Meeting Packet Board of Adjustment Regular Meeting - Lago ...

Meeting Packet

Board of Adjustment Regular Meeting

April 4, 2022

PO Box 4727, Lago Vista, Texas 78645● (512) 267-1155● (512) 267-7070 Fax

Website: www.lagovistatexas.org

Chairman

Board Members

Howard Hoover Lynda Aird Kathy Koza

Jeff Shields

Stacey Smith

Vice-Chairman DiAnn Tjon-Joe-Pin

Jim Cason Gary Zaleski

AGENDA BOARD OF ADJUSTMENT

REGULAR MEETING

NOTICE IS HEREBY GIVEN that the Lago Vista Board of Adjustment will hold a regular meeting on Monday, April 4, 2022, beginning at 6:30 p.m. in the City Council Chambers at 5803 Thunderbird, Lago Vista Texas, as prescribed by Texas Government Code Section §551.041 to consider the following agenda items.

This meeting will be held in the City Council Chambers at 5803 Thunderbird, Lago Vista, Texas and utilizing an online videoconferencing tool (GoToMeeting).

You may join the meeting from your computer, tablet or smartphone using the following link: https://meet.goto.com/864522541

You can also dial in using your phone to the following number and access code:

United States: +1 (312) 757-3121 Access Code: 864-522-541

For supported devices, you can also use the following one-touch number to join:

One-touch: tel:+13127573121,,864522541#

To download and install the GoToMeeting application prior to the start of the meeting, please use the following link: https://meet.goto.com/install

CALL TO ORDER, ROLL CALL

EXECUTIVE SESSION

The Board of Adjustment will convene into a closed executive session for the following items:

1. Consultation with legal counsel regarding legal and ethical requirements of membership on Lago Vista boards, committees, and commissions (Section 551.071 Advice of Counsel and Section 1.05 Texas Disciplinary Rules of Professional Conduct).

2. Consultation with legal counsel concerning pending litigation Sarah Beth Teale vs. City of Lago Vista: Civil Action No. J2- CV-22-000614 in the Justice Court Precinct 2, Travis County (Section 551.071 Advice of Counsel and Section 1.05 Texas Disciplinary Rules of Professional Conduct).

3. Consultation with Legal Counsel concerning any regular meeting agenda item requiring confidential, attorney/client advice (as needed). (Sections 551.071 Advice of Counsel and Section 1.05 Texas Disciplinary Rules of Professional Conduct)

Consent Agenda

Board of Adjustment Regular Meeting

April 4, 2022

Draft Minutes

January 5, 2022 Regular Meeting

Agenda Item 5

MINUTES

Board of Adjustment Regular Meeting Monday, January 3, 2022

City of Lago Vista

Roy Jambor, Development Services Director, called the meeting to order at 6:30 P.M. in the Council

Chambers at City Hall, 5803 Thunderbird St., Lago Vista, Texas. He announced that Erin Selvera, City

Attorney, was absent and reported that he was opening the meeting in her absence and said the Executive

Session will not take place. Other members present were Gary Zaleski, Lynda Aird, Jim Cason, Howard

Hoover, Jeff Shields, Stacey Smith, Kathy Koza and DiAnn Tjon-Joe-Pin. Councilman Rob Durbin

was present for Council Liaison Chelaine Marion who was absent.

BUSINESS ITEMS

1. Appointment of a member to serve as presiding officer for the meeting pending the election of new

officers for the coming year.

Gary Zaleski appointed himself as the presiding officer until one is elected. He asked each member of

the Board to introduce themselves.

2. Election of officers (Chair and Vice-Chair) for the coming year.

Gary commented the Executive Session will not take place and noted that it is good training for new

members. He said that they would nominate the officers for the coming year and then have the election

at the next meeting. Howard commented that he didn’t understand why they couldn’t elect the new

officers at the current meeting. Lynda agreed. Gary remarked that since they have both old and new

members on the Board, it would give the new members 30 days to become more familiar with everyone.

After a short discussion, Gary announced that the Board has decided to go ahead and nominate and elect

the officers.

On a motion by Jim Cason, seconded by Lynda Aird, the Board voted all in favor to elect Howard

Hoover as Chair.

On a motion by DiAnn Tjon-Joe-Pin, seconded by Howard Hoover, the Board voted all in favor to elect

Jim Cason as Vice-Chair.

3. Welcome of new members.

4. Comments from the Council Liaison.

Rob Durbin, the past Chair of the Board, stated that he was the acting Council Liaison for Chelaine. He

offered some advice to the new members and said he enjoyed serving on the Board.

Howard stated a variance cannot be granted on financial reasons alone. Roy concurred, spoke about a

new State Statute, and said they are currently working on amending the ordinance as a result.

CITIZEN COMMENTS UNRELATED TO ITEMS ON THE AGENDA

There were no public comments.

Howard announced that the Executive Session has been removed from the agenda since Erin is absent.

2

EXECUTIVE SESSION

5. Convene into a closed Executive Session pursuant to Texas Government Code Section 551.071 (Advice

of Counsel) and Section 1.05 Texas Disciplinary Rules of Professional Conduct regarding legal advice to

board members regarding application of State laws and City Ordinances to the types of applications that

are considered by the Board of Adjustment and the associated legal procedures for consideration of matters

before the Board.

6. Reconvene from Executive Session into open session to act as deemed appropriate in the Board’s direction

to take any necessary action regarding legal procedures for consideration of matters before the Board.

CONSENT AGENDA

7. Consideration of the Following Minutes:

October 4, 2021, Regular Meeting

November 1, 2021, Regular Meeting

On a motion by Jim Cason, seconded by Lynda Aird, the Board voted all in favor to approve the minutes

for October 4, 2021.

On a motion by DiAnn Tjon-Joe-Pin, seconded by Jim Cason, the Board voted all in favor to approve the

minutes for November 1, 2021.

PUBLIC HEARING AND ACTION

8. 21-1987-ZON-VAR: Application for a variance granting relief from the requirements of Sections 2.10,

4.20(c), 5.40(a) and Table A of Chapter 14 of the Lago Vista Code of Ordinances to allow for reduction

in the required front yard setback from 25 feet to 10 feet which includes a front-facing garage opening

and a reduction in the cumulative side yard setback from 15 feet to 10 feet at 8101 Chantily Cove (Bar-K

Ranches, Plat 10, Lot 10066).

A. Staff Presentation

Roy announced that the applicant wants to defer their application so that they can add additional

material. He asked the Board to defer consideration and to continue the public hearing until the next

meeting.

F. Decision

On a motion by DiAnn Tjon-Joe-Pin, seconded by Stacey Smith, the Board voted all in favor to

defer the application and continue the public hearing until the next meeting.



in the required front yard setback from 25 feet to 19 feet at 21545 Lakefront Drive (Lago Vista Country

Club Estates, Section 5, Lot 754A).


Roy discussed the details of the application, stating that the owners want to demolish the house, but

they also want to preserve the trees on the property. He spoke about the possible obstruction with

the vison triangle in the right-of-way when reducing the front yard setback and noted that the

required 20-foot setback is achievable.

3

Roy and the Board discussed tree replacement rules and the details and issues of the vision triangle.

Roy noted the setback for a front-facing garage is 20 feet and said anything less than that is

dangerous. He said a side-facing garage would help solve the issue but it’s probably not possible due

to the topographical challenges of the property and said the easiest solution would be to redesign the

garage so that the setback can be increased two feet.

B. Applicant Presentation

Chris Worlow with Casey Construction Company stated that he and his wife are builders and said

that they have been having discussions with the owners regarding their remodel. Mr. Worlow

discussed the details of the application with the Board and noted that the 18-foot measurement is

from the edge of the roof at the eave and not the structure. He discussed the trees they are planning

to preserve on the property and said since the floodplain is close, they are not planning to build there.

He noted they are using the existing slab so that they won’t have to destroy the property by removing

it.

The Board discussed the details of the variance request with Mr. Worlow and Roy. They also went

over each requirement necessary to grant the variance.

C. Open Public Hearing

The public hearing was opened.

Larry and Evelyn Malone, 21543 Lakefront Drive, said they live directly adjacent to the property

and discussed why they are opposed to the item.

D. Close Public Hearing

The public hearing was closed.

E. Discussion

There was no further discussion.

F. Decision

On a motion by DiAnn Tjon-Joe-Pin, seconded by Kathy Koza, the Board voted five to three (5-3)

to approve the variance for 20 feet from the Lakefront right-of-way. (Howard Hoover, Lynda Aird

and Jim Cason were opposed.) The motion failed.

10. 21-2004-ZON-VAR: Application for a variance granting relief from the requirements of Sections

2.10, 4.20(c), 5.40(b) and Table A of Chapter 14 of the Lago Vista Code of Ordinances to allow for

reduction in the required rear yard setback from 25 feet to 16 feet, 6.5 inches at 2308 Whiteney Cove

(Highland Lake Estates, Section 31, Lot 31009).

Note: The applicant has requested that consideration of this request be deferred and the public

hearing continued to the next regularly scheduled meeting in order to address additional setback

related issues that were identified by the staff.


Roy spoke about issues with the application and noted that the item has been deferred to give the

applicant time to figure out how to proceed.

F. Decision

4

On a motion by Jim Cason, seconded by Stacey Smith, the Board voted all in favor to defer the

application and continue the public hearing until the next meeting.



in the required front yard setback from 25 feet to 22 feet at 19907 Constitution Cove (Highland Lake

Estates, Section 6, Lots 6102).


Roy stated that the applicant came to them via a plat amendment and reported that they own two lots

in addition to submerged property which is a separate piece of property where a boat dock is located.

He said they are trying to subdivide the submerged property so that two lots can have access to the

waterfront. He noted that while reviewing the request, an existing encroachment into the right-of-

way was discovered. He noted the new legislation will facilitate the Board with their decision and

discussed how it will affect their consideration of variance applications.

The Board discussed the details of the property with Roy.


John and Sherry Stevenson, 19907 Constitution Cove, discussed their application and answered

questions with the Board.

The Board discussed the application and how the new law affects such nonconformities with Roy.

They also discussed what language to use in the motion.


The public hearing was opened.

Terry and Linda Walls, 20036 Continental, stated that they own the property across the cove and

asked questions about the administrative plat approval process and discussed it with Roy. Mr. & Mrs.

Walls were not opposed to the item.


The public hearing was closed.

E. Discussion


F. Decision

On a motion by DiAnn Tjon-Joe-Pin, seconded by Jim Cason, the Board voted all in favor to

approve the variance, acknowledging that it’s a legal nonconforming structure and this approval

does not allow for any additional encroachment.

12. 21-2009-ZON-VAR: Application for a variance granting relief from the requirements of Sections

2.10, 4.20(c), 5.40(c) and Table A of Chapter 14 of the Lago Vista Code of Ordinances to allow for

reduction in the required cumulative side yard setback from 15 feet to 12 feet at 8307 Timber Trail

(Bar-K Ranches, Plat 4, Lot 4019).


5

Roy said that the applicant doesn’t want to amend the plans for the house and instead wants to ask

for a variance.

The Board discussed the details of the property and the application with Roy. They also discussed

the notice comments received for the item.


The applicant was not present.


There were no public comments.


E. Discussion


F. Decision

On a motion by Stacey Smith, seconded by DiAnn Tjon-Joe-Pin, the Board voted all in favor to

deny the variance based on the fact that it’s self-imposed.

ADJOURNMENT

On a motion by Lynda Aird, seconded by Stacey Smith, the Board voted unanimously to adjourn at 8:06

P.M.

Howard Hoover, Chair

Alice Drake, Administrative Assistant

On a motion by ______________, seconded by ______________, the foregoing instrument was

passed and approved this _____ Day of _____________ 2022.

April 4, 2022

Agenda Item 6

22-2059-APP

6800 Live Oak Drive

Appeal of Permit Denial

Lack of Zoning Ordinance or State Exception Compliance

22-2057-APP

Appeal of Permit Denial (6800 Live Oak Drive) Lack of Zoning Ordinance Compliance

Attachment 1

Formal Denial Letter

Tel. (512) 267-5259 Fax (512) 267-5265

22-2057-APP


Attachment 2

Letter of Appeal

2/17/2022 Gianpaola Sederquist

6800 Live Oak Dr, Lago Vista, Tx 78645 Mailing Address: 515 Talon Grasp Trail, Leander, Tx 78641

PH: 512‐337‐7092 Cell: 650‐868‐8776

Hello Mrs. Hlavinka,

In regards to building permit application 8738. For the land particularly described by the Travis County Central Appraisal district as Parcel 179710; legally described as Lot 1063, Lago Vista Estates, Sec 4; Zoned R‐1T Single‐Family Residential, Tall; and more commonly known as 6800 Live Oak Drive, Lago Vista, Texas 78645.

The property owner Gianpaola Sederquist, and others aggrieved by the decision of Mr. Roy Jambor Director of Development Services of the City of Lago Vista, which DECLINED the issuance of said building permit, submitted by Mr. Kevin Curtis of Modular Homes of Texas herby and officially APPEAL that decision. We request a formal hearing with the City of Lago Vista’s Board of Adjustment at its earliest convenience, and within accordance with Section 11.50 of the Zoning Ordinance that is codified in the city’s Code of Ordinances. This appeal will be in regard to the judgment, criteria and overreach of Mr. Jambor regarding TITLE 7,

Subtitle C, SUBCHAPTER F. MUNICIPAL AUTHRITY, Chapter 1202; of the State of Texas Occupations Code. Gianpaola Sederquist

https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1202.htm

Sec. 1202.156. COUNCIL DETERMINATION OF CERTAIN QUESTIONS RELATED TO INDUSTRIALIZED HOUSING AND BUILDINGS.

(a) The council shall determine all questions raised by a municipality in connection with the review of designs, plans, and specifications of industrialized housing and buildings, as authorized by Section 1202.252. (b) With reference to the standards and requirements of the mandatory building codes, the council shall determine, from an engineering performance standpoint, all questions concerning: (1) code equivalency; or (2) alternative materials or methods of construction.

Sec. 1202.251. RESERVATION OF MUNICIPAL AUTHORITY.(a) Municipal authority is specifically and entirely reserved to

a municipality, including, as applicable: (b) Except as provided by Section 1202.253, requirements and regulations not in conflict with this chapter or with other state law relating to transportation, erection, installation, or use of industrialized housing or buildings must be reasonably and uniformly applied and enforced without distinctions as to whether the housing or buildings are manufactured or are constructed on-site.

Sec. 1202.253. MUNICIPAL REGULATION OF SINGLE-FAMILY AND DUPLEX INDUSTRIALIZED HOUSING.

(c) A municipality may adopt regulations that require single-family or duplex industrialized housing to: (1) have a value equal to or greater than the median taxable value for each single-family dwelling located within 500 feet of the lot on which the industrialized housing is proposed to be located, as determined by the most recent certified tax appraisal roll for each county in which the properties are located; (2) have exterior siding, roofing, roofing pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized housing is proposed to be located; (3) comply with municipal aesthetic standards, building setbacks, side and rear yard offsets, subdivision control, architectural landscaping, square footage, and other site requirements applicable to single-family dwellings; or (4) be securely fixed to a permanent foundation. (d) For purposes of Subsection (c), "value" means the taxable value of the industrialized housing and the lot after installation of the housing. (e) Except as provided by Subsection (c), a municipality may not adopt a regulation under this section that is more restrictive for industrialized housing than that required for a new single-family or duplex dwelling constructed on-site.

gs

22-2057-APP


Attachment 3

Third-Party Consultant Report

11675 Jollyville Road, Suite 300

Austin, TX 78759

512.334.9570 www.CityHallEssentials.com

To: Chairman H. Hoover and Members of the Board of Adjustment

City of Lago Vista

Lago Vista, Texas

RE: Opinion concerning denial of Permit Application 8738 for the issuance of a building

permit for the construction of a modular home.

The City of Lago Vista has hired independent professional planning and development

consulting services from City Hall Essentials to research the circumstances concerning the

City’s denial of Permit Application 8738 for the construction of a modular home within the R-

1T Single-Family, Tall Residential Zoning District, and to conduct exhaustive research, and

issue an opinion on the permitted uses in accordance with the City of Lago Visa Code of

Ordinances within the zoning district of the subject property location and in accordance with

applicable local and state requirements for the purpose of obtaining a qualified second

opinion outside of City staff.

This report has been prepared comprehensive of all information gathered through

the due diligence process and examines the validity of the denial of Permit Application 8738

so that the Board of Adjustment can make a best-informed determination on the permit

applicant’s appeal, consistent with the City of Lago Vista Code of Ordinances, Chapter 14 –

Zoning, Section 11.50 – Appeals. The report is arranged so that state and local codes

and/or requirements are specified and defined first. Secondly, the opinions of City staff and

permit applicant follow applicable regulations. This report concludes with an independent

third-party opinion on the interpretation and applicability of state and local requirements.

The report is arranged in the following sections:

• Applicable Statutory Code

• City of Lago Vista Code of Ordinances, Chapter 14 – Zoning

• Compliance with State and Local Government Requirements and due

diligence findings

• Independent Opinion

• Board Authority and Public Hearing Requirements

• Board Decision and Next Steps

Should the Board vote to uphold the denial of Permit Application 8738, a majority

vote is required, however should the Board vote to reverse staff’s decision to deny Permit

Application 8738, a supermajority vote of at least seventy-five percent (75%) is required by

the Section 11.50(e), Chapter 14 – Zoning of the Code of Ordinances. Next steps are

provided for both decisions.

Report exhibits are found at the conclusion of the written report and include the

following documents:

• Permit 8738 Application Amendment,

• Building Plans and Specs from Modular Homes of Texas,

• Uniform Residential Appraisal Report provided by Appraisals by Dale, LLC.,

• Boundary Map of subject property 6800 Live Oak Drive,

• Email from Modular Homes of Texas sales representative to Lindsay

Koskiniemi containing pricing options,

• Travis County Appraisal District information on Lot 1063, Lago Vista Estates,

Section Four,

• Subject Property Location Map

• Notice of Public Hearing distribution list and map

Should the Board have any questions regarding research conducted, fact finding,

issued opinion, or any other matter concerning this report, I can be reached at the contact

information provided below.

Respectfully Submitted,

Lindsay Koskiniemi, CPM, CGFO, MPA, MSA

City Hall Essentials Consultant

Cellular Phone: (281)779-5868

Email: [email protected]

mailto:[email protected]

SECTION 1: APPLICABLE STATUTORY CODE

TEXAS OCCUPATIONS CODE CHAPTER 1202:

In January 2022, Development Services staff received a permit application for the

construction of a modular home which was denied, and the permit applicant and

representative of Modular Homes of Texas, was contacted by February 1, 2022 with a

determination the proposed structure did not meet the statutory requirements of the

Chapter 1202 of the Texas Occupations Code Industrialized Housing and Buildings, which

defines Industrialized Housing as:

“Sec. 1202.002. DEFINITION OF INDUSTRIALIZED HOUSING. (a) Industrialized

housing is a residential structure that is:

(1) designed for the occupancy of one or more families;

(2) constructed in one or more modules or constructed using one or more modular

components built at a location other than the permanent site; and

(3) designed to be used as a permanent residential structure when the module or

the modular component is transported to the permanent site and erected or installed

on a permanent foundation system

(b) Industrialized housing includes the structure's plumbing, heating, air

conditioning, and electrical systems.

(c) Industrialized housing does not include:

(1) housing constructed of a sectional or panelized system that does not use a

modular component; or

(2) a ready-built home constructed in a manner in which the entire living area is

contained in a single unit or section at a temporary location for the purpose of selling

and moving the home to another location.

The proposed single-family structure described in the Building Plans & Specs of Modular

Homes of Texas (Serial Number E71F8590) provided with Permit 8738 Application

Amendment meets the definition of Industrialized Housing provided by Texas Occupations

Code Chapter 1202.002. (See EXHIBIT “B” – Building Plans and Specs).

Other provisions of Chapter 1202 of the Texas Occupations Code provide that municipal

authority is specifically and entirely reserved to a municipality to regulate land use and

zoning requirements, building setback requirements, side and rear yard requirements, site

planning and development and property line requirements, subdivision control, and

landscape architectural requirements (Sec. 1202.251. RESERVATION OF MUNICIPAL

AUTHORITY).

Pursuant to Sec. 1202.252, municipalities that regulate onsite construction or installation of

industrialized housing may have authority to require and review, for compliance with

mandatory building codes, a complete set of designs, plans, and specifications bearing the

council's (Texas Industrialized Building Code Council – Texas Department of Licensing and

Regulation) stamp of approval for each installation of industrialized housing or buildings in

the municipality; establish procedures for inspection of all applicable building codes to

ensure compliance, verify compliance of foundation with applicable local Code and

construction requirements, and conduct an inspection or test in accordance with applicable

building codes prior to issuing an occupancy permit (1202.252. MUNICIPAL REGULATION

OF INDUSTRIALIZED HOUSING AND BUILDINGS).

Pursuant to Sec. 1202.253. MUNICIPAL REGULATION OF SINGLE-FAMILY AND DUPLEX

INDUSTRIALIZED HOUSING, a single-family industrialized house must have all local permits

and licenses required by the municipality in addition to other construction standards.

(1) have a value equal to or greater than the median taxable value for each single-

family dwelling located within 500 feet of the lot on which the industrialized housing

is proposed to be located, as determined by the most recent certified tax appraisal

roll for each county in which the properties are located;

(Text of subsec. (c)(2) as added by Acts 2003, 78th Leg., ch. 816, Sec. 10.016)

(2) have exterior siding, roofing, roofing pitch, foundation fascia, and fenestration

compatible with the single-family dwellings located within 500 feet of the lot on which

the industrialized housing is proposed to be located;

(Text of subsec. (c)(2) as added by Acts 2003, 78th Leg., ch. 363, Sec. 2)

(2) have exterior siding, roofing, roof pitch, foundation fascia, and fenestration

compatible with the single-family dwellings located within 500 feet of the lot on which

the industrialized housing is proposed to be located;

(3) comply with municipal aesthetic standards, building setbacks, side and rear yard

offsets, subdivision control, architectural landscaping, square footage, and other site

requirements applicable to single-family dwellings; or

(4) be securely fixed to a permanent foundation.

(d) For purposes of Subsection (c), "value" means the taxable value of the

industrialized housing and the lot after installation of the housing.

(e) Except as provided by Subsection (c), a municipality may not adopt a

regulation under this section that is more restrictive for industrialized housing

than that required for a new single-family or duplex dwelling constructed on-

site.

(f) This section does not:

(1) limit the authority of a municipality to adopt regulations to protect historic

properties or historic districts; or

(2) affect deed restrictions.

Added by Acts 2003, 78th Leg., ch. 363, Sec. 2, eff. June 18, 2003; Acts 2003, 78th Leg.,

ch. 816, Sec. 10.016, eff. Sept. 1, 2003.

HOUSE BILL 2439 (HB-2439):

H.B. No. 2439 was passed in the 86th Legislature of Texas and became effective September

1, 2019. This legislation adopted miscellaneous provisions prohibiting certain local

government actions affecting residential commercial construction.

Sec. 3000.002. CERTAIN REGULATIONS REGARDING BUILDING

PRODUCTS, MATERIALS, OR METHODS PROHIBITED.

(a) Notwithstanding any other law and except as provided by Subsection (d), a

governmental entity may not adopt or enforce a rule, charter provision, ordinance,

order, building code, or other regulation that:

(1) prohibits or limits, directly or indirectly, the

use or installation of a building product or material in the

construction, renovation, maintenance, or other alteration of a

residential or commercial building if the building product or

material is approved for use by a national model code published

within the last three code cycles that applies to the construction,

renovation, maintenance, or other alteration of the building; or

(2) establishes a standard for a building product,

material, or aesthetic method in construction, renovation,

maintenance, or other alteration of a residential or commercial

building if the standard is more stringent than a standard for the

product, material, or aesthetic method under a national model code

published within the last three code cycles that applies to the

construction, renovation, maintenance, or other alteration of the

building.

(b) A governmental entity that adopts a building code governing the construction,

renovation, maintenance, or other alteration of a residential or commercial building

may amend a provision of the building code to conform to local concerns if the

amendment does not conflict with Subsection (a).

(c) This section does not apply to:

(1) a program established by a state agency that

requires particular standards, incentives, or financing

arrangements in order to comply with requirements of a state or

federal funding source or housing program;

(2) a requirement for a building necessary to consider

the building eligible for windstorm and hail insurance coverage

under Chapter 2210, Insurance Code;

(3) an ordinance or other regulation that regulates

outdoor lighting that is adopted for the purpose of reducing light

pollution and that…

HB-2439 is a state law that restricts governments from locally regulating building materials

used in construction with the exception of

1. Construction under standards needed for state or federal funding or housing

programs;

2. Materials necessary for windstorm and hail insurance;

3. Some local ordinances relating to lighting and dark sky regulations;

4. Buildings in designated historical or cultural areas.

(d) A municipality that is not a municipality described by Subsection (c)(5)(A) or (B)

may adopt or enforce a regulation described by Subsection (a) that applies to a

building located in a place or area designated on or after April 1, 2019, by the

municipality for its historical, cultural, or architectural importance and significance, if

the municipality has the voluntary consent from the building owner.

(e) A rule, charter provision, ordinance, order, building code, or other regulation

adopted by a governmental entity that conflicts with this section is void.

Sec. 3000.003. INJUNCTION. (a) The attorney general or an aggrieved party

may file an action in district court to enjoin a violation or threatened violation

of Section 3000.002.

Should the Board uphold the denial of Permit Application 8738, the aggrieved party may file

an action in district court.

Local Government Code Chapter 211, Municipal Zoning Authority:

Pursuant to Section 211.013 of the Local Government Code, clarity on conflicting statutory

requirements provides that “other statute or local ordinance or regulation imposes higher

standards, that statute, ordinances, or regulation controls.

Sec. 211.013. CONFLICT WITH OTHER LAWS; EXCEPTIONS.

(a) If a zoning regulation adopted under this subchapter requires a greater width or

size of a yard, court, or other open space, requires a lower building height or fewer

number of stories for a building, requires a greater percentage of lot to be left

unoccupied, or otherwise imposes higher standards than those required under

another statute or local ordinance or regulation, the regulation adopted under this

subchapter controls. If the other statute or local ordinance or regulation imposes

higher standards, that statute, ordinance, or regulation controls.

(b) This subchapter does not authorize the governing body of a municipality to

require the removal or destruction of property that exists at the time the governing

body implements this subchapter and that is actually and necessarily used in a

public service business.

(c) This subchapter does not apply to a building, other structure, or land under the

control, administration, or jurisdiction of a state or federal agency.

(d) This subchapter applies to a privately owned building or other structure and

privately owned land when leased to a state agency.

Acts 1987, 70th Leg., ch. 149, Sec. 1, eff. Sept. 1, 1987. Amended by Acts 1999, 76th

Leg., ch. 476, Sec. 1, eff. June 18, 1999.

SECTION 2: CITY OF LAGO VISTA CODE OF ORDINANCES, CHAPTER 14 - ZONING

The subject property on which the modular home is proposed to be constructed is within the

R-1T Single-Family Residential, Tall zoning district. The subject property is particularly

described by the Travis Central Appraisal District for Travis County, Texas as Parcel 179710

and legally described as Lot 1063, Lago Vista Estates, Section Four and more commonly

known as 6800 Live Oak Drive, Lago Vista, Texas 78645. The lot is situated on a corner

bordered by roadways Live Oak Drive to the north and Paseo de Vaca along the southeast

side of the property (See EXHIBIT “B” – Subject Property Location Map).

Chapter 14 – Zoning, Definition of Industrialized Building:

As defined in the City of Lago Vista Code of Ordinances, Chapter 14 – Zoning, Section 2.10 –

Definitions, an Industrialized Building is defined as:

“INDUSTRIALIZED BUILDING: A commercial or residential structure or addition

constructed using components, prefabrications, and methods that distinguish it from

traditional site-built construction by the extent to which materials delivered to the

construction site and incorporated into the building have been previously assembled.

Unlike manufactured housing which includes mobile homes, industrialized buildings

are required to be compliant with local building codes rather than standards of the

U.S. Department of Housing and Urban Development (HUD). Industrialized buildings

include, but are not limited to:

(a) modular homes and buildings;

(b) construction incorporating shipping containers; and

(c) pre-engineered, or metal buildings with any standardized metal components, trim

or assemblies other than a metal roof exposed on the exterior.

INDUSTRIALIZED HOUSING: Any type of industrialized building or building addition

used as a residence or dwelling.”

R-1T – Single-Family Residential, Tall Zoning District:

a. Purpose: This district is intended to include lands being used, or intended to be used,

for tall home single-family residential purposes and associated uses. The district is

designed to provide sufficient, suitable residential neighborhoods, protected from

incompatible uses, and provided with necessary facilities and service, preservation of

rural character and environmentally sensitive land.

b. Permitted Uses: The permitted uses are specified in Table B, Table of Allowed Uses

for Zoning. In addition, “Industrialized Housing” as defined in Section 3.104 of

Chapter 3 and meeting the following requirements shall be permitted in this

residential district:

1. Meets all the requirements of the Texas Industrialized Building Code Council

including the placement of a decal or seal issued by that agency on each

transportable modular section or modular component indicating compliance with

mandatory building codes;

2. Meets or exceeds the development standards of any single-family dwelling within

five hundred feet of the proposed industrialized housing location and the

applicable development standards specified in Table A, Table of Development

Standards; and

3. Has a value, as documented by a Texas licensed appraiser, of both the proposed

location and industrialized housing, that equals or exceeds the median taxable

value for each single-family residence located within five hundred feet, as

determined by the most certified tax appraisal roll for Travis County. Whenever

only vacant lots are within five hundred feet of the proposed location, the

appraisal shall be required to meet or exceed the value of the nearest single-

family residence.

c. Development Standards: The Maximum Building Height, Minimum Yard

Requirements, and the Minimum Area of Dwelling shall be as specified in Table A,

Table of Development Standards. All single-family residences shall have a garage

with a minimum of four hundred (400) square feet in area. See Section 3.123 of

Chapter 3 for exterior appearance requirements.

d. Parking Area. Each dwelling shall include, off-street parking in accordance with

Section 7, herein.

*Section 3.104 Definition of “Industrialized Housing” is the same as Chapter 14 Definitions.

*Table A, Table of Development Standards: Next page.

R-1T Development Standards are found at the bottom of the table above in the last row.

11675 Jollyville Road, Suite 300

Austin, TX 78759

512.334.9570 www.CityHallEssentials.com

SECTION 3: COMPLIANCE WITH STATE AND LOCAL GOVERNMENT REGULATIONS AND DUE

DILIGENCE FINDINGS

I. Compliance with Texas Occupations Code Chapter 1202:

a. The proposed modular home described in Permit Application 8738 meets the

definition of Industrialized Building of 1202.002

b. Pursuant to Section 1202.251 – Reservation of Municipal Authority, The City of

Lago Vista may exercise the authority to regulate land use and zoning

requirements, building setback requirements, side and rear yard requirements,

site planning and development and property line requirements, subdivision

control, and landscape architectural requirements.

c. Pursuant to Sec. 1202.252, The City of Lago Vista regulates onsite construction

or installation of industrialized housing and has the authority to require and

review, for compliance with mandatory building codes, a complete set of designs,

plans, and specifications bearing required stamp of the Industrialized Building

Code of Council; and may establish procedures for inspection of all applicable

building codes to ensure compliance, verify compliance of foundation with

applicable local Code and construction requirements, and conduct an inspection

or test in accordance with applicable building codes prior to issuing an occupancy

permit.

d. Pursuant to Sec. 1202.253, a single-family industrialized house must have all

local permits and licenses required by the municipality in addition to other

construction standards. These requirements include the following and are

consistent with the City’s Code of Ordinances Chapter 14 – Zoning for R1-T

Zoning District:

*These criteria will be discussed in the subsequent subsection of R1-T Zoning

District Compliance.

(1) have a value equal to or greater than the median taxable value for each

single-family dwelling located within 500 feet of the lot on which the

industrialized housing is proposed to be located, as determined by the

most recent certified tax appraisal roll for each county in which the

properties are located;

(2) have exterior siding, roofing, roof pitch, foundation fascia, and

fenestration compatible with the single-family dwellings located within

500 feet of the lot on which the industrialized housing is proposed to be

located;

(3) comply with municipal aesthetic standards, building setbacks, side and

rear yard offsets, subdivision control, architectural landscaping, square

footage, and other site requirements applicable to single-family dwellings;

or

(4) be securely fixed to a permanent foundation.

II. Compliance with H.B.2439 Effective as of September 1, 2019:

Municipalities are required to follow the requirements of House Bill 2439 as of

September 1, 2019 when none of the four specified exceptions are met.

Sec. 3000.002:

(1) prohibits or limits, directly or indirectly, the


construction, renovation, maintenance, or other alteration of a

residential or commercial building if the building product or

material is approved for use by a national model code published

within the last three code cycles that applies to the construction,

renovation, maintenance, or other alteration of the building.

*Building materials proposed for the fabrication and construction of the proposed

modular home described in Permit Application 8738 are regulated by the following

international codes:

• International Building Code (IBC), 2015 Edition

• International Residential Code (IRC), 2015 Edition

• International Fuel Gas Code (IFGC), 2015 Edition

• International Mechanical Code (IMC), 2015 Edition

• International Plumbing Code (IPC), 2015 Edition

• International Energy Conservation Code (IECC), 2015 Edition

• National Electrical Code (NEC), 2014 Edition

• International Existing Building Code (IEBC), 2015 Edition

*This information can be found by accessing the following link:

https://www.tdlr.texas.gov/ihb/codes.htm

National Code published within the last three code cycles include: 2021, 2018, and 2015;

therefore, Section 3000.002 may apply.

https://www.tdlr.texas.gov/ihb/codes.htm

III. Compliance with Local Government Code Chapter 211:

Pursuant to LCG Section 211.013(a) If a zoning regulation adopted under this

subchapter requires a greater width or size of a yard, court, or other open space,

requires a lower building height or fewer number of stories for a building, requires a

greater percentage of lot to be left unoccupied, or otherwise imposes higher

standards than those required under another statute or local ordinance or regulation,

the regulation adopted under this subchapter controls. If the other statute or local

ordinance or regulation imposes higher standards, that statute, ordinance, or

regulation controls.

The regulations of the local ordinances provided in the City of Lago Vista Code of

Ordinances, Chapter 14 – Zoning, imposes higher standards, therefore the City’s

zoning ordinances prevails.

IV. Compliance with Lago Vista Code of Ordinances:

R-1T Single-Family, Tall Zoning District:

b. Permitted Uses: The permitted uses are specified in Table B, Table of Allowed Uses

for Zoning. In addition, “Industrialized Housing” as defined in Section 3.104 of Chapter 3

and meeting the following requirements shall be permitted in this residential district:

1. Meets all the requirements of the Texas Industrialized Building Code Council

including the placement of a decal or seal issued by that agency on each

transportable modular section or modular component indicating compliance

with mandatory building codes;

• The Building Plans & Specs sent by Modular Homes of Texas appears to

meet the Industrialized Building Code requirement of placement of decal

or seal on each modular component of the proposed industrialized

building.

2. Meets or exceeds the development standards of any single-family dwelling

within five hundred feet of the proposed industrialized housing location and

the applicable development standards specified in Table A, Table of

Development Standards; and

• There are 22 properties within the 500 linear foot radius from the

subject property located at 6800 Live Oak Drive. Of the 22 properties

within the radium, 12 have single-family homes. For the purpose of

determining if the development standards meet or exceed those of the

surrounding properties within the 500-foot radius from the subject

property, images of properties with constructed SFHs are provided

(See Exhibit “C” Surrounding Property Map)

20801 Fawn Ridge Dr. – Appears to be hardy plank exterior

20707 Deede Dr. – Lower 50% masonry

20708 Deede Dr. - No image obtained.

20706 Deede Drive. – Appears to be mostly masonry exterior.

6704 Avenida Ann Dr. – Appears to be mostly masonry on exterior.

6702 Avenida Ann Dr. – Appears to be mostly comprised of masonry exterior.

6700 Avenida Ann St – Appears to have mostly masonry exterior.

6617 Avenida Ann St. – Majority masonry exterior

6701 Avenida Ann St. – Masonry exterior

6703 Avenida Ann St. – No image found.

6705 Avenida Ann St. – Appears to have 50% masonry exterior

6707 Avendia Ann St. – No image found

Distribution of 12 constructed SFH development standards within 500 linear feet of

6800 Live Oak Drive:

Masonry Composition QTY% (excludes properties

without images)

50% or More 6 67%

At least 50% 2 22%

Less than 50% or none 1 11%

No images available 3 N/A

Development Standards - Exterior Masonry Only

SFH's within 500' of Subject Property

• Comparable development standards of SFHs within the 500’ radius of

the subject property should be consistent with the majority of the

material composition of surrounding homes. The majority of the homes

for which images were obtained within the 500’ boundary are

comprised of at least 50% or more of masonry (89%).

• Table A Requirements – R1-T

R1-T Zoning District Requirements Meets? Y/N Notes

Maximum Impervious Cover 50% Y See Exhibit "B"

Minimum living area 1800 sq ft Y See Exhibit "B"

Front & Reverse corner setback 25 ft Undetermined. Site plan recommended

Rear setback 25 ft Undetermined. Site plan recommended

Minimum sideyard setback 5 ft Undetermined. Site plan recommended

Total sideyard setback 15 ft Undetermined. Site plan recommended

Corner setback 15 ft Undetermined. Site plan recommended

Building height 35 ft or > Appears to meet. See Exhibit "B"

3. Has a value, as documented by a Texas licensed appraiser, of both the

proposed location and industrialized housing, that equals or exceeds the median

taxable value for each single-family residence located within five hundred feet, as

determined by the most certified tax appraisal roll for Travis County. Whenever only

vacant lots are within five hundred feet of the proposed location, the appraisal shall

be required to meet or exceed the value of the nearest single-family residence.

• A Uniform Residential Appraisal Report was received by the City from

Appraisals by Dale, LLC and appraised by Dale P. Martsoff, an appraiser

licensed in the State of Texas with an estimated appraisal amount of

$418,000 arrived at by the Sales Comparison Approach and $148,150

utilizing the Cost Approach of developed properties (See Exhibit “D” –

Uniform Residential Appraisal Report).

• The appraisal report draws from the comparable values of homes ranging

in distance from 0.59 miles to 1.11 miles from the subject property

located at 6800 Live Oak Drive.

• The appraisal report appears to be overstated in estimated value. The

consultant submitted an inquiry and obtained a pricing breakdown from

the modular building manufacturer, Modular Homes of Texas. (See Exhibit

“E” – Email with Pricing Options from Modular Homes of Texas).

• Appraisal Valued land at $25,000, however, purchase price of developed,

platted lot was $15,000

Comparison of Appraisals within 500' Radius

Obtained from Estimated Appraisals Available at TCAD - 2021

Address Property ID

Living Area Square

Footage Appraisal Amount ($)

20801 Fawn Ridge Dr. 179546 1350 185,973

20707 Deede Dr. 178749 1872 370,525

20708 Deede Dr. 178772 1478 209500

20706 Deede Dr. 178771 1696 165200

6704 Avenida Ann St. 178768 1960 319982

6702 Avenida Ann St. 178769 1716 283523

6700 Avenida Ann St. 178770 2325 316377

6617 Avenida Ann St. 178787 1587 270588

6701 Avenida Ann St. 178788 1797 313781

6703 Avenida Ann St. 178789 2578 443863

6705 Avenida Ann St. 178790 1373 223639

6707 Avenida Ann St. 178791 1276 192758

AVERAGE 1751 $ 274,642.42

443,863.00

370,525.00

319,982.00

316,377.00

313,781.00

283,523.00

270,588.00 Median = average of 2 middle values

223,639.00 277,055.50

209,500.00

192,758.00

185,973.00

165,200.00

• Average appraisal value of surrounding properties within a 500’ radius is

$274,642.42.. The appraisal median comparable sale price current to 3

months in the future averages $427,500 and median comparable list

price current to 3 months in the future is $650,000.

• Appraisal estimated remaining economic life specific to Housing of Urban

Development and Veterans Administration requirements is 60 years.

Industrial residential buildings are excluded from HUD, therefore the

appraisal appears to be assessed using inaccurate and/or irrelevant

information.

• Consultant obtained pricing from Modular Homes of Texas and drew an

estimate of a total of $316,962.20, for the proposed industrialized

residential building, lot, concrete, etc. using the modular building

specifications stated in Permit Application 8738, as follows:

Cost Dimension Total

Living Area $136.52/sq ft 1885 257,340.20

Garage $66/sq ft 528 34,848.00

Porch $49/sq ft 126 6,174.00

Sheetrocked Garage 3,600.00

Developed lot 15,000.00

316,962.20

Modular Homes of Texas Pricing

Industrialized Building Proposed with 2-Car Garage and Porch

*Modular Homes of TX pricing incudes engineered foundation.

c. Development Standards: The Maximum Building Height, Minimum Yard

Requirements, and the Minimum Area of Dwelling shall be as specified in Table A,

Table of Development Standards. All single-family residences shall have a garage

with a minimum of four hundred (400) square feet in area. See Section 3.123 of

Chapter 3 for exterior appearance requirements.

• The height requirement of the R1-T zoning district appears to meet, as the

proposed industrial building does propose any more than one story,

however, a site plan disclosing building elevation is recommended.

d. Parking Area. Each dwelling shall include off-street parking in accordance with

Section 7, herein.

• Exhibit “B” appears to meet the off-street parking requirement.

V. Consultant’s Opinion

After researching applicable Texas Local Government Codes, City of Lago Vista Code of

Ordinances, notice of public hearing requirements, Permit 8738 Application Amendment

and supporting documentation, it is the opinion of the independent consultant, that the

proposed industrialized single family home meets neither the requirements of the City of

Lago Vista Code of Ordinance for the R1-T Single Family Residential – Tall zoning district

nor applicable statutory code for the following reasons:

Section 1202 – Texas Occupations Code

• Pursuant to Section 1202.002 of the Texas Occupations Code, the

proposed structure meets the definition of industrialized housing,

therefore is subject to Texas Occupations Code Chapter 1202 and the

City’s Code of Ordinance, Chapter 14 – Zoning.

• Pursuant to Section 2102.252 of the Texas Occupations Code, the City

has the right to regulate oversight of construction and require review of

mandatory building Codes.

• Pursuant to Section 1202.253 of the Texas Occupations Code,

(1) The value must be equal or greater to the median taxable value of the

most recent property appraisal (2021) within 500 feet of the subject

property.

While it is the opinion of the consultant that the professional appraisal

obtained by the property owner is grossly overstated, the estimated

valuation of the property, in the opinion of the consultant is

$316,962.20 as proposed with the industrialized home, and the

median value of homes within a 500’ radius of subject property 6800

Live Oak Drive is $277,055.50. This valuation meets requirements.

(2) In the opinion of the consultant, the exterior siding and fenestration of

the proposed industrialized house is incompatible with other single-

family dwellings with a 500-foot radius of the subject property. This

requirement is not met.

(3) It is the opinion of the consultant that the aesthetic standards of the

proposed structure are not met. Other requirements of this section,

including setbacks, side and rear-yard offsets, and architectural

landscaping are undetermined, as not site plan has been provided.

(4) Requirement that the structure is permanently affixed to a foundation,

according to the Modular Homes of Texas building specifications,

meets this requirement.

HB2439 and Texas Local Government Code Chapter 211

• Pursuant to House Bill 2439 (2019), a governmental entity may not adopt

or enforce a rule, charter provision, ordinance, order, building code, or

other regulation that prohibits or limits, directly or indirectly, the


construction, renovation, maintenance, or other alteration of a residential

or commercial building if the building product or material is approved for

use by a national model code published within the last three code cycles

or establishes a standard for a building product, material, or aesthetic

method in construction, renovation, maintenance, or other alteration of a

residential or commercial building if the standard is more stringent than a

standard for the product, material, or aesthetic method under a national

model code published within the last three code cycles.

• Pursuant to Texas Local Government Code Section 211.013 If a zoning

regulation adopted under this subchapter imposes higher standards than

those required under another statute or local ordinance or regulation, the

regulation adopted under this subchapter controls. If the other statute or

local ordinance or regulation imposes higher standards, that statute,

ordinance, or regulation controls.

It is the opinion of the consultant that the development standards specified in

Section 1202.253(2) and the City’s zoning regulations impose a higher standard

than what is proposed in Permit Application 8738 for the construction of an

industrialized house by requiring compatible exterior siding, rooting pitch,

foundation fascia, and fenestration, therefore is applicable and appropriate for

enforcement of the City’s Code of Ordinances. The proposed structure does not

meet the higher standards of exterior siding or fenestration, as the proposed

structure building specifications show all hardy plank or similar exterior material.

A majority of the constructed homes within the 500’ vicinity of the subject

property use less than 50% percent siding, and those properties constructed with

50% or more of exterior masonry comprise nearly 90% of homes within the

vicinity for which the consultant obtained images.

Section 1202.253 mirrors the City’s zoning requirements for the R-1T Single

Family – Tall zoning district.

VI. Board of Adjustment Authority and Public Hearing Requirements:

Board of Adjustment Authority:

Pursuant to the City of Lago Vista Code of Ordinances, Chapter 14 – Zoning, Section

11.50 – Appeals(e) requires a concurring vote of seventy-five percent (75%) of the

members of the Board to reverse staff’s determination:

“The concurring vote of seventy-five percent of the members of the board shall be

necessary to reverse any order, requirement, decision or determination of the permitting

official or a municipal authority, or for any decision in favor of the applicant for any

matter upon which it is required to pass or to effect any variation of any ordinance, rule,

or regulation.” (Chapter 14, Section 11.50(e).

The Board of Adjustment hears appeals by aggrieved parties and may provide relief.

Sec. 211.008. BOARD OF ADJUSTMENT. (a) The governing body of a municipality may

provide for the appointment of a board of adjustment. In the regulations adopted under

this subchapter, the governing body may authorize the board of adjustment, in

appropriate cases and subject to appropriate conditions and safeguards, to make

special exceptions to the terms of the zoning ordinance that are consistent with the

general purpose and intent of the ordinance and in accordance with any applicable rules

contained in the ordinance.

Public Hearing Requirements:

Pursuant to Section 211.006 of the Texas Local Government Code, notice of a public

hearing must be sent to the official newspaper publication of record fifteen (15) days

prior to the public hearing.

“Sec. 211.006. PROCEDURES GOVERNING ADOPTION OF ZONING REGULATIONS AND

DISTRICT BOUNDARIES. (a) The governing body of a municipality wishing to exercise the

authority relating to zoning regulations and zoning district boundaries shall establish

procedures for adopting and enforcing the regulations and boundaries. A regulation or

boundary is not effective until after a public hearing on the matter at which parties in

interest and citizens have an opportunity to be heard. Before the 15th day before the

date of the hearing, notice of the time and place of the hearing must be published in an

official newspaper or a newspaper of general circulation in the municipality.”

Pursuant to Section 211.007 of the Texas Local Government Code, notice to property

owners within a two hundred (200) foot radius of the subject property must be given via

US mail before the 10th day before the public hearing. The notice of public hearing must

include date, time, and location of public hearing.

“Sec. 211. 006(c). (c) Before the 10th day before the hearing date, written notice of

each public hearing before the zoning commission on a proposed change in a zoning

classification shall be sent to each owner, as indicated by the most recently approved

municipal tax roll, of real property within 200 feet of the property on which the change in

classification is proposed. The notice may be served by its deposit in the municipality,

properly addressed with postage paid, in the United States mail.”

City staff mailed notification of public hearing to property owners within the two-hundred-

foot boundary of the subject property on Thursday, March 24, 2022, and the notice of

public hearing was published in the newspaper of general circulation. (See EXHIBIT “F”

Notification List and Boundary Map).

Notice of Public Hearing publication next page:

Notice of Public Hearing requirements in accordance with Section 211.006 and

211.007 have been met.

VII. Board Decision and Next Steps

Denial of Appeal:

Should the Board vote by majority to deny appeal 22-2057-APP, the aggrieved party may

seek relief by filing a motion for hearing with the district court.

Supermajority Vote to Overturn Staff’s Decision:

Should the Board overturn staff’s decision to deny Permit Application 8738 with a 75%

majority vote, the City must grant all the construction and grant the permit.

#END OF REPORT#

Modular Homes of Texas

7111 Bosque Boulevard, Suite

301 Waco, TX 76710

PERMIT 8738 APPLICATION AMENDMENT

EXHIBIT A - PERMIT APPLICATION AMENDMENT

Hello,

Please review the collected information in the hopes of providing clarity and evidence to fulfill Section

1202.253(c)(2) of the Texas Occupations Code. That require single-family or duplex industrialized

housing to: (2) have exterior siding, roofing, roofing pitch, foundation fascia, and fenestration

compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized

housing is proposed to be located.

Contents Example Homes ............................................................................................................................................ 2

Project 6800 Live Oak Drive .......................................................................................................................... 3

Exterior siding ............................................................................................................................................... 4

Roofing .......................................................................................................................................................... 5

Roofing pitch ................................................................................................................................................. 6

Foundation fascia, (i.e. the skirting).............................................................................................................. 7

Fenestration (the windows and doors) ......................................................................................................... 8

Appendix of Reference Home Images ........................................................................................................ 10

Example Homes Homes provided by the City of Lago Vista, which are 500 feet from petitioners address. Addresses Status 6900 Cedar Ridge Drive under construction* 6803 Cedar Ridge Drive under construction* 20801 Fawn Ridge Drive TCAD - 2021 20707 Deede Drive TCAD - 2021 20708 Deede Drive TCAD - 2021 20706 Deede Drive TCAD - 2021 6704 Avenida Ann Drive TCAD - 2021 6702 Avenida Ann Drive TCAD - 2021 6700 Avenida Ann Drive TCAD - 2021 6617 Avenida Ann Drive TCAD - 2021 6701 Avenida Ann Drive TCAD - 2021 6703 Avenida Ann Drive TCAD - 2021 6705 Avenida Ann Drive TCAD - 2021 6707 Avenida Ann Drive TCAD - 2021 6710 Alta Vista under construction* 6704 Alta Vista under construction* 20602 Paseo De Vaca under construction* 20709 Paseo De Vaca under construction* 20707 Paseo De Vaca under construction* 20705 Paseo De Vaca under construction* 20703 Paseo De Vaca under construction* 20701 Paseo De Vaca under construction* *no TCAD value yet

Project 6800 Live Oak Drive Current Exterior Design of Project (does not show 480 sq attached garage with double 8x7 insulated steel garage doors with transom windows. the Garage is to match in all build elements)

Exterior siding

o Project: 50 yr. Allura Fiber Cement Lap Siding o Example House: 20801 Fawn Ridge Drive

o o Example House: 6900 Live Oak Drive

o

Roofing

o Project: 30 Year Architectural Asphalt Shingles, 10” Eave overhangs o Example House: 20801 Fawn Ridge Drive


o o

Roofing pitch

o Project: 6/12 Roof Pitch o Example House: 20801 Fawn Ridge Drive


o o Example House: 6908 Cedar Ridge Drive

o

Foundation fascia, (i.e. the skirting)

o Project: o Example House: 1st picture home is under construction in Big Spring o 2nd picture home near Gatesville o We do not use skirting, foundations are engineered

Fenestration (the windows and doors)

o Project: Vinyl Low E 6/6 Grid Thermal Windows, 6 transom windows and 1 large picture window. All Windows are Trimmed, with a 36” residential front door, Vinyl Patio door and 9 lite back door.

o

o Example House: 6704 Avenida Ann Drive (Door and Windows)

o

o Example House: 6703 Avenida Ann Drive (Garage Door)

o

Appendix of Reference Home Images

Serial# E71F8590esign.alamode.com/verifyForm SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Building SketchGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client

6.1'

21'

6.1'

22'

22'

24'

62'

30.4

'

62'

30.4'

2 Car Garage

Kitchen

Covered Porch

Living Bath

Dining Bedroom Office

BedroomMaster Bedroom

Master Bath

TOTAL Sketch by a la mode, inc. Area Calculations Summary

Living Area Calculation DetailsFirst Floor 1884.8 Sq ft 30.4 × 62 = 1884.8

Total Living Area (Rounded): 1885 Sq ftNon-living Area2 Car Attached 528 Sq ft 24 × 22 = 528

Open Porch 128.1 Sq ft 21 × 6.1 = 128.1

Property AddressCity County State Zip Code

Serial# E71F8590esign.alamode.com/verify

EXHIBIT B - BUILDING SPECIFICATIONS EXTRACTED FROM EXHIBIT D - APPRAISAL

Serial# E71F8590esign.alamode.com/verifyForm PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Photo PageGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Subject Front

Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

6800 Live Oak

1,885632.0N;Res;N;Res;16710 sfQ40

Subject Rear

Subject Street view looking North

Borrower

Lender/Client




Building Plans & Specs - Page 2

Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODESerial# E71F8590esign.alamode.com/verify























APPRAISAL OF REAL PROPERTY

6800 Live OakLago Vista, TX 78645

Lot 1063, Lago Vista Estates Sec 4

Fairway Independent Mortgage Corporation3923 S. General Bruce Drive

Temple, TX 76502

418,000

12/20/2021

Dale P. MartsolfAppraisals by Dale, LLC

1809 Woodland DrCedar Park, TX 78613

(512) [email protected]

Form GA1V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

LOCATED AT

FOR

OPINION OF VALUE

AS OF

BY


EXHIBIT D - APPRAISAL


AAG Appraisals

36505063202055

6800 Live Oak Lago Vista TX 78645Gianpaola Sederquist Gianpaola Sederquist Travis

Lot 1063, Lago Vista Estates Sec 478781044 2021 10,359Lago Vista Estates 429-F 0017.79

0 150

Fairway Independent Mortgage Corporatio 3923 S. General Bruce Drive, Temple, TX 76502

The appraiser found no ABORMLS or TCAD information regarding sales of the subject within the 365 days prior to the effective date of this report.

1951,350390

06320

75235

15The subject neighborhood is bordered by Bar K Ranch Rd to the North, by Lohman Ford Rd to the

East, Dawn Dr to the South, and Colorado River to the West. Predominately residential, commercial and undeveloped.The subject market area is typified by suburban residential developments offering neighborhood views. Major shopping & employment via Lohman Ford Rd, and paved streets with

concrete gutter. Protection from detrimental conditions and utility availability are adequate and acceptable. The subject is within the Lago Vista ISD. The predominant market value is for a market as a whole. The

subject is in line with other similar properties in the neighborhood. Other present land use is vacant residential, parks and recreational.

Property values in the area are considered to be increasing at this time. Supply is low and demand is high with exposure times typically ranging from 1 to 3 months for properties realistically priced and in good condition. Financing is readily available, with interest rates ranging from 2.5% to 5.9% on Conventional, FHA, and VA loans. Financing concessions are not a factor at this time.

See attached plat map 16710 sf Irregular N;Res;R-1D Residential Single-Family

None SepticPavedNone

X 48453C0203J 01/22/2020

No environmental site assessment results were provided to the appraiser - no adverse conditions were observed or are known in the market area. Should the client have a concern, a qualified expert should be retained. Appraiser operated the utilities to determine if they are operational, and all were ON and functioning, however, appraiser is not responsible for testing the capacity of these systems.

1

ModNeo-eclec20210

00

None

Concrete/NewHdSd/NewComp/NewMetal/NewHS,DP,Vinyl/NewNoneHalf/New

VinPlk,Cpt/NewDry Wall/NewPaint/NewCT/NewCeramic/New

Electric 0None

None

0NoneCvdNone

2Concrete

20

6 3 2.0 1,885Ceiling fans, zoned HVAC and SHDP windows.

C1;No updates in the prior 15 years;The construction quality is good, standard for a 0 year old residence within the neighborhood - no functional or external obsolescence was noted. Should the client have a concern a qualified expert should be retained as this report is not a home inspection nor a guarantee of condition.

None noted. Should the client have a concern, a qualified expert should be retained.

Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Uniform Residential Appraisal Report File #

SUB

JEC

TC

ON

TRAC

TN

EIG

HB

OR

HO

OD

SITE

IMPR

OVE

MEN

TS

The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.

Property Address City State Zip CodeBorrower Owner of Public Record CountyLegal DescriptionAssessor's Parcel # Tax Year R.E. Taxes $Neighborhood Name Map Reference Census TractOccupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per monthProperty Rights Appraised Fee Simple Leasehold Other (describe)Assignment Type Purchase Transaction Refinance Transaction Other (describe)Lender/Client AddressIs the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes NoReport data source(s) used, offering price(s), and date(s).

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was notperformed.

Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s)Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes NoIf Yes, report the total dollar amount and describe the items to be paid.

Note: Race and the racial composition of the neighborhood are not appraisal factors.Neighborhood Characteristics

Location Urban Suburban RuralBuilt-Up Over 75% 25-75% Under 25%Growth Rapid Stable Slow

One-Unit Housing TrendsProperty Values Increasing Stable DecliningDemand/Supply Shortage In Balance Over SupplyMarketing Time Under 3 mths 3-6 mths Over 6 mths

One-Unit HousingPRICE$ (000)

AGE(yrs)

LowHighPred.

Present Land Use %One-Unit %2-4 Unit %Multi-Family %Commercial %Other %

Neighborhood Boundaries

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions Area Shape ViewSpecific Zoning Classification Zoning DescriptionZoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe

Utilities Public Other (describe) Public Other (describe)ElectricityGas

WaterSanitary Sewer

Off-site Improvements - Type Public PrivateStreetAlley

FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateAre the utilities and off-site improvements typical for the market area? Yes No If No, describeAre there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe

General DescriptionUnits One One with Accessory Unit# of StoriesType Det. Att. S-Det./End Unit

Existing Proposed Under Const.Design (Style)Year BuiltEffective Age (Yrs)

FoundationConcrete Slab Crawl SpaceFull Basement Partial Basement

Basement Area sq.ft.Basement Finish %

Outside Entry/Exit Sump PumpEvidence of Infestation

Dampness Settlement

Exterior Description materials/conditionFoundation WallsExterior WallsRoof SurfaceGutters & DownspoutsWindow TypeStorm Sash/InsulatedScreens

Interior materials/conditionFloorsWallsTrim/FinishBath FloorBath Wainscot

Attic NoneDrop Stair StairsFloor ScuttleFinished Heated

Heating FWA HWBB RadiantOther Fuel

Cooling Central Air ConditioningIndividual Other

AmenitiesFireplace(s) #Patio/DeckPool

Woodstove(s) #FencePorchOther

Car Storage NoneDriveway # of Cars

Driveway SurfaceGarage # of CarsCarport # of CarsAtt. Det. Built-in

Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe)

Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above GradeAdditional features (special energy efficient items, etc.).

Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe

Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Fannie Mae Form 1004 March 2005



36505063202055

2 377,000 749,00031 195,000 1,350,000


N;Res;Fee Simple16710 sfN;Res;DT1;ModNeo-ecQ40C1

6 3 2.01,885

0sf

AdequateCA/CHTypical2ga2dwCvd/Cvd/None

Pool None

ABORMLS/CAD12/20/2021

21302 Palomino CvLago Vista, TX 786450.59 miles NW

399,000217.32

ABORMLS#1491467;DOM 9ABORMLS/CAD

ArmLthConv;0 0s11/21;c08/21 +16,000N;Res;Fee Simple9496 sf 0N;Res;DT1;Neo-eclectic 0Q40C1

7 4 2.1 -5,0001,836 0

0sf

AdequateCA/CHTypical2ga2dwCvd/Cvd/NoneNone

11,0002.85.3 410,000

01/25/2021$0ABORMLS/CAD12/20/2021

7808 Bar K Ranch RdLago Vista, TX 786451.11 miles N

475,000257.73


ArmLthConv;100 0s11/21;c10/21 +9,000N;Res;Fee Simple14070 sf 0B;Hill Country; -25,000DT1;Neo-eclectic 0Q4 -20,0001 0C2 0

7 3 2.0 01,843 0

0sf

AdequateCA/CHTypical1ga2gbi2dw -5,000Cvd/Cvd/NoneNone

-41,0008.6

12.4 434,000


21405 Sierra TrlLago Vista, TX 786451.09 miles N

500,000272.33


ArmLthConv;0 0s12/21;c12/21 0N;Res;Fee Simple9775 sf 0B;Hill Country; -25,000DT1;Neo-eclectic 0Q3 -40,0000C1

7 4 2.1 -5,0001,836 0

0sf


-70,00014.014.0 430,000


ABORMLS/CAD

ABORMLS/CAD

None for the subject within the 3 years preceding acceptance of this assignment, and twice for the comparables within the 12 months preceding the sale date used in this report. All property sales and transactions were verified with Travis Central Appraisal District and ABORMLS.

The four comparable sales used in the Sales Comparison Approach have been conducted under the terms and conditions of the definition of value being estimated and/or was adjusted to meet such conditions. The highest and best use of each of the comparable sales was equivalent to the best use of the subject property. All four sales were considered to give a reliable indication of value for the subject, however three times the consideration was given to comparable sale one due to date of sale, proximity to the subject and overall similarity to the subject. The appraiser searched all recorded sales within the subject's market area that have closed in the 180 days prior to the effective date of this report to locate comparable sales. All comparable sales are in close proximity to the subject and all are considered similar in age, function, utility, design and overall appeal when compared to the subject.

418,000418,000 418,150

The sales comparison approach was accorded the greatest consideration in the final determination of a value opinion, due to the availability of recent sales of similar properties with which to compare the subject; the estimated cost supports that value. The income approach is not considered a reliable approach in this primarily owner occupied neighborhood.

The subject is proposed construction at the time of inspection. Should lender guidelines dictate, a final inspection may be required.

418,000 12/20/2021



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There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ .There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ .

FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3Address

Proximity to SubjectSale Price $ $ $ $Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.Data Source(s)Verification Source(s)VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $

Net Adj. %Gross Adj. %



I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s)My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.Data Source(s)Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).

ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3Date of Prior Sale/TransferPrice of Prior Sale/TransferData Source(s)Effective Date of Data Source(s)Analysis of prior sale or transfer history of the subject property and comparable sales

Summary of Sales Comparison Approach

Indicated Value by Sales Comparison Approach $Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $

This appraisal is made "as is", subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have beencompleted, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to thefollowing required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limitingconditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is$ , as of , which is the date of inspection and the effective date of this appraisal.




36505063202055


N;Res;Fee Simple16710 sfN;Res;DT1;ModNeo-ecQ40C1

6 3 2.01,885

0sf

AdequateCA/CHTypical2ga2dwCvd/Cvd/None

Pool None


20604 Ridgeview RdLago Vista, TX 786450.38 miles NE

400,000240.53


ArmLthConv;12000 -7,000s08/21;c07/21 +20,000N;Res;Fee Simple11365 sf 0N;Res;DT1;Neo-eclectic 0Q4 -10,00018 0C3 +10,000

7 3 2.0 01,663 +13,300

0sf


26,3006.6

15.1 426,300

05/24/2021$0ABORMLS/CAD12/20/2021

0 0

4 5 6

4 5 6

None for the subject within the 3 years preceding acceptance of this assignment, and twice for the comparables within the 12 months preceding the sale date used in this report. All property sales and transactions were verified with Travis Central Appraisal District and ABORMLS.

The subject is located in Lago Vista, TX and within the subdivision of Lago Vista Estates. The subject's immediate neighborhood consists primarily of 1 and 2-story homes constructed from 1980-2021. The appraiser is aware of other sales in the area, but they are considered either far superior in gross living area and/or age or inferior in condition. It is the opinion of the appraiser that the most reliable indication of current market value would be derived from the sales utilized in this report. There was no indication of difference of value in regards to location. Age adjustments, if warranted, were given via the condition adjustment. This adjustment is based on the appraiser's opinion of estimated remaining economic life and paired sales analysis. No adjustment was made for room count other than bath count, as the overall contributory value of anything related to gross living area or room count is reflected in the GLA adjustment. It is the opinion of the appraiser that these facts do not have a negative effect on the subject's value and/or marketability. The subject is considered to be a Q4/C1 in regards to quality and condition. The subject finish out is typical for the market area which includes ceramic tile flooring with granite and cultured marble counter tops in the kitchen and bathrooms, respectively.

'Typical' as stated in the Grid for 'Energy Efficient Items' denotes the property may have one or more of the following: Fireplace, Covered porch/patios, ceiling fans and energy efficient appliances and/or windows, but there are no major 'Green Certified' items in the subject or any comparable sales nor are any of the properties stated to be 'Green Construction.' No adverse factors noted.

The appraiser spoke with local Realtors, peers, and builders to extract adjustments accordingly. Furthermore, the appraiser's appraisal experience was also strongly utilized when reviewing the quality and condition of the subject and all comparables. The appraiser reviewed the materials and took into consideration the quality of workmanship and interior/exterior ornamentation of all properties to narrow down the best comparable sales. All comparables represent the market well and all would be considered by the typical buyer in the market area. The sales utilized were the best available as of the effective date of this appraisal report.

Comparable sales one, two, three and four were adjusted at ~12% per year for time of sale based on current ABORMLS and CAD market trend data.Comparable sales two and three were adjusted accordingly for Hill Country views.Comparable sales two, three and four were adjusted accordingly for quality of construction.Comparable sale four was adjusted accordingly for condition.Comparable sales one and three were given downward adjustments for superior bathroom count.Comparable sale two was given a downward adjustment for superior garage configuration.

Form 1004UAD.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


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FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #Address

Proximity to SubjectSale Price $ $ $ $Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.Data Source(s)Verification Source(s)VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $




Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).ITEM SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #

Date of Prior Sale/TransferPrice of Prior Sale/TransferData Source(s)Effective Date of Data Source(s)Analysis of prior sale or transfer history of the subject property and comparable sales

Analysis/Comments

Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005UAD Version 9/2011



36505063202055

This appraisal report conforms to all USPAP standards. Site adjustments were not required to reflect variance in lot size, nor was there any value variation determined for bedroom count, corner, interior, or cul-de-sac properties within the subject area. The neighborhood exhibits a normal mix of single & multi story residences. Living area size, views, quality of construction, condition of the improvements & amenities which include bathroom count generally determine selling prices & value within this neighborhood. The final opinion of value is predicated upon the land & improvements in subject-to condition, at time of inspection & date of this appraisal report. All electronic signatures on this report are password protected - alteration of this report is permissible by signing Appraisers only. This appraisal report is intended for use by Fairway Independent Mortgage Corporation and/or their assigns for a mortgage finance transaction only. This report is not intended for any other use.

All utilized sales occurred within the past twelve months and would be considered by the typical buyer. Consistent adjustments are predicated upon paired sales analysis of reported features. Gross living area is adjusted at $60/sf of difference, as extracted from past sales. All comparable sales are considered similar to the subject's improvements. The final opinion of value for the subject is reasonably within the range of exhibited sale prices as is its unit value, price-per-square foot of living area - $221.75/sf - the sales comparison analysis offers the most reliable indication of value for existing residences, particularly in a market-active neighborhood with recent sales of similar properties.

Square footage was obtained with measuring applications and methods used by A.N.S.I 2765.

As referenced in the Site Section of this report, the utilities (water/sewer/gas, if applicable) and off-site improvements are considered typical for the immediate market area.

The appraiser has provided no prior service to the subject property for 36 month prior to the acceptance of this report.

Accordingly to building plans provided to the appraiser, the subject is proposed construction of a modular home. The appraiser was able to find no modular home sales in the entire city of Lago Vista that have sold in the 365 days prior to the effective date of this report. As per the building plans provided to the appraiser, materials, foundation (slab) and finishes (appliances) appear to be equivalent to single family homes in the subject's market area, therefore no adjustments were made for Design/Style.

The appraiser searched all recorded sales within .5 miles of the subject that have closed in the 180 days prior to the effective date of this report to locate comparable sales. This search revealed only one comparable sale, therefore search parameters were extend to 1.5 miles from the subject to locate the three other comparable sales used in this report. It is the opinion of the appraiser that typical buyers in the market area would equally consider all four comparable sales to the subject in regards to location, therefore no adjustments were given for location.

The appraiser was unable to bracket the subject in GLA as the appraiser found no comparable sales in the subject's market area that have equal or greater GLA as the subject. However, comparable sales one, two and three are less than 3% smaller than the subject and as such, did not receive GLA adjustments. These adjustments are considered standard for the market area and were determined to not have negatively effected the subject's value and/or marketability. No adverse factors noted.

The subject lot value has been estimated at $25,000. This estimate is based on one of several methods: extraction, allocation, the development method or from a review and analysis of similar sites within the market area in conjunction with reviewing the county appraisal district records, conversations with local agents, builders/developers and appraisers.

Local BuildersGood 2021

25,0001,885 190.00 358,150

0

528 0.00358,150

358,15035,000

418,150

The depreciation was estimated using the age life method, and the building cost estimates were derived, in part, from nationally published cost data using the Age/Life depreciation tables. The effective age was determined to be 0 years. Estimated Remaining Economic Life of the Subject Improvements is 60 years. "As-is" value of site improvements include general lot improvements, landscaping, driveway, patio, and porch areas.

60



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COST APPROACH TO VALUE (not required by Fannie Mae)Provide adequate information for the lender/client to replicate the below cost figures and calculations.Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWSource of cost dataQuality rating from cost service Effective date of cost dataComments on Cost Approach (gross living area calculations, depreciation, etc.)

OPINION OF SITE VALUE =$DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$=$

Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$"As-is" Value of Site Improvements =$

INDICATED VALUE BY COST APPROACH =$Estimated Remaining Economic Life (HUD and VA only) Years

INCOME APPROACH TO VALUE (not required by Fannie Mae)Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM)

PROJECT INFORMATION FOR PUDs (if applicable)Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached AttachedProvide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.Legal Name of ProjectTotal number of phases Total number of units Total number of units soldTotal number of units rented Total number of units for sale Data source(s)Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion.Does the project contain any multi-dwelling units? Yes No Data SourceAre the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion.

Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options.

Describe common elements and recreational facilities.



• Supplemental Addendum: FLD9• URAR/UAD: Additional Comments

Highest & Best Use: Highest and Best Use is a Land Use Analysis that concludes maximum productivity of a site "as improved". Testsapplied to the site as vacant and as improved are conclusions of Physical Possible Uses, that are Legally Permissible and EconomicallyFeasible resulting in the maximum productivity conclusion. In the Site section, the physical and legal characteristics are summarized asare the improvements in the Improvement section of the URAR. The economic conclusion of marketability is made in comparison withthe conclusions of central tendencies and Market Conditions reported in the neighborhood section of the URAR. From these separateanalyses, Market, Site and Improvement, the appraiser concluded that as improved in its current use the subject is in its Highest andBest Use as reported.

Fannie Mae: SOURCE FOR DEFINITION OF MARKET VALUE: The source of the definition of market value is obtained in FannieMae Guide (04/01/2009) Section B4-1.2-03.

Freddie Mac: SOURCE FOR DEFINITION OF MARKET VALUE: The source of the definition of market value is obtained in FreddieMac Guidelines, Single-Family Seller/Servicer Guide, Chapter 44.

Standard Rule 2-2(a): The appraiser makes it known that an analysis of the historical sales over the past 12 months proved a range ofexposure time, at a market price (one that is not inflated and is comparative with other properties similar in features and aspects of thesubject) to be 1-3 months. This exposure time is similar to the marketing time of comparable listings noted in the neighborhood sectionof the form report.

Prior Subject Property Work History: In accordance with the 2020-2021 USPAP edition the requirement of work history over a threeyear period must be disclosed prior to acceptance of the assignment (or if discovered after acceptance during the research in theassignment). The appraiser makes it known they did not perform any service as an appraiser or in any other capacity, regarding theproperty that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.

Independent Appraiser Compliance: This appraiser completed this assignment with no influence on value (written or verbal) from anyparty connected with this assignment as referenced in the signed certification located on page 5 of the URAR (Items 16 and 18).

Interior Inspections: The appraiser made an interior and exterior inspection of all readily accessible areas of the subject propertyimprovements. Appraiser has noted all readily observable conditions of the subject property, that is, conditions that are immediatelynoticeable and discernible during a typical site visit. “Extraordinary Assumption – Interior Inspection of the Property Due to theCOVID-19 virus, an interior inspection may or may not have been completed. The appraiser’s personal inspection consists of viewingonly the accessible portions of the subject. Information on relevant physical characteristics has been obtained from sources specified inthe appraisal’s scope of work. If the information obtained from these sources is incorrect, the assignment results of this appraisal couldbe affected. ” – Source MBREA

Collateral Underwriting Comments: The adjustments made by the appraiser are market derived, and based upon match paired salesanalysis. The quality and condition ratings for the subject and comparable sales are based upon my personal inspection of the subject,and my interpretation of the photos and comments for comparable sales from the MLS, and how they compare to the subject. Theappraiser is not privy to and does not have access or knowledge of quality and condition ratings from appraiser's peers for the samecomparable sales utilized. Additionally, the appraiser does not have knowledge or information regarding the adjustment methods utilizedby other appraisers.

Comparable Photographs: The photographs contained in this report of the comparable properties are either photographs taken as ofthe effective date, are from the appraiser's files, or are from other reliable sources such as other appraisers or the listing agent (multiplelisting service). It is more desirable and reliable to have a photograph of the comparable property that reflects its condition as of the dateof sale. Regardless of what photographs are used within this report, the appraiser has driven the neighborhood and visited thecomparables.

*****The Corona virus (Covid-19) has caused great turmoil in the financial markets with the stock market becoming a bearmarket. It is uncertain at this time how the investment real properties will handle the stress of closing businesses andself-imposed quarantines by employers, schools, and the public, and how this will play-out on market rents, capitalizationrates, and thus values.

“Statement Relative to the Coronavirus (COVID-19) COVID-19 has been declared a pandemic and a national state ofemergency in place. Substantial turmoil has occurred in financial markets and due to the developing situation, it is notpossible at this time to quantify its long-term or short-term effects on real estate markets or on the subject property. The valueopinion contained in this appraisal is based on findings of an analysis of market data available to the appraiser at the time ofthe assignment.”

The United States has declared COVID-19 a national pandemic. This is a rapidly changingsituation with material fluctuations in asset values reflected in daily economic reports andstrategies being developed by federal, state, and local government officials. Due touncertainty and unknown factors, the effects of the novel coronavirus on real estate valuescannot be measured until the situation is resolved. The time of resolution is unknown Theeconomic environment and challenges of the federal and state governments, companies andindividuals continues to evolve that are likely to have an impact on the value conclusionswithin this appraisal report. For this reason, the opinions and conclusions drawn may besubject to a margin of error due to material unknown factors. The reader is cautioned andreminded that the conclusions presented in this appraisal report are only for the lender toevaluate the application and apply only as of the effective date(s) indicated. The appraisermakes no representation as to the impact on the value of the subject property to thisunforeseen event, subsequent to the effective date of the appraisal.


Supplemental Addendum

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

2055Gianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client


File No.



36505063202055



This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of amanufactured home or a unit in a condominium or cooperative project.

This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value,statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intendeduse, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser mayexpand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisalassignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that donot constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser'scontinuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and thereporting requirements of this appraisal report form, including the following definition of market value, statement ofassumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visualinspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of thecomparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources,and (5) report his or her analysis, opinions, and conclusions in this appraisal report.

INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is thesubject of this appraisal for a mortgage finance transaction.

INTENDED USER: The intended user of this appraisal report is the lender/client.

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and openmarket under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assumingthe price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date andthe passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) bothparties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in termsof financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property soldunaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.

*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments arenecessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs arereadily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financingadjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutionallender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanicaldollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market'sreaction to the financing or concessions based on the appraiser's judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report issubject to the following assumptions and limiting conditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the titleto it, except for information that he or she became aware of during the research involved in performing this appraisal. Theappraiser assumes that the title is good and marketable and will not render any opinions about the title.

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determinationof its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in anidentified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express orimplied, regarding this determination.

4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question,unless specific arrangements to do so have been made beforehand, or as otherwise required by law.

5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he orshe became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisalreport, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of theproperty (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no suchconditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any suchconditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered asan environmental assessment of the property.

6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactorycompletion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property willbe performed in a professional manner.




36505063202055



APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated inthis appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the conditionof the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect thelivability, soundness, or structural integrity of the property.

3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional AppraisalPractice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were inplace at the time this appraisal report was prepared.

4. I developed my opinion of the market value of the real property that is the subject of this report based on the salescomparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approachfor this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not developthem, unless otherwise indicated in this report.

5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering forsale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subjectproperty for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.

6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year priorto the date of sale of the comparable sale, unless otherwise indicated in this report.

7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.

8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home thathas been built or will be built on the land.

9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subjectproperty and the comparable sales.

10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest inthe sale or financing of the subject property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listingservices, tax assessment records, public land records and other such data sources for the area in which the property is located.

13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report fromreliable sources that I believe to be true and correct.

14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subjectproperty, and the proximity of the subject property to adverse influences in the development of my opinion of market value. Ihave noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of thesubject property or that I became aware of during the research involved in performing this appraisal. I have considered theseadverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value andmarketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, allstatements and information in this appraisal report are true and correct.

16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, whichare subject only to the assumptions and limiting conditions in this appraisal report.

17. I have no present or prospective interest in the property that is the subject of this report, and I have no present orprospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially orcompletely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, maritalstatus, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of thepresent owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.

18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was notconditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) apredetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause ofany party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pendingmortgage loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If Irelied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisalor the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in thisappraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to makea change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take noresponsibility for it.

20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization thatordered and will receive this appraisal report.




esign.alamode.com/verify Serial:E71F8590

36505063202055

Dale P. Martsolf, State Licensed Appraiser


1809 Woodland DrCedar Park, TX 78613(512) 550-0570

[email protected]/27/2021

12/20/2021

1350343

TX10/31/2022


418,000

Frisco Lender Services, LLCFairway Independent Mortgage Corporation

3923 S. General Bruce Drive, Temple, TX 76502



21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of theborrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; othersecondary market participants; data collection or reporting services; professional appraisal organizations; any department,agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having toobtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisalreport may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, publicrelations, news, sales, or other media).

22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certainlaws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practicethat pertain to disclosure or distribution by me.

23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgageinsurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as partof any mortgage finance transaction that involves any one or more of these parties.

24. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/orcriminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United StatesCode, Section 1001, et seq., or similar state laws.

SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser'sanalysis, opinions, statements, conclusions, and the appraiser's certification.

2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions,statements, conclusions, and the appraiser's certification.

3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or theappraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.

4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted andpromulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisalreport was prepared.

5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

APPRAISER

SignatureNameCompany NameCompany Address

Telephone NumberEmail AddressDate of Signature and ReportEffective Date of AppraisalState Certification #or State License #or Other (describe) State #StateExpiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $

LENDER/CLIENT

NameCompany NameCompany Address

Email Address

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

SignatureNameCompany NameCompany Address

Telephone NumberEmail AddressDate of SignatureState Certification #or State License #StateExpiration Date of Certification or License

SUBJECT PROPERTY

Did not inspect subject propertyDid inspect exterior of subject property from streetDate of InspectionDid inspect interior and exterior of subject propertyDate of Inspection

COMPARABLE SALES

Did not inspect exterior of comparable sales from streetDid inspect exterior of comparable sales from streetDate of Inspection




esign.alamode.com/verify Serial:E71F8590

36505063202055

6800 Live Oak Lago Vista TX 78645Gianpaola Sederquist

162.67

20.7

$365,0005

$658,44035

109.86%

72.33

31.3

$375,0007

$625,00027

117.55%

82.67

51.9

$427,50010

$650,00010

97.38%

Seller paid contributions in the subject neighborhood generally are 0-2 percentage points with homes selling via FHA usually higher between 1-4 percentage points.

To date, foreclosures are not a factor.

Austin Board of Realtors Multiple Listing Service

The 1004 MC was utilized to show trends in the market for the past 12 months, but does not imply exact values nor is it intended to represent the subjects immediate subdivision. This offers only a broad scope of the subjects market area. It is typical for a lower volume of sales during winter months. The data was derived from sales and listings of single family properties within a one mile radius of the subject and within 25% gross living area. The values noted for 'settled sales' in the data above represent all recorded sales prices within the given timeframe, which may or may not attract a similar buyer. The appraiser's opinion of value stated in the 'Reconciliation' section of the URAR is based on detailed data research and analysis, while the data included in the 1004MC is compiled though the local MLS and developed with an MC algorithm. It is the opinion of the appraiser that the subject's market area is in an increasing trend while showing natural signs of supply and demand due to seasonality.


1809 Woodland Dr, Cedar Park, TX 786131350343 TX

[email protected]

Form 1004MC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.Market Conditions Addendum to the Appraisal Report

MAR

KET

RES

EAR

CH

& A

NAL

YSIS

CO

ND

O/C

O-O

P PR

OJE

CTS

APPR

AISE

R

The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subjectneighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009.Property Address City State ZIP CodeBorrowerInstructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regardinghousing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extentit is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide anexplanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the datain the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as anaverage. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of thesubject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc.Inventory Analysis Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend

Median Sale & List Price, DOM, Sale/List % Prior 7–12 Months Prior 4–6 Months Current – 3 Months

Total # of Comparable Sales (Settled)Absorption Rate (Total Sales/Months)Total # of Comparable Active ListingsMonths of Housing Supply (Total Listings/Ab.Rate)

Median Comparable Sale PriceMedian Comparable Sales Days on MarketMedian Comparable List PriceMedian Comparable Listings Days on MarketMedian Sale Price as % of List Price

Increasing Stable DecliningIncreasing Stable DecliningDeclining Stable IncreasingDeclining Stable Increasing

Overall TrendIncreasing Stable DecliningDeclining Stable IncreasingIncreasing Stable DecliningDeclining Stable IncreasingIncreasing Stable Declining

Seller-(developer, builder, etc.)paid financial assistance prevalent? Yes No Declining Stable IncreasingExplain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condofees, options, etc.).

Are foreclosure sales (REO sales) a factor in the market? Yes No If yes, explain (including the trends in listings and sales of foreclosed properties).

Cite data sources for above information.

Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such asan analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions.

If the subject is a unit in a condominium or cooperative project , complete the following: Project Name:Subject Project Data Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall TrendTotal # of Comparable Sales (Settled)Absorption Rate (Total Sales/Months)

Months of Unit Supply (Total Listings/Ab.Rate)Total # of Active Comparable Listings

Increasing Stable DecliningIncreasing Stable DecliningDeclining Stable IncreasingDeclining Stable Increasing

Are foreclosure sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales offoreclosed properties.

Summarize the above trends and address the impact on the subject unit and project.

SignatureAppraiser NameCompany NameCompany AddressState License/Certification # State

Email Address

SignatureSupervisory Appraiser NameCompany NameCompany AddressState License/Certification # State

Email Address

Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009



Plat Map


Serial# E71F8590esign.alamode.com/verifyForm SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Building SketchGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client

6.1'

21'

6.1'

22'

22'

24'

62'

30.4

'

62'

30.4'

2 Car Garage

Kitchen

Covered Porch

Living Bath

Dining Bedroom Office

BedroomMaster Bedroom

Master Bath

TOTAL Sketch by a la mode, inc. Area Calculations Summary

Living Area Calculation DetailsFirst Floor 1884.8 Sq ft 30.4 × 62 = 1884.8

Total Living Area (Rounded): 1885 Sq ftNon-living Area2 Car Attached 528 Sq ft 24 × 22 = 528

Open Porch 128.1 Sq ft 21 × 6.1 = 128.1



Serial# E71F8590esign.alamode.com/verifyForm PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Photo PageGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Subject Front

Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

6800 Live Oak

1,885632.0N;Res;N;Res;16710 sfQ40

Subject Rear

Subject Street view looking North

Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject PhotographsGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Street view looking West Lot looking East to West

West side of lot looking North West side of lot looking East

West side of lot looking Northeast

Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Aerial MapGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm MAP.FLOOD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Flood MapGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photos 1-3Gianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Comparable 1

Proxy. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

21302 Palomino Cv0.59 miles NW399,0001,836742.1N;Res;N;Res;9496 sfQ40

Comparable 2

Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

7808 Bar K Ranch Rd1.11 miles N475,0001,843732.0N;Res;B;Hill Country;14070 sfQ41

Comparable 3


21405 Sierra Trl1.09 miles N500,0001,836742.1N;Res;B;Hill Country;9775 sfQ30

Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photos 4-6Gianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Comparable 4


20604 Ridgeview Rd0.38 miles NE400,0001,663732.0N;Res;N;Res;11365 sfQ418

Comparable 5


Comparable 6


Borrower

Lender/Client



Serial# E71F8590esign.alamode.com/verifyForm MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Sales MapGianpaola Sederquist6800 Live OakLago Vista Travis TX 78645Fairway Independent Mortgage Corporation

Borrower

Lender/Client































36505063202055

Form UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM(Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements)

Condition Ratings and Definitions

C1

The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are newand the dwelling features no physical depreciation.

Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellingsprovided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have beenrehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if theyhave any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time withoutadequate maintenance or upkeep).

C2

The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building componentsare new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replacedwith components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated andare similar in condition to new construction.

Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physicaldepreciation, or an older property that has been recently completely renovated.

C3

The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not everymajor building component, may be updated or recently rehabilitated. The structure has been well maintained.

Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and isbeing well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority ofshort-lived building components have been replaced but not to the level of a complete renovation.

C4

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has beenadequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major buildingcomponents have been adequately maintained and are functionally adequate.

Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived buildingcomponents have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however,they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property.

C5

The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs,rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remainsuseable and functional as a residence.

Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which manyof its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional.

C6

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety,soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including manyor most major components.

Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a propertywith conditions severe enough to affect the safety, soundness, or structural integrity of the improvements.

Quality Ratings and Definitions

Q1

Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Suchresidences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanshipand exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-qualityexterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishesthroughout the dwelling are of exceptionally high quality.

Q2

Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings inthis quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highlymodified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. Theworkmanship, materials, and finishes throughout the dwelling are generally of high or very high quality.

UAD Version 9/2011 (Updated 1/2014)Serial# E71F8590esign.alamode.com/verify

Serial# E71F8590esign.alamode.com/verifyForm UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


Quality Ratings and Definitions (continued)

Q3

Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standardresidential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiorsthat are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have beenupgraded from “stock” standards.

Q4

Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plansare utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship,finish, and equipment are of stock or builder grade and may feature some upgrades.

Q5

Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature aplain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentationand limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materialswith limited refinements and upgrades.

Q6

Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellingsare often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built orexpanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanicalsystems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additionsto the original structure

Definitions of Not Updated, Updated, and Remodeled

Not Updated

Little or no updating or modernization. This description includes, but is not limited to, new homes.

Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no majorcomponents have been replaced or updated. Those over fifteen years of age are also considered not updated if theappliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintainedand fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration.

Updated

The area of the home has been modified to meet current market expectations. These modificationsare limited in terms of both scope and cost.

An updated area of the home should have an improved look and feel, or functional utility. Changes that constituteupdates include refurbishment and/or replacing components to meet existing market expectations. Updates do notinclude significant alterations to the existing structure.

Remodeled

Significant finish and/or structural changes have been made that increase utility and appeal throughcomplete replacement and/or expansion.

A remodeled area reflects fundamental changes that include multiple alterations. These alterations may includesome or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocationof plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of)square footage). This would include a complete gutting and rebuild.

Explanation of Bathroom Count

Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are notincluded in the bathroom count. The number of full and half baths is reported by separating the two values using aperiod, where the full bath count is represented to the left of the period and the half bath count is represented to theright of the period.

Example:3.2 indicates three full baths and two half baths.


Serial# E71F8590esign.alamode.com/verifyForm UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


Abbreviations Used in Data Standardization Text

Abbreviation Full Name Fields Where This Abbreviation May AppearA Adverse Location & Viewac Acres Area, SiteAdjPrk Adjacent to Park LocationAdjPwr Adjacent to Power Lines LocationArmLth Arms Length Sale Sale or Financing ConcessionsAT Attached Structure Design (Style)B Beneficial Location & Viewba Bathroom(s) Basement & Finished Rooms Below Gradebr Bedroom Basement & Finished Rooms Below GradeBsyRd Busy Road Locationc Contracted Date Date of Sale/TimeCash Cash Sale or Financing ConcessionsComm Commercial Influence LocationConv Conventional Sale or Financing Concessionscp Carport Garage/CarportCrtOrd Court Ordered Sale Sale or Financing ConcessionsCtySky City View Skyline View ViewCtyStr City Street View Viewcv Covered Garage/CarportDOM Days On Market Data SourcesDT Detached Structure Design (Style)dw Driveway Garage/Carporte Expiration Date Date of Sale/TimeEstate Estate Sale Sale or Financing ConcessionsFHA Federal Housing Authority Sale or Financing Concessionsg Garage Garage/Carportga Attached Garage Garage/Carportgbi Built-in Garage Garage/Carportgd Detached Garage Garage/CarportGlfCse Golf Course LocationGlfvw Golf Course View ViewGR Garden Design (Style)HR High Rise Design (Style)in Interior Only Stairs Basement & Finished Rooms Below GradeInd Industrial Location & ViewListing Listing Sale or Financing ConcessionsLndfl Landfill LocationLtdSght Limited Sight ViewMR Mid-rise Design (Style)Mtn Mountain View ViewN Neutral Location & ViewNonArm Non-Arms Length Sale Sale or Financing Concessionso Other Basement & Finished Rooms Below GradeO Other Design (Style)op Open Garage/CarportPrk Park View ViewPstrl Pastoral View ViewPwrLn Power Lines ViewPubTrn Public Transportation LocationRelo Relocation Sale Sale or Financing ConcessionsREO REO Sale Sale or Financing ConcessionsRes Residential Location & ViewRH USDA - Rural Housing Sale or Financing Concessionsrr Recreational (Rec) Room Basement & Finished Rooms Below GradeRT Row or Townhouse Design (Style)s Settlement Date Date of Sale/TimeSD Semi-detached Structure Design (Style)Short Short Sale Sale or Financing Concessionssf Square Feet Area, Site, Basementsqm Square Meters Area, SiteUnk Unknown Date of Sale/TimeVA Veterans Administration Sale or Financing Concessionsw Withdrawn Date Date of Sale/Timewo Walk Out Basement Basement & Finished Rooms Below GradeWoods Woods View ViewWtr Water View ViewWtrFr Water Frontage Locationwu Walk Up Basement Basement & Finished Rooms Below Grade



AIR Certificate



License



E&O Insurance - Page 1


Lindsay Koskiniemi <[email protected]>

Re: New Form Entry: Contact Form 1 message

Melissa Curtis <[email protected]> Fri, Mar 11, 2022 at 12:57 PMTo: [email protected]

Hi Lindsay!

Thank you for your patience and thank you for your interest in Modular Homes ofTexas.

Thank you for calling! I enjoyed our visit :) I have provided pricing below. Let me knowif you have any questions. I want to share with you a little information about how we figure our modularhomes. Our homes are TurnKey. The quote provided below includes the following:

· Engineered foundation· Delivery, set-up & finish-out· Concrete wall under the home, concrete steps· All inspections · A/C Unit· Appliances· Standard Specifications (Standard Package)· 7 Year Warranty (1 year factory, 6 year service contract w/$50deductible)

All items above are required for modular construction. A Modular home is built to thesame build code as a site built home. Items not included in our quotes are hooking upthe electric, water, and septic. All of this can be included within your financing. We canassist with this if needed, meaning; we can provide a quote for trenching for electricand water-lines. An electrician is needed to mount a meter base onto the home, aseptic company or well company (if needed) will need to be contacted andarrangements made to ensure these items will be taken care of in a timely manner. Weprefer the septic to be installed after the home is on the foundation. Typically, clientsprovide us with quotes from a contractor of their choosing and we write the checks.Sometimes clients take care of these items out of pocket and do not finance theutilities.

EXHIBIT E - EMAIL AND PRICING SHEET FROM MODULAR HOMES OF TEXAS

https://www.modularoftexas.com/

https://www.modularoftexas.com/standard-package--upgrades.html

Attached is our standard specifications (standard package - whatautomatically comes with your home) for your review which can also bemodified via upgrades to meet your needs. *our floor plans can be modified. We build porches, garages, carports and more.Quote:

Model length Apx sq ft bd/bth Base Price per sq ft

R-1800-D 60 30'4 1800 4/2 $ 245,740 $136.52

Apx sq ft bd/bth Base Price per sq ft

1620 3 or 4/2 $ 229,949 $141.94

1680 3 or 4/2 $ 235,546 $140.21

1740 3 or 4/2 $ 241,143 $138.59

1800 3 or 4/2 $ 245,740 $136.52

1920 3 or 4/2 $ 257,934 $134.34

1980 3 or 4/2 $ 261,531 $132.09

2040 3 or 4/2 $ 266,128 $130.45

*Disclaimer: Pricing and product offerings are subject to change.*

No Inventory: I want to let you know we do not carry any inventory. We know this isan important decision. When you come for an office visit, you will meet with one of theowners, there is a comprehensive presentation about the process which covers how weconstruct the foundation and the home. We answer your questions, look at floorplans... we want you to feel comfortable with how it all works! After you go through ourpresentation, we can make arrangements for you to view a current build and see thequality of one of our homes. We are building all over, I know we can find yousomething to view. Our Foundation: We approach our pier and beam foundations much differentlythan most modular builders. Our foundations are engineered by a third-party, RCS.We pour a full-concrete slab, we dig down and go below grade, adding a sump pump,think of it as a mini basement under the home, we build a concrete wall perimeter, thehome is anchored into the concrete, RCS instructs us on how many straps, tension andbolts to use, the perimeter wall is sealed with a water repellent sealant, we then bring

https://www.modularoftexas.com/floor-plans--renditions.html

the dirt that was excavated back in around the home. An access hatch is typicallylocated on the floor inside a closet. This foundation allows our home to be lower to theground achieving a more site built-look.

Please see this link for clarification: FOUNDATION & PROCESS - MODULARHOMES OF TEXAS (modularoftexas.com) Notice Attachment: Inflation LetterAttached: Information sheet regarding Modular/Industrialized housing To make the process easier, I have attached an upgrade sheet for your review. Thisspreadsheet allows you to view pricing for building porches, garages, and otherfinishings, giving you the freedom to key in items and view the total estimated budgetfor your project.

We recommend this lender to clients:Fairway Mortgage Brad DragooOffice# 254.231.0597Cell# 254.534.0036Modulars qualify for traditional lending and the lender will determine any kind ofdown payment requirement. The home and land are all rolled into 1 mortgagepayment. A construction loan is also needed when financing. We utilize a bank out ofCrawford, they will do any construction loan for us in the State of Texas. Please feel free to reach out to me anytime; the next step would be toschedule a consultation. I look forward to hearing from you!Be blessed, safe and healthy!Melissa *Disclaimer: Pricing and product offerings are subject to change.

https://www.modularoftexas.com/foundation--process.html

https://www.modularoftexas.com/foundation--process.html

https://express.fairwayindependentmc.com/#/consumer-landing?creditVendor=FLD_CRE_SER&branchId=365&redirectUrl=http:%2F%2Fwww.fairwaytx.com&nmlsId=270043&APP_TYPE=SHORT_APP&creditVendorId=5001WI56DV

On Fri, Mar 11, 2022 at 12:11 PM <[email protected]> wrote:

You've just received a new submission to your Contact Form. Mark as Spam

Submitted Information:

Name Lindsay Koskiniemi Email [email protected] Comment I would like a ballpark quote for a 3 bedroom, 2 bathroom approximate 1900 sq ft modular on aconcrete slab with 2-car garage.

5 attachments

R-1800-D.bmp 3040K


https://www.modularoftexas.com/quote--financing-info.html

https://www.weebly.com/home/form/935216084347248369?form_spam=438605527577930479


UPGRADES_March 2022.xlsx 27K

Inflation Letter.pdf 12K

MHOT Standards 02072022.pdf 139K

Information from Texas Department of License and Regulation Industrialized Housing (2).pdf 135K

https://mail.google.com/mail/u/0/?ui=2&ik=34e5d13257&view=att&th=17f7a587d1612dba&attid=0.5&disp=inline&realattid=f_l0ms6qfr4&safe=1&zw

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Qty Option Description Cost Qty Option Description Price Cost

02 Print 08 Ceiling

Customize Print n/c n/c 8' 6" Flat Ceilings Std Std

9' Flat Ceilings (per sq ft) $1.60 $0

03 Decking Trey ceiling w/4 can lights (each) $995 $0

OSB Floor Decking Std Std Barnwood Tray w/Plank CrossHatch Beams $1,595 $0

19/32" T & G Plywood Decking (per sq.ft.) $1.25 $0

04 Furnace 12 EXT

Electric Upflow Furnace Std Std 2 X 6 Exterior Walls w/R-19 Insulation Std Std

High Efficiency Gas Furnace (upflow) $3,895 NA 3/12 Roof Pitch Std Std

Programable Thermostat Std Std 6/12 Roof Pitch per linear ft. $200 $0

50 yr. Allura Fiber Cement Lap Siding Std Std.

05 Water Heater 50 yr. Allura Fiber Cement Board & Bat $1,600 $0

50 Gal Electric Std Std 50 yr. Allura Fiber Cement Panel -$1,000 $0

40 Gal Gas (sealed combustion)P/O 50 Gal $1,295 $0 Custom Paint Exterior (non std colors) $2,500 $0

Tankless Water Heater (gas) $2,995 $0 30 yr Architectural Shingles Std Std

Metal Roof (per sq ft) $6.95 $0

06 Utility

Gas Pipe for Dryer (water heaters) $230 $0

Mop Sink w/Cabinet $795 $0

Frost Proof Faucet (2 std.) $95 $0 14 Insulation

R-22 Floor, R-19 Walls, R-33 Ceiling Std Std

07 Door R-40 Roof Insulation (certain models) $695 $0

Texas Star Door front 36" Std Std Radiant Barrier (per sq ft) $1.20 $0

9 Lite Rear Door Std Std

Vinyl Patio Door $1,950 $0 16 Floor

Atrium Door $2,995 $0 Shaw Carpet (25 oz.) and Lino Std Std

Extra Exterior Door $1,100 $0 Lino in non standard areas (per room) $250 $0

Interior Double Doors $495 $0 Vinyl Plank Floor Click (per sq ft) 5mm $4.85 $0

Interior French Doors to Retreat $975 $0 Vinyl Plank Floor Click (per sq ft) 5.5-7mm $5.15 $0

36" Interior Door (each) where available $70 $0 Vinyl Plank Floor Click (per sq ft) 7.5-8mm $5.95 $0

Plank Rolling Barn Door (each) $675 $0 Ceramic, Laminate,Wood, Bamboo etc tbd $0

Craftsman Rolling Barn Door (each) $495 $0 Client supplies flooring: see below

Labor for laminate/wood floors incl vapor (per sq ft) $3.95 $0

Labor to install ceramic tile & backer(incl) (per sq ft) $4.95 $0

10 Window

Additional Window (low e) $690 $0 26 Electric

Transom Windows (each) $500 $0 12/2 Wiring Std Std

40 x 40 Window (each) IPO $495 $0 Double Switch and Prep ceiling fan (1 std-living room) $85 $0

46 x 60 Window (each) IPO $695 $0 Ceiling Fan (each,includes dbl switch) $225 $0

Extra Exterior Recept (each) $115 $0

Extra Interior Recept (each) $60 $0

18 Walls 2 Bulb Flood Light at Eave (each) $120 $0

Seamless Ceilings Includes 4" Crown mldg. $1,295 $0 Can Lights or Pendant Lights (each) $95 $0

Bull Nose Corners $425 $0 TV Jack (each) $60 $0

Accent Paint (per room) $450 $0 TV Jack & Outlet on Wall (each) $120 $0

MODULAR HOMES of TEXAS UPGRADES Standards Upgrades Total

Accent Paint (per wall) $250 $0 Phone Jack (each) 1 standard $60 $0

Interior Craftsman Package $250 $0 HDMI Cable w/cover Plates $125 $0

28 Appliance 34 Guest Bath

Deluxe Appliance Pkg. (white) (black) NA NA 60" Shower p/o Tub $595 $0

25 cu ft side by side, smooth top range, dishwasher, micro Raised Elongated Toilet (ADA) $150 $0

Std. Stainless Appliance Pkg. STD STD 43 X 60 Shower/Tub combo ipo Std $475 $0

18 cu ft refrigerator w/ice ,smooth-top range, diswasher Tile Walls Tub/Shower ipo std $1,195 $0

Dlx. Stainless Appliance Pkg. $1,695 $0

36 Master Bath/Closet

Stainless Steel Pkg. II na na Soaker Tub (std) or Free Standing Tub ipo soaker $850 $0

w/built-in Oven & Micro, Glass Cooktop Ceramic Tile Shower (60") $2,395 $0

25 cu ft Refrigerator w/ice & water, Dlx Dishwasher Ceramic Tile Shower (48"X72") $2,995 $0

Ultimate Stainless Steel Pkg. III na na 12" Tile Bench for Tile Shower $250 $0

25 cu ft Refrigerator w/ice & water, Dlx Dishwasher Rainforest Shower Head IPO std $165 $0

Built-in Micro, Smooth Top Range Additional Rainforest Shower Head $295 $0

Stainless Farm Sink w/sprayer $675 $0 Raised Elongated Toilet (ADA) $150 $0

Garbage Disposal $175 $0 Roll in shower 60" ADA $3,295 $0

Assist Grab Bar (each) $95 $0

Double Rod Closet (each) $201 $0

Shoe Cabinet (each) $300 $0

30 Cabinets 38 Misc

Picture Frame Cabinets Std Std Rock or Shiplap Fireplace Full Wall $3,695 $0

Wood Stiles Std Std Rock Fireplace or Shiplap 1/2 Wall $2,995 $0

Color Cabinets Throughout $675 $0 50" Electric Fireplace $1,295 $0

Color Cabinets Top, Base, Bath or Island $250 $0 Shutters (front only) $500 $0

42" OH Cabinets in Kitchen $600 $0

Pots & Pan Drawers (2 Standard) $300 $0

W/D Overhead Cabinets w/hanging rod Std Std

Commode Cabinet $250 $0

3 Door Pantry or Linen Cabinet $395 $0

6 Door Pantry or Linen Cabinet $695 $0 TOTAL UPGRADES

Kitchen Island (if not on print) $795 $0

Galv. Metal on Island (per lin. Ft.) $35 $0 TOTAL

84" Bookcase (ea) $395 $0 Site Work

Cubbie, Coat Rack $395 $0 Septic (Sewer) System (est.)

Canopy Range Hood $775 $0 Electric from provider to house (est.)

Midnight Package $595 $0 Water Line from meter to house (est.)

Stone Veneer (per sq. ft.) $20 $0

Concrete Patio/Sidewalks (per sq.ft.) $15 $0

32 Counter Tops Garage (from sheet 2) $0

Post Form Counter Top Std Std Porch (from sheet 2) $0

Regular countertop & full backsplash Std Std Car Port (from sheet 2) $0

Full High glass or Mosaic Backsplash $750 $0 Ramp (from sheet 2) $0

Full Backsplash over post form $495 $0

Granite w/4" backsplash(tier 1) per sq ft $65 $0

Granite w/4" backsplash(tier 2) per sq ft $75 $0 Home & Improvements Sub Total

Quartz w/4" backsplash(tier 1) per sq ft $105 $0 6% Inflation Protection $0

$0

$0

BASE PRICE (includes foundation)

$0

25 cu ft side by side w/ice & water, smooth-top range, dishwasher micro

Quartz w/4" backsplash(tier 2) per sq ft $130 $0 Estimate Total Package

Qty Option Description (Broom finish) Price Cost Qty Option Description (Broom finish) Price Cost

Garage (per sq. ft.) $66 $0 Porch (minimum price) $4,000 $0

Concrete Porch (Shed) (per sq. ft.) $42 $0

Treated Wood Porch (Shed) (per sq. ft.) $65 $0

Concrete Porch (Dormer) (per sq. ft.) $49 $0

Treated Wood Porch (Dormer)(per sq. ft.) $69 $0

Breeze-Way $42 $0

Qty Garage options Porch Options (Broom finish)

fire wall to meet code for attached garage std std Crows Foot or similar $900 $0

Sheet Rock (unfinished) (no Insulatioin) $3,600 $0 Trex decking (per sq.ft.) $19 $0

extra window (each) $320 $0 Dog House Dormers (each) $1,995 $0

two garage doors p/o one $2,500 $0 Light (standard exterior ceiling light (each) $115 $0

extra exterior door $425 $0 Exterior Porch Fan (each) $150 $0

attic access with pull down stairs $1,200 $0 Railing (per lin. ft.) $39 $0

electric outlets (each) $115 $0 Metal Roof on site install (per sq. ft) $6.95 $0

additional lights (each) $115 $0 Metal Roof on site install (per sq. ft) $6.95 $0

Metal Roof on site install (per sq. ft) $6.95 $0 TOTAL PORCH $0

TOTAL GARAGE $0 Car Port and/or Breeze Way Option

Per Sq. Ft. Broom Finish $42 $0

Electric to Carport (attached) $450 $0

Light (standard exterior ceiling light (each) $115 $0

ADA RAMP one side rails (per sq ft) $29 $0 Storage built into car port (per sq ft) $66 $0

additional rails (per lin ft) $28 $0 Metal Roof on site install (per sq. ft) $6.95 $0

TOTAL RAMP $0 TOTAL CARPORT $0

Interior Wall Color required

Shingle or Metal Color required

Color Selections

Trim Color required

Body Color required

includes concrete floor, framed with 2 X 4 lumber,

same shingles and siding as home, electric garage

door opener with light, 16' garage door, one exterior

door, one window.

$0

Signature: Date:

Lino Choice required

Carpet Choice required

Appliance Color required

Vinyl Plank Click Flooring Choice optional

Cabinet Choice Baths required

Cabinet Choice Kitchen required

Counter Top Choice Baths required

Counter Top Choice Kitchen required

Backsplash Choice Baths required

Backsplash Choice Kitchen required

Ceramic Bath choice optional

Fireplace Stone Choice optional

optionalExterior Stone Choice

Special Instructions and Items To Order

Base price of your home includes the following amenities: 2.7.22

Appliances and Equipment

Stainless Steel Appliances:

18 Cu ft Refrigerator

w/ice in the freezer

Smoke Detectors per code Water Shut off Each Fixture

Dishwasher Exterior Frost-Free Faucet (2) (typically near

exterior doors)

Exterior GFI Receptacle (2)

Smooth-top Range Water Heater “Safety Guard” Drip Pan Bathroom Exhaust Fans

Wire & Vent for Dryer A/C Disconnect

Programmable Thermostat Plumb for Clothes Washer Articulated Fiberglass

Heat/Cool Ducts

Electric Up flow Furnace Total Electric Dedicated Freezer Receptacle

where available

50 gal. Elec. Water Heater 200 Amp Main Electrical Panel

Construction Features

30 Year Architectural Shingles 10” Eave Overhangs Thermal Energy Code

3/12 (Nom.) Roof Pitch Tape, Textured & Painted

Walls T/O

Low E, 6/6 Grid Thermal Windows

2x4 Interior Walls 12/2 Wiring T/O OSB Oriented Strand Board

Floor Decking 2x6 Exterior Walls 8’-6” Flat Ceilings Insulation: R-19 Exterior Walls

2x8 #2 Floor Joists, 16” O.C. Textured & Painted Ceilings R-29 Floor, R-30 Ceiling

Kitchens and Baths

Metal Faucets (All Baths & Kitchens) Wood Cabinet Doors T/O Elongated Commodes

Single-Lever Shower Faucet Wood Stiles China Commode Tanks

Wilsonart Laminate Countertops O.H. Cabinets

w/adjustable shelves

Glass Shower Door

Post Form Counter-tops, tile backsplash

behind the kitchen range

(Island is square edge.)

Crown Molding (Kit. O. H. Cabinets) 48” Shower most models

Drawer over Door Cabinets (Kit.) Metal Single-High Arch Faucet (Kit.) 1-Pc. Embossed Fiberglass Tub/Shower

Dual Steel Drawer Guides “Anti-Scald” Faucet Protection China Lavatory Sinks

Exterior Detailing

50 yr. Fiber Cement Lap Siding 36” Residential Front Door All Windows are Trimmed

Fiber Cement Fascia and Soffits Exterior Lights (All Doors) Exterior GFI (2)

(Typically, near exterior doors)

Finishing and Trim

Roll Vinyl Linoleum (Loose lay) Utility Room Cabinet Deluxe 4” Cove Molding T/O

25oz. FHA Plush Carpet

(Bedrooms Only)

White Craftsman Style Passage Doors 3” Baseboards T/O

2” Blinds Cased Window Openings Tack Strip and ½” Re-Bond

Closets with Wood Shelves Deluxe 2” Door Casings T/O Brushed Nickel Accents

Engineered Foundation, Delivery, Set Up, All Finish-Out, Permanent Underpinning, Steps to Code and Air Conditioning Unit.

Due to continuous improvements & supply chain demands, product specifications are subject to change without notice.

STANDARD SPECIFICATIONS PACKAGE Residential, Ranch, City-Scape and Signature Series

Key: T/O Through-out, O.H. Overhead, O.C. On Center

www.modularoftexas.com

Date

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1̄ in = 210 ft

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141

Street

Project Area

500ft Notice Boundary

TaxParcel

This product is for informational purposes and may not have been prepared for or be suitable for legal,engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only theapproximate relative location of property boundaries.

chris.martinez

3/24/2022

22-2057-APP

Notification Boundary Map

Locate modular home in R-1t

Appeal

6800 LIVE OAK DR

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Map Purpose0 70 140 210 28035

1̄ in = 210 ft

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Contours10 ft

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chris.martinez

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Aerial & Topo Map


Appeal

6800 LIVE OAK DR

Date

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Map Purpose0 70 140 210 28035

1̄ in = 210 ft

Street

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TaxParcel

Zoning DistrictsC-1C

C-2

R-1D

R-1T

TR-1

U-1


chris.martinez

3/24/2022

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Zoning Map


Appeal

6800 LIVE OAK DR

Date

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Map Purpose0 70 140 210 28035

1̄ in = 210 ft

Street

Project Area

TaxParcel

Low Density Residential

Neighborhood Retail/Office/Commercial

Regional Retail/Office/Commercial


chris.martinez

3/24/2022

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Future Land Use Map


Appeal

6800 LIVE OAK DR

PSTLCITY PSTLSTATE PSTLZIP5 PSTLCNTRY CNVYNAME Shape_Area

LEANDER TX 78641 LOT 7 BLK B LAGO VISTA SEC 3 PHS 3 24.72402674

LAGO VISTA TX 78645 LOT 6 BLK B LAGO VISTA SEC 3 PHS 3 1585.284699

AUSTIN TX 78758 LOT 5 BLK B LAGO VISTA SEC 3 PHS 3 3981.465528

HOUSTON TX 77096 LOT 4 BLK B LAGO VISTA SEC 3 PHS 3 6477.51388

SAN DIEGO CA 92120 LOT 3 BLK B LAGO VISTA SEC 3 PHS 3 8600.719

CEDAR PARK TX 78613 LOT 2 BLK B LAGO VISTA SEC 3 PHS 3 8851.829365

SULPHUR SPRINGS TX 75482 LOT 1 BLK B LAGO VISTA SEC 3 PHS 3 6604.731036

CEDAR PARK TX 78613 LOT 18 BLK B LAGO VISTA SEC 3 PHS 3 14171.62299

ANSON TX 79501 LOT 17 BLK B LAGO VISTA SEC 3 PHS 3 9071.239124

SAN DIEGO CA 92120 LOT 16 BLK B LAGO VISTA SEC 3 PHS 3 8920.128653



LAGO VISTA TX 78645 LOT 13 BLK B LAGO VISTA SEC 3 PHS 3 7605.767262

LEANDER TX 78641 LOT 12 BLK B LAGO VISTA SEC 3 PHS 3 556.7061525

LAGO VISTA TX 78645 LOT 12A LAGO VISTA SEC 3 PHS 3 AMENDED PLAT OF LOTS 7 & 12 BLK K 4802.341683

AUSTIN TX 78750 LOT 6 BLK K LAGO VISTA SEC 3 PHS 3 8808.650448

BERTRAM TX 78605 LOT 5 BLK K LAGO VISTA SEC 3 PHS 3 8917.514257

LAGO VISTA TX 78645 LOT 4 BLK K LAGO VISTA SEC 3 PHS 3 8860.845425











LAGO VISTA TX 78645 LOT 16 BLK E LAGO VISTA SEC 3 PHS 3 3371.281254

VENTURA CA 93003 LOT 17 BLK E *(RAVINE) LAGO VISTA SEC 3 PHS 3 9601.272428



LAGO VISTA TX 78645 LOT 1 BLK C LAGO VISTA SEC 3 PHS 1 11468.59131





HOUSTON TX 77079 LOT 12 BLK C LAGO VISTA SEC 3 PHS 1 8478.610085

Round Rock TX 78665 LOT 14 BLK C LAGO VISTA SEC 3 PHS 1 8060.516232

AUSTIN TX 78731 LOT 16 BLK C LAGO VISTA SEC 3 PHS 1 8159.727099


ALEXANDRIA VA 22303 LOT 21 BLK C LAGO VISTA SEC 3 PHS 1 9449.558656

MACCLENNY FL 32063 LOT 22 BLK C LAGO VISTA SEC 3 PHS 1 9829.344292

GONZALES TX 78629 LOT 23 BLK C LAGO VISTA SEC 3 PHS 1 4845.095311

HOUSTON TX 77077 LOT 24 BLK C LAGO VISTA SEC 3 PHS 1 143.4090632





AUSTIN TX 78735 US LOT 9A LAGO VISTA SEC 3 PHS 1 RESUB LTS 9 & 11 (1A) 7719.326799

AUSTIN TX 78735 US LOT 11A LAGO VISTA SEC 3 PHS 1 RESUB LTS 9 & 11 (1A) 7467.806246



SPICEWOOD TX 78669 LOT 21 BLK D LAGO VISTA SEC 3 PHS 1 724.5398682

CEDAR HILL TX 75104 LOT 1 BLK D LAGO VISTA SEC 3 PHS 1 6396.368509

YORKTOWN VA 23692 LOT 1093 LAGO VISTA ESTATES SEC 4 4.27617075

FRESNO TX 77545 LOT 1092B ZREET SUBD 15623.66386

RIVERSIDE CA 92503 LOT 1092A ZREET SUBD 20883.8315

HOUSTON TX 77043 LOT 1091 LAGO VISTA ESTATES SEC 4 8134.922104

AUSTIN TX 78735 LOT 1090 LAGO VISTA ESTATES SEC 4 1295.798483

LAGO VISTA TX 78645 LOT 1068 LAGO VISTA ESTATES SEC 4 3041.930273

PLYMOUTH MN 55446 LOT 1067 LAGO VISTA ESTATES SEC 4 17232.70282

CEDAR PARK TX 78613 LOT 1066 LAGO VISTA ESTATES SEC 4 17907.01766

GEORGETOWN TX 78633 LOT 1065 LAGO VISTA ESTATES SEC 4 32132.23473



Mt Prospect IL 60056 LOT 1061 LAGO VISTA ESTATES SEC 4 12414.57325

CEDAR PARK TX 78613 LOT 1060 LAGO VISTA ESTATES SEC 4 13490.5731





Houston TX 77065 LOT 1016 LAGO VISTA ESTATES SEC 4 16622.66672


RIVERSIDE CA 92503 LOT 1014 LAGO VISTA ESTATES SEC 4 16701.94704


MONTGOMERY TX 77316 LOT 1012 LAGO VISTA ESTATES SEC 4 14420.59075




LAGO VISTA TX 78645 TRT A LAGO VISTA ESTATES SEC 4 31388.1158

LAGO VISTA TX 78645 US LOT 1008 LAGO VISTA ESTATES SEC 4 5408.32011

FRISCO TX 75035 LOT 1132 LAGO VISTA ESTATES SEC 4 12807.15701


HOUSTON TX 77082 US LOT 1134 LAGO VISTA ESTATES SEC 4 16093.36574

ALBUQUERQUE NM 87110 LOT 1135 LAGO VISTA ESTATES SEC 4 13140.462

Dallas TX 75220 LOT 1136 LAGO VISTA ESTATES SEC 4 12358.46055

SHAVANO PARK TX 78231 LOT 1137 LAGO VISTA ESTATES SEC 4 12286.76681


GEORGETOWN TX 78628 LOT 1139 LAGO VISTA ESTATES SEC 4 11663.1414


Coatesville PA 19320 LOT 1141 LAGO VISTA ESTATES SEC 4 7264.231882


DALLAS TX 75231 LOT 1143 LAGO VISTA ESTATES SEC 4 360.1328323

CORPUS CHRISTI TX 78469 LOT 1124 LAGO VISTA ESTATES SEC 4 2813.614572

SAN ANTONIO TX 78227 LOT 1125 LAGO VISTA ESTATES SEC 4 5457.353947

COLUMBUS TX 78934 LOT 1126 LAGO VISTA ESTATES SEC 4 8424.282088




SAN MARCOS TX 78666 LOT 1110 LAGO VISTA ESTATES SEC 4 2487.959077

BANDARA TX 78003 LOT 1109 LAGO VISTA ESTATES SEC 4 2582.906954

SAN ANTONIO TX 78221 LOT 1108 LAGO VISTA ESTATES SEC 4 14.25223306

22-2057-APP


Attachment 4

Notice Comments

1

Roy Jambor

From: Jillian DoughertySent: Tuesday, March 29, 2022 7:08 AMTo: Roy JamborSubject: FW: notice of public hearing #22-2057-APP

Please see below for Notice of Pub. Hearing Jillian Dougherty Development Services Assistant P.O. Box 4727 Lago Vista, TX 78645 Tele (512) 268-5259

From: merrill fortune <[email protected]> Sent: Monday, March 28, 2022 7:43 PM To: Jillian Dougherty <[email protected]> Subject: notice of public hearing #22-2057-APP I am responding to a letter we received about a modular home proposed at 6800 Live Oak, Lago Vista. We OPPOSE this idea. We are currently building a house at 6803 Cedar Ridge Dr. in Lago just around the corner from this lot. We had to abide by all of the deed restrictions in order to be approved to build the house we wanted. There are deed restrictions put into place to maintain property values. The people who purchased this property should've checked the deed restrictions first. We do not want a modular home around the corner from us. It will be unsightly and open the door for other less valuable homes. Please do not approve this request. How can we find out what the ruling is? Will we be notified one way or another? Thank you for your consideration. Kevin and Merrill Fortune 512-468-5598 512-517-8709

Notification ID 63

Date post:	28-Feb-2023
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