Tex.
Spec. Dist. Local Laws Code Section 8502.0133
Sale of Authority Property on and Associated with Costello Island
(a)
In this section:(1)
“Boat landing” means a 0.841 acre tract of land, more or less, located above the 1000’ contour line as defined in Subdivision (8), described in authority records as Tract Costello Island, situated in the A. J. Smith Survey, Abstract 393, Palo Pinto County, Texas, and being a part of a tract of land purchased by the Brazos River Conservation and Reclamation District from Mrs. Hugh C. Thomas, as recorded in Volume 182, Page 142, Deed Records of Palo Pinto County. The boat landing is located wholly within the FERC Project Area.(2)
“Date of decommissioning” means the effective date of the surrender of the FERC License for the Morris Sheppard Dam Project No. 1490-052 under the Order Accepting the Surrender of the License (issued December 23, 2011), 137 FERC 62,252.(3)
“Costello Island” means a 260 acre tract of land, more or less, located above the 1000’ contour line as defined in Subdivision (8), described in authority records as Tract Costello Island, situated in the J.W. Bunton Survey, Abstract 52, Palo Pinto County, Texas, and being a part of that parcel that is located wholly within the boundary of the lake, and being a part of a tract of land acquired by the Brazos River Conservation and Reclamation District from E.P. Costello by Court Judgment dated July 21, 1943. The portions of Costello Island owned by the authority are located wholly within the FERC Project Area.(4)
“Costello Island Property” means Costello Island and the boat landing, but does not include any portion of Costello Island owned in fee simple by a person other than the authority.(5)
“Fair market value” means the price that the Costello Island Property would bring in an arms-length transaction when offered for sale by one who wishes, but is not obliged, to sell and when bought by one who is under no necessity of buying it. This value shall be determined as if the Costello Island Property were not subject to the FERC License, were not located within the FERC Project Area, were not subject to any lease agreement, were available for immediate possession and use, and could be used for any reasonable purpose, subject only to the restrictions in Subsection (e).(6)
“FERC License” means the order of the Federal Energy Regulatory Commission issuing a license to the authority for project number 1490-003-Texas on September 8, 1989, as such license has been renewed, extended, or amended and may be further renewed, extended, or amended at any time and from time to time, and also including the amendment to the original FERC License, which amendment was issued on May 15, 1980, to the extent incorporated or referenced in the FERC License.(7)
“FERC Project Area” means that portion of authority land that is subject to the FERC License before the date of decommissioning, as the land is identified and defined in the FERC License, as may be amended at any time and from time to time, and which FERC Project Area may move or change over time due to natural forces.(8)
“Lake” means Possum Kingdom Lake located in Young, Palo Pinto, Stephens, and Jack Counties. The boundary of the lake is defined by the 1000’ contour line, as that contour may meander and change over time with natural forces, including erosion and accretion. The “1000’ contour line” means the line running along the periphery of the lake if the surface of the lake is at an elevation of 1000 feet above mean sea level, as measured from the top of the spillway crest gates of the Morris Sheppard Dam, as such line may move and shift from time to time due to natural forces.(9)
“Offeree” means the individuals or corporation, other than the authority, owning a portion of Costello Island in fee simple.(b)
After the date of decommissioning, the authority shall offer for sale to the offeree the Costello Island Property. The sale shall be:(1)
for not less than the fair market value as determined under Subsection (c); and(2)
contingent upon the termination of any leases encumbering all or any portion of the Costello Island Property at the time of sale.(c)
(1) The fair market value of the Costello Island Property shall be determined as described in this subsection.(2)
Not later than 45 days after the date the authority receives the offeree’s completed application of intent to purchase and an acceptable survey as provided by Subsection (d)(1), the authority shall provide the offeree with an appraisal of the fair market value of the Costello Island Property. The authority may use an existing appraisal if it is dated not more than one year before the date the authority receives the application of intent to purchase. The authority’s appraiser must be certified under Chapter 1103 (Real Estate Appraisers), Occupations Code. Not later than the 15th day after the date the offeree receives the first appraisal, the offeree shall notify the authority in writing as to whether the offeree agrees with or disputes the fair market value provided in the first appraisal. If the offeree does not dispute the fair market value as determined by the first appraisal before the expiration of the 15-day period, the first appraisal is final and binding on all parties and establishes the fair market value for the Costello Island Property.(3)
If the offeree disputes the fair market value determined by the first appraisal, the offeree may withdraw its application to purchase the Costello Island Property or may employ a disinterested appraiser certified under Chapter 1103 (Real Estate Appraisers), Occupations Code, to conduct a second appraisal of the fair market value of the Costello Island Property. The second appraisal must be completed and sent to the authority not later than the 45th day after the date the offeree notifies the authority that the offeree disputes the first appraisal. If the authority does not receive the second appraisal before the expiration of the 45-day period, the offeree’s application of intent to purchase will be deemed withdrawn.(4)
Not later than the 15th day after the date of receiving the second appraisal, the authority shall notify the offeree in writing as to whether the authority agrees with or disputes the fair market value determined by the second appraisal. If the authority does not dispute the fair market value as determined by the second appraisal before the expiration of the 15-day period, the second appraisal is final and binding on all parties and establishes the purchase price for the Costello Island Property. If the authority timely disputes the fair market value determined by the second appraisal, the two appraisers, or their designated agents, shall meet and attempt to reach an agreement on the fair market value of the Costello Island Property. The meeting shall occur not later than the 30th day after the date the authority notifies the offeree that the authority disputes the second appraisal.(5)
If the two appraisers reach an agreement on the fair market value, they shall issue a report, not later than the 20th day after the date of their meeting, relating the agreed fair market value to the authority and to the offeree, and this agreed fair market value shall be final and binding on all parties and establishes the purchase price. If the two appraisers fail to reach an agreement on or before the 20th day after the date of the meeting, then, not later than the 30th day after the date of the meeting, the two appraisers shall appoint a disinterested third appraiser certified under Chapter 1103 (Real Estate Appraisers), Occupations Code, to reconcile the two previous appraisals in a third appraisal. The third appraisal must be completed on or before the 30th day after the date of the third appraiser’s appointment, and the fair market value determined by the third appraisal is final and binding on all parties and establishes the purchase price; provided, however, that the final purchase price may not be more than the fair market value determined by the first appraisal or less than the fair market value determined by the second appraisal.(6)
The appraisal costs shall be paid by the person who requests the appraisal, except that the offeree and the authority shall each pay one-half of the cost of the third appraisal if a third appraisal is necessary. If the offeree fails to pay its share of the third appraisal, the offeree’s application of intent to purchase will be deemed withdrawn.(7)
The timelines for the appraisal process under this subsection may be extended upon joint agreement of the authority and the offeree.(d)
To purchase the Costello Island Property, the offeree must:(1)
provide to the authority a survey of the Costello Island Property that is:(A)
prepared by a licensed state land surveyor or a registered professional land surveyor;(B)
dated not earlier than one year before the effective date of the Act enacting this section; and(C)
acceptable to the authority and any title company providing title insurance for the offeree; and(2)
pay all closing costs associated with the sale of the property.(e)
For any property sold under this section:(1)
the authority shall provide a special warranty deed that encompasses and includes all interests in the Costello Island Property held by the authority, subject only to:(A)
the restrictions, covenants, and prohibitions contained in the deed of conveyance under which the authority originally acquired title to the property, including without limitation any releases of the authority for the inundation, overflowing, or flooding of the lake;(B)
the restrictions, covenants, and prohibitions described in Section 8502.020 (Sale of Authority Property)(d);(C)
all encumbrances and other matters filed of record in the public records of the county in which the property is located;(D)
any other matters or conditions that are apparent on the ground or that would be reasonably disclosed or discovered by an inspection of the property; and(E)
any other rules, regulations, or policies of the authority in effect as of January 1, 2013, prohibiting or limiting commercial, private, or other on-water facilities for new development, and as such rules, regulations, or policies may be amended, modified, or discontinued from time to time; and(2)
the offeree shall release and agree to hold the authority harmless from, and the authority may not be held liable for, damages, claims, costs, injuries, or any other harm to any offeree or any other person or the Costello Island Property, or to any improvements on the property, caused by or arising from any temporary flooding of any portion of the Costello Island Property.(f)
Any sale of the Costello Island Property under this section must allow the authority the right to enter onto the Costello Island Property and the lake and other bodies of water, if any, located within the Costello Island Property with essential equipment for all purposes reasonably necessary for the authority to fulfill its obligations as a river authority and any obligations set forth in the FERC License, state water rights, or other governmental regulations, or for any purpose that the authority considers necessary for public safety, health, and welfare. Any exercise by the authority of rights described by this subsection may be conducted only after written notice is given to the offeree at least 48 hours in advance of entry onto the property, except in the event of an emergency, in which case advance notice is not required, but the authority shall provide written notice as soon as practicable. The authority shall use reasonable efforts to avoid interfering with the offeree’s use of the Costello Island Property and shall promptly repair any damage to the property caused by the authority’s entrance. Any claim to governmental immunity on behalf of the authority is waived with respect to the recovery of any damage caused by the authority’s breach of this subsection.(g)
Chapters 232 (County Regulation of Subdivisions) and 272 (Sale or Lease of Property by Municipalities, Counties, and Certain Other Local Governments), Local Government Code, Section 49.226 (Sale or Exchange of Real or Personal Property), Water Code, and Section 8502.013 of this code do not apply to a sale of property under this section.(h)
The authority may use proceeds from the sale of property under this section for any authority purpose.(i)
The authority shall reserve its interest in all oil, gas, and other minerals in and under the property to be sold, or any portion thereof, to the extent the authority owns an interest in those minerals.(j)
If the conveyance described by this section is not completed before the second anniversary of the effective date of this Act, this section shall no longer be effective and expires on the date of the second anniversary.(k)
To the extent of any conflict with other laws of this state, this section prevails.
Source:
Section 8502.0133 — Sale of Authority Property on and Associated with Costello Island, https://statutes.capitol.texas.gov/Docs/SD/htm/SD.8502.htm#8502.0133 (accessed Jun. 5, 2024).
