located in Lot 18, Division "C" of League City, together with the right-of-entry agreement, at no cost, for the construction of a portion of the Heritage Trail across the 0.21 acre tract, as discussed in closed session

The $40,360 purchase is roughly $4.33 per sq ft ($40,360 / 9320.8 sq ft) , In comparison, the  easement that VOCC donated League City is much larger than the recently purchased property. Using the figures from the recent purchase; The VOCC easement's estimated size is 1.48 acres (18 ft wide x 3595.65 ft long = 64,721.7 sq ft * $4.33) for an estimated value of $280,251. 

The VOCC donated our easement for free.

In the April 2014 HOA Board Meeting: 

(http://voccproud.com/p/2014-04-03_Minutes.pdf)
Vote on The Hike and Bike Trail : Tabled until Board can determine if city is willing to provide Dogi Pots, trash receptacles, and new benches. If we do get Dogi Pots and trash receptacles it will probably fall on volunteers to clean them out, not the landscaper. Board will not press the city for money in exchange for the right-of-way.The HOA attorney has said the right-of-way contract looks acceptable.

At the time, Members questioned why the VOCC would not ask for money in return for the Easement. The easement  that we were donating was real property and had real value. The members were told that League City would not pay for an easement for the Hike & Bike Trail.

When the community was making a decision on donating the easement to League City for the construction of the Hike and Bike Trail, members were told that the path would be built by the city at no expense to community, but at what cost?

The voter's guide that was presented to the community by the HOA, stated that the Hike and Bike trail that was going to be installed in our community by League City was worth $250,000. (http://voccproud.com/images/HB_Voters_Guide.pdf) 

League City claims that the trail is only worth $150,000, that is $100,000 difference.  (http://voccproud.com/p/CityApproves.pdf)

In exchange for an estimated $280,251 worth of land, the HOA received a $150,000 Hike and Bike Path.

The donation of the easement changed the land from Private Property to Public Property. This allows anyone to come into the community. The HOA has lost control of our property.

In 2014, the HOA had to return $24,883 of income from an illegitimate conveyance of Land made to Denbury Pipeline by the HOA Board, due to not obtaining the required 2/3rd vote from the community needed to convey land. (http://home.earthlink.net/~vocc3/official_doccrs.pdf and http://home.earthlink.net/~vocc3/2014-08-12_Minutes.pdf )

In 2014, the HOA spent almost $9,000 in legal. This expense was more than $4,000 over the HOA's Legal budget  (12/31/14 Income / Expense sheet ) of which a large portion was spent on legal advice regarding the easement donation to the city. 

This legal advice was given by Gregg & Gregg, who at the time of the advice was soliciting League City to be the attorney for the City's Planning & Zoning committee - http://voccproud.com/p/GreggndGregg.pdf  which many of the HOA members felt was a conflict of interest. 

This legal cost was much higher than prior years, for example, in 2012 the HOA spent a total of $1,731.08 in legal. (12/31/12 - income / expense sheet)

Later, the community was forced to cut back its maintenance of the common areas to one (1) time a month for three months (December 2014, January 2015, and February 2015) to save $1,500 a month.

During the same year that the HOA donated our easement to League City for the construction of a Hike & Bike Trail, the HOA spent $0.00 to maintain the existing HOA trail (this was disclosed at our 2015 Annual meeting). 

Over the years, volunteers helped maintain the HOA trail by adding granite and spraying for weeds. (http://voccproud.com/p/VOCCtrail.pdf  and  http://home.earthlink.net/~vocc/2013-11-05_Minutes.pdf )

At the End of the 2014 fiscal year, the HOA reported a loss of ($13,375). 

Members can only wonder, if the HOA would have experienced a loss, had it negotiated with the League City to purchase the easement as opposed to the HOA simply donating the easement to the city for free. 

If the HOA would have negotiated $1.00 a sq ft, not even 25% of what the city just agreed to pay, the HOA would have had a gain of $51,346.70 ($64,721.70 - $13,375)

League City Hike & Bike Trail Update! Part 2

 

League City contractors Lucas construction were out this week to wrap up the hike and bike trail. They poured concrete over the wood frames in front of the community's Pool. The trail still does not continue pass the front of the pool. The sidewalk leading from the parking lot to the pool entrance still needs to be connected.

League City has stated that Lucas Construction's work should be complete by the end of the month. A dump truck and a bulldozer was gathering debris left over from the path's construction to move out of the community.

The drainage is also going to be addressed by contractor at some point. Lucas construction plans on using the excess dirt from the construction of the path to grade the easement for drainage.    

We are hoping that the trail continues to the front of the community as described in our special meeting. One of the main reasons for having the trail was to connect the paths the school kids took through the community. The new path allows them to bypass three (3) street crossings.

UPDATE 4/28:

Lucas construction was out yesterday and started digging out the path in the front section of the community. Once the path is dug out, Lucas will frame the path, add rebar and then concrete.

 

 

 

League City Hike & Bike Update!

Most of the residents of the VOCC have noticed that all of the construction on the new League City Hike and Bike Trail has stopped.

Driving through the community, you can see that the silt fence that outlines the easement is deteriorating and the stakes that mark the easement are broken or missing.There are piles of debris in the green spaces.

The back area where the concrete is laid, is experiencing some drainage issues.

We asked League City for an update.

The city stated that the hold up was mostly due to weather. They are gathering more information from the contractors on what needs to be completed. They will have more information next week with a definite time line.

As a result, the city sent out workers to gather information for the time line! Members talked to the city workers on site. The workers stated that they believe that they should be done with the entire trail before May 1,2015, however that is not an official response.

UPDATE: 
It appears from what is submitted below Lucas construction will complete and out of the neighborhood by the end of the month weather permitting.  Bobby attached a number of pictures that he shared with Lucas to get issues addressed immediately and number of photos from the completed trail area.

I also know that John Lothrop is working with the HOA to address irrigation, electrical and landscaping issues not addressed by TxDOT during their 518 access management project at the entrance to the neighborhood.  Unfortunately when working with TxDOT they will not address non roadway improvements that encroach into the public right-of-way and we are responsible to get those issues addressed after TxDOT has completed their work.  We have had a number of conversations with the HOA management company and are working through those issues to the satisfaction of the HOA and hope to have the  electrical and irrigation issues also addressed.

THANKS LEAGUE CITY FOR THE UPDATE!!!

To reply to Mr. Robertson’s issues we offer the following:

1)      The contractor has identified areas where the drainage has been affected by the construction of the trails. The contractor has excess soil materials stockpiled at street intersections that will be used to fill and  fine dress the areas with drainage concerns
2)      The silt fences will be removed within areas where vegetation has already been adequately established (Waverly Canyon to  Canyon Crest) and the silt fence will be reinforced in areas still under construction (recreation center to FM 518)
3)      The stockpiles of concrete and wood debris will be removed at the street intersections and the excess soil material will be spread in the low depressed areas of the green space. Once the excess soil material is distributed the areas will be hydro-mulched.
4)      Attached is the tree preservation/protection plan. The tree protection plan includes the removal of 10 tallow trees and 1 ash tree which directly conflict with the location of the trail. These trees will not be replaced.
5)      The removal bollards at the street intersections are intended to prohibit/discourage the use of the trails by motor vehicles. They are removable to permit tractor mowing, maintenance vehicles and emergency vehicles.
6)      The debris that was blocking the recreation center parking was removed yesterday, April 2^nd.
7)      The Parks Department has already procured a contract for manicure mowing and trimming each side of the trail; up to 10 feet wide on each side.

Lucas Construction has committed to remobilize and begin work on the VOCC trail by Monday, April 6^th ,and; complete the concrete and clean-up work by May 1^st. It is our understanding that the swimming pool does not open for the season until Memorial Weekend when we should be long gone. 

Did you vote for the New Trail? Click here to take our League City Hike and Bike Survey!