HomeMy WebLinkAboutLand Use Case.CU.950 Matchless Dr.A016-982735-074-02-003 A016-98
950 Matchless Drive Conditional Use
for ADU
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CASE NUMBER
A016-98
PARCEL ID #
2737-074-02003
CASE NAME
950 Matchless Drive Conditional Use for ADU
PROJECT ADDRESS
950 Matchless Drive
PLANNER
Amy Guthrie
CASE TYPE
ADU
OWNER/APPLICANT
Becker, Alan
REPRESENTATIVE
Raymondd, Kim
DATE OF FINAL ACTION
4/7/98
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
Approved by HPC
BOA ACTION
DATE CLOSED
6/19/02
BY
J. Lindt
PARCEL IDc 2737-074-02-003 DATE RCVD: 03/03/98
CASE NAME:1950 Matchless Drive Conditional Use for ADU
DR: 950 Matchless Drive
0 Becker, Alan P.O. Box 119
RE : Raymondd, Kim P.O. Box 1458 _
FEES DUE, 245 + 1 1 1 eng+70hbusing = FEES RCV(
R
ADU
C/S/Z4Woody Creek, CO
C/S/Z: Aspen, CO 81612
426
___ - ___._._ _____- _ ___.__.._ _._ CITY COUNCIL —
REMARKS
PLAT
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PLAT (BK,PG):
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DR
A016-98
my Guthrie
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3-4171 - 923
5-2252 - 37^'
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Deputy Director _ 1
FROM: Amy Guthrie, Historic Preservation O icer
RE: 950 Matchless Drive, Becker, Conditional Use for an Accessory Dwelling
Unit (ADU) - Public Hearing.
DATE: April 7, 1998
SUMMARY: The applicant proposes to remodel an existing detached garage to build a
voluntary Accessory Dwelling Unit above it. Conditional Use approval, a combined
sideyard setback variance, and a height variance is requested.
The unit is 100% above grade. The applicant is not requesting the FAR bonus.
Staff recommends approval, with conditions.
APPLICANT: Alan Becker.
LOCATION: 950 Matchless Drive, Lot 4A, Block 1, Dunn/Bishop Lot Split, City and
Townsite of Aspen.
ZONING: R-6 PUD, Inventory of Historic Sites and Structures.
CURRENT LAND USE: Detached single-family residential.
LOT SIZE: 7,708 square feet.
REVIEW PROCEDURE: Accessory Dwelling Units (ADU's) require conditional use
approval by the Planning and Zoning Commission at a public hearing. It is a one-step
review that requires notification to be published, posted and mailed in accordance with
Section 26.52.060(E).
The following sections of the code are applicable to conditional use reviews of ADU's:
Section 26.40.090, Accessory Dwelling Units; Section 26.28.040, Medium -Density
Residential (R-6); Section 26.60.040, Standards Applicable to All Conditional Uses;
and, Section 26.58.040, Residential Design Standards.
REFERRAL COMMENTS: Comments from all referral bodies are attached as
"Exhibits C & D," and have been incorporated into the conditions of approval.
Exhibit A
STAFF COMMENTS:
Section 26.40.090(B), Accessory Dwelling Units, Development review standards.
1. The proposed development is compatible with and subordinate in character to the
primary residence located on the parcel as well as development located within the
neighborhood, and assuming year-round occupancy, shall not create a density pattern
inconsistent with the established neighborhood.
Response: The proposed unit is approximately 650 square feet of net livable space, is
located at the rear of the lot, over a detached garage, and has a dedicated parking space, as
well as a private entry.
The City has developed programs to encourage this sort of infill housing development.
2. Where the proposed development varies from the dimensional requirements of the
underlying zone district, the Planning and Zoning Commission shall find that such
variation is more compatible in character with the primary residence than the
development in accord with dimensional requirements.
Response: The applicant requests two variances from the dimensional requirements, a
variance of 7 feet on the combined sideyard setbacks and a height variance to 18 feet. On
a lot of this size, the applicant is required to provide a minimum setback of 5 feet on each
sideyard, which is satisfied, and a combined sideyard of 23 feet 6 inches. The combined
sideyard as proposed is only 16 feet 6 inches. The existing garage, although only built 10
years ago, does not meet the combined sideyard requirement and is therefore non-
conforming.
Staff recommends that P&Z grant the requested variances, which allow for a generously
sized unit, completely private from the main house. Staff finds the proposed placement of
the ADU appropriate to the historic structure and the neighborhood.
Section 26.60.040, Standards Applicable to All Conditional Uses
Pursuant to Section 26.60.040, a development application for a conditional use approval
shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the zone district
in which it is proposed to be located.
Response: The stated purpose of the R-6 zone district "is to provide areas for long-
term residential purposes with customary accessory uses." ADU's are allowed as
conditional uses in the R-6 zone district, and the proposal helps further one of the stated
themes of the AACP with regard to "revitalizing the permanent community" by
K
"increase(ing) resident housing." Also, the proposal is consistent with the following
purposes, goals, objectives and standards of the AACP:
• "Promote, market and implement Cottage Infill and Accessory Dwelling Unit
programs;"
• "Develop small scale resident housing which fits the character of the community and
is interspersed with free market housing throughout the Aspen Area and up valley of
Aspen Village;" and,
• "The public and private sectors together should develop employee -occupied
accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of
residents."
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development.
Response: The subject parcel is located within the Smuggler mountain neighborhood.
The immediately surrounding properties are a mix of single family, duplex, and multi-
family homes. An ADU use is therefore both consistent and compatible with the existing
residential development in the immediate vicinity.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and
odor on surrounding properties.
Response: The unit is accessed off of a private road, above a garage and will not have
significant impacts on any circulation areas. An on -site parking space is provided.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical services, drainage systems,
and schools.
Response: The unit will not have a significant impact on public facilities and
services.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
Response: The applicant has volunteered to provide the unit. No mitigation is owed.
F. The proposed conditional use complies with all additional standards imposed on it
by the Aspen Area Comprehensive Plan and by all other applicable requirements of this
title.
Response: The proposed conditional use will comply with all additional standards
imposed on it by the AACP and by all other applicable requirements of the Municipal
Code, such as those contained in Section 26.58.040, Residential Design Standards.
STAFF FINDINGS AND RECOMMENDATION: Community Development staff
finds that the application should be approved as submitted, with the following conditions:
1. Prior to the issuance of any building permits, the applicant shall comply with the
following:
A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation to
the Planning Department. The deed restriction shall state that the accessory
units meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six
months or longer; and
B. Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs. The kitchen must include a
minimum of a two burner stove with oven, standard sink, and a 6 cubic foot
refrigerator plus freezer.
2. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208). The unit must be a totally
private unit, which means the unit must have a private entrance and there shall be no
other rooms in this unit that need to be utilized by the individuals in the principal
residence; i.e. a mechanical room for the principal residence.
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the
unit to ensure compliance with the conditions of approval.
4. A hot tub which appears to encroach onto the public right-of-way or private access
easement must be licensed or relocated onto private property.
5. Site drainage must be detained on site in landscaped areas or routed through
vegetated areas on the property. The site should not be drained in concentrated flow
form onto access easements, City streets, or alleys.
6. A sidewalk agreement, curb and gutter construction agreement, and recording fees
for said documents must be signed and paid prior to issuance of a building permit.
7. The applicant must set up a raw water account with the City. A backflow device
will be required to prevent contamination of the municipal water supply.
8. The ADU must have a separate tap as specified by the Aspen Consolidated
Sanitation District.
9. All new surface utility needs and pedestals must be installed on -site. The building
permit drawings must indicate all utility meter locations. Meter locations must be
accessible for reading and may not be obstructed by trash storage.
4
10. The applicant shall consult with the City Engineer for design considerations of
development within public rights -of -way, and the Parks Department for vegetation
species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the City Streets Department.
11. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
12. A variance to reduce the required combined sideyard setback by 7 feet and a height
variance to 18 feet is granted to accommodate the ADU.
RECOMMENDED MOTION: "I move to approve the conditional use for an ADU at
950 Matchless Drive with the conditions as outlined in the Planning Office Memo dated
April 7, 1998.
EXHIBITS:
A. Staff memo dated April 7, 1998
B. Conditional Use Application
C. Referral agency comments
D. Housing Authority comments
5
ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name r Gt��A�'7E —►�-� A P�+TiD N -ro
2. Project location lM Pre-1-� l-ESIS IZ>R-N 5 4 A
r�L0CV I L pT SPLz r
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning
4. Lot size T=T- -�-
5. A pficant's name, address and phone number A L AO $ECJ��'Z 0, "R,�Q�C
! �
6. Representative's name, address, and phone number IXI " TZJkVtMb Nn
Pzc,41 rse-n 44:� S PPS co St tv 12 -7EL , 40 - l2-5/- 2 ZS Z
O1�-�3S�juDt3�L�J
7. Type of application (check all that apply):
/ Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD \%
Final PUD
Text/Map Amend.
GMQS exemption /
Condominiumization
Conceptuai HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Description of existing uses (number and type of existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property) �i 15ru`t� it 3 3- , 1 fit,? F'T-, N AUGa- - gEe, I i N'
9. Description of development application'ru
, 4- L. /' 0 N s--'?- v t r 4,.
10. Have you completed and attached the following?
Attachment 1- Land use application form
YF Attachment 2- Dimensional requirements form
Response to Attachment 3
ES Response to Attachments 4 and 5
cor�s-�
im
exhibit B
ASPEN HISTORIC PRESERVATION COMMISSION
DEMOLITION,, PARTIAL DEMOLITION, OFF -SITE RELOCATION, ON -SITE
RELOCATION, TEMPORARY RELOCATION, OR EXEMPTION FROM
REVIEW
Application Package Contents
Following is an application for demolition, partial demolition, off -site relocation,
on site -relocation, temporary relocation or exemption from these reviews at HPC.
Included in this package are:
1. Attachment 1- Application form
2. Attachment 2- Dimensional requirements form
3. Attachment 3- Description of general requirements for a complete
development application
4. Attachment 4- Description of specific requirements for a complete
development application
5. Attachment 5- Applicable review standards on which HPC will base its
decision
6. Attachment 6- General summary of the HPC review process
7. Attachment 7- Public notice requirements
8. Attachment 8- Definition of "demolition" and "partial demolition"
A pre -application conference is strongly recommended so that the appropriate
review process and submission requirements can be discussed. In addition,
other reviews, such as those tefcre the P!anning and Zoning Commission, which
may be required by the Aspen Municipal Code can be identified at this time. A
consultation with the Zoning Officer and Building Department is also
recommended early in the application process.
Demolition review is a three step process. The first step is a review of the
structure to be demolished. The second and third steps are significant
development review of new structures which replace the demolished building.
Partial demolition, off -site relocation, on -site relocation, and temporary relocation
are one step reviews. No public hearing is required.
TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO
LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE
LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS.
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Applicant: A L-A N
,u N %F>>SHoP
v� -
Address: 50 Wt A rC ,-LZ- �2 . ASP E"N �o"i - �-�-1� .
Zone district: 9-(�
Lot size: -q -C7 8 S6; > I T
Existing FAR: l \ q -4- <GO VT C HOUSE b_-550 F-r
+(&7 i4 fL A4-1E Z3 44 So 1=7-)
Allowable FAR: 2-14-S
Proposed FAR: L S-s&.57- !t'auSE �b:y so , F%r)+. �A� c h,l�v �1g5Sa �TJ
Existing net leasable (commercial): ----
Proposed net leasable (commercial): -�—
Existing % of site coverage: L+ "110
-
Proposed % of site coverage:
Existing % of open space:
Proposed % of open space: '(0
Existing maximum height: Principal Bldg- Accesory
bidg:
Proposed max. height: Principal bldq = Accessory
bld :'
Proposed % of demolition: 30 %o rho+G MLAGc:
Existing number of bedrooms: -- - ' N'Z a t 3 ► N -'ro uSC.
Proposed number of bedrooms: I I N C1 A ?46EE-'_ A-,
Existing on -site parking spaces:
On -site -parking spaces required: TL n V — (
G^n-- ''aU 'E - ?
Setbacks
Existing: Minimum required:
P-oposed:
Front:.i��� u�rrA'u� Front:
Front:
Rear: ojy_ -7,GArO.4r Rear:iicLO+lou. E,,5'( ,AZJWA=
Rear: '_= ''"7 � �''�
Combined Combined
Combined
I
Front/rear: the-o 6A',zk6+f Front/reaf: �O-o
Front/rear: T1A'��'`�'
Side: 25Side: S'
Side: ZS '
Side: 7.2,' Side:
Side:
Combined Combined
Combined
Sides: Sides: `5
Sides: ) L - -'
Existing nonconformities or encroachments: "J D N 5 -1 � i T-7 tL � E
Variations requested:
(HPC has the ability to vary the following requirements: setbacks, distance between buildings,
FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the
cpttage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone
districts)
ATTACHMENT 3
GENERAL SUBMISSION REQUIREMENTS
All development applications must include the following information (Section
25.62.030):
1. The applicant's name, address, and telephone number, contained within a
letter signed by the applicant stating the name, address, and telephone
number of any representative authorized to act on behalf of the applicant.
2. The street address and legal description of the parcel on which the
development is proposed to occur..
3. A disclosure of ownership of the parcel on which the development is
proposed to, occur, consisting of a current certificate from a title insurance
company, or attorney licensed to practice in the State of Colorado, listing the
names of all owners of the property, and all mortgages, judgments, liens,
easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the development review.
4. An 8 1/2" x11" vicinity map locating the subject parcel within the City of
Aspen--
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To Ashcrolt Ai.Pll:\ MA
Alan Becker\
Photographer
a 970-923-4171 Fax 970-923-0789
Box 119 Woody Creek, Colorado 51076 USA
Conditional Use Application/
Partial Demolition
Response to Attachment 4
1. The existing garage, found at 950 Matchless Drive, Aspen, Co, is a
non -historic structure, located on an historic parcel. The existing garage is
detached from the existing house. The south wall and the roof are to be
removed from the garage, and the building is to be extended three feet. An
A.D.U. is proposed for the new upper level of the structure.
2. Tom Kingdom, consulting structural engineer, has made a preliminary
inspection of the structure, and found it to be sound. He will be involved in
the construction phase of the project, to insure the continued stability of the
existing structure. (the garage is only eight years old, and was built to code).
3. N/A
4. The partial demolition of the non -historic garage, is the removal of the
south wall and the roof. The building will be extended three feet, and an
accessory dwelling unit is proposed for the upper level. The design of the
new A.D.U. is compatible with the character of the property and the rest of
the neighborhood. The new roof will have a steep pitch (9/12) for the main
ridge line, with a dormer with the same slope. The back side of the unit will
have a shallow roof line, similar to the old covered porches found on many of
the little houses of historic Aspen. The siding and trim will match the
existing house and garage, as is the case now.
Conditional Use Application
Response to Attachment 4
Review Standards
A. The proposed accessory dwelling unit, located in a medium -density (R-6)
zone, is consistent with the purposes, goals and objectives of the Aspen Area
Comprehensive Plan. The A.D.U., located above the existing garage, will
provide affordable housing in a neighborhood that is within walking distance
to the city center, and is located very near a bus line.
B. The addition of the proposed A.D.U. to this parcel is consistent and
compatible with the character of the immediate vicinity and surrounding
neighborhoods. The lot is in a medium density zone, that is almost entirely
residential. This parcel is adjacent to a large amount of affordable housing,
so will blend into the neighborhood.
C. The design characteristics of the proposed A.D.U. will enhance the
existing property. The existing garage that is being added onto, is a
contemporary, square building on the rear of the lot. The design of the
proposed A.D.U. will be complimentary to the architecture of the existing
house on the parcel, and the other homes on Matchless Drive. The roof lines
of the new unit are designed to make the massing of the building small, to
stay in character with the other structures in the area. Since the building is
located on the rear of the lot, it will not interfere with the views of any of the
surrounding neighbors. The only building located behind the unit, is the
small office of the Smuggler Racquet Club. The lot has adequate parking
spaces for both the house and the new unit.
D. The public facilities in the neighborhood are more than adequate to
accommodate the addition of a one bedroom A.D.U.
E. N/A
F. The proposed A.D.U. complies with all additional standards impose by
the Aspen Area Comprehensive Plan and any other requirements for a
conditional use permit.
MEMORANDUM
To: Amy Guthrie, Planner
Thru: Nick Adeh, City Engineer �A / /
From: Chuck Roth, Project Engineer cle—
Date: March 19, 1998
Re: Becker Accessory Dwelling Unit
(Parcel ID No. 2737-074-02-003; 950 Matchless Drive)
The Development Review Committee has reviewed the above referenced application at their March
11, 1998 meeting, and we have the following comments:
1. Improvement Survey - The Engineering Department did not receive an improvement survey
with the application. Therefore it is impossible to comment on information such as encroachments,
easements, and utility equipment. The building permit application must include a current
improvement survey with specific reference to current easement information.
2. Encroachments - Based on the limited information in the application, it appears that a hot tub
encroaches into the public right-of-way, or private access easement (the subdivision plat is vague),
and must be licensed or re -located onto private property.
3. Drainage - Site drainage and surface runoff for both the primary residence and the ADU. should
be detained on site in landscaped areas or routed through vegetated areas on property. The site
should not be drained in concentrated flow form onto access easements, City streets or alleys.
4. Parkin - The application addresses parking requirements and provisions in a satisfactory
manner. There is no on street parking available in the area. So parking is needed on site as
presented. The application drawings do not show the four parking spaces that are stated in the
application. The building permit drawings must show these spaces.
5. Sidewalk, Curb and Gutter - The site is located in the Smuggler area where sidewalks and
pedestrian improvements are being developed. The Alpine Acres Subdivision abuts the Gibson
Avenue right-of-way in a location where the neighborhood meetings for the Smuggler Area
Pedestrian Safety & Transportation Improvements Project identified the need for pedestrian
improvements in 1999.
Exhibit C
The Alpine Acres Subdivision homeowners should be required the same as other
homeowners in the City to construct and maintain sidewalk in the right-of-way adjacent to their
properties. The applicant needs to sign a sidewalk, curb and gutter construction agreement, and pay
recording fees, prior to issuance of a building permit.
6. Trash & Utilities - All utility meters and any new or relocated utility pedestals or transformers
must be installed on the applicant's property, with easements as needed, and not in the public right-
of-way or within access easements. The building permit drawings need to indicate all utility meter
locations. Meter locations have to be accessible for reading and may not be obstructed by trash
storage.
7. City Water Department - The yard hydrant is connected to a well which was deeded to the
City. The homeowners are not current with their lease payments to the City. The applicant should
be required to set up a raw water account with the City. A backflow devise will be required to
prevent contamination of the municipal water supply.
8. Aspen Consolidated Sanitation District - There is a private collection system for the
neighborhood which delivers flows to a district main line. The new ADU should have a separate
tap run to a district line.
9. Work in the Public Right-of-way. - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks department (920-5120)
for vegetation species and for public trail disturbance, and streets department (920-5130) for
mailboxes , street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the city community development department.
DRC Attendees
Staff: Amy Guthrie, John Krueger, Jack Reid, Chris Bendon, Rebecca Schickling, Tom Bracewell,
Phil Overeynder, Stephanie Levesque, Ross Soderstrom
Property owner representative: Alan Becker
98M77
14
MAP. 13 ' q, 10 : 46AN A5F£N H01_151NG CIFC.
P.`
MEMORANDUM
TO: Amy Guthrie, Community Development Dept.
FROM: Cindy Christensen, Housing OMce
DATE: March 13, 1998
RE: 950 Matchless Drive Conditional Use for an Accessory Dwelling Unit
Parcel ID No. 2737-074-02-003
REQUEST: The applicant is requesting approval for an acxessory dwelling unit to be located
above an wdsting garage.
AAC SGiROUND: According to Section 26.40.090. Accessory Dwelling Units, a unit shall
contain not less than 300 square feet of net livable area and not more than 700 square feet of net
livable area.
164M: When the Housing Office reviews plans for an accessory dwelling unit, there are
particular areas that are given special attention. They are as follows:
1. The unit must be a totally private unit, which moans the unit must have a private entrance
and there shall be no other rooms in this unit that need to be utilized by the individuals in
the principal residence; i.e., a mechanical room for the principal residence.
2. The kitchen includes a minimum of a two-bumer stove with oven, standard sink, and a 6-
cubic foot refrigerator plus freezer.
3. The unit is required to have a certain percentage of natural light into the unit; i.e., windows,
sliding glass door, window wells, etc., especially if the unit is located below grade. The
Uniform Building Cade requires that 10% of the floor area of a unit needs to have natural
light. Natural light is defined as light which is clear and open to the sky.
4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified
employee.
5. A deed restriction MUST be recorded PRIOR to building permit approval. The deed
restriction shall be obtained from the Housing Office.
BEWNIMONPAIJIOfy: Staff recommends approval of this unit as long as conditions 1 through 5,
stated above, are met.
4efeff aW5UmdM8. ddu
exhibit D
Chuck Roth, 02 13 PM /98 , Becker ADU @ 950 M mess Dr.
X-Sender: chuckr@comdev.ci.aspen.co.us
Date: Fri, 20 Mar 1998 14:13:12 -0700
To: amyg@ci.aspen.co.us
From: Chuck Roth <chuckr@ci.aspen.co.us>
Subject: Becker ADU @ 950 Matchless Dr.
Cc: nicka@ci.aspen.co.us, philo@ci.aspen.co.us
Amy,
Please see Phil's comment to me below. I don't know who the contact person
for the homeowners' association is, but we can condition that through the
applicant. So prior to issuance of a building permit, the applicant shall
obtain the water department's approval related to the homeowners'
association raw water lease and up -dating payments to the City.
Thanks.
Chuck
>X-Sender: philo@water
>Date: Fri, 20 Mar 1998 08:14:58 -0700
>To: ryanm@ci.aspen.co.us, leel@ci.aspen.co.us, chuckr@ci.aspen.co.us
>From: Phil Overeynder <philo@ci.aspen.co.us>
>Subject: Becker ADU @ 950 Matchless Dr.
>Ryan, Lee & Chuck
>Ryan --When you see the building permit for this ADU can you ensure that
the
>utility connection permit includes a requirement for a backflow device and
>annual inspection?
>Lee --we need to send a bill to the Anthony Acres Homeowners Association
for
>raw water lease agreement. I'll get together with Cindy Covell and review
>the agreement to see if we can update the charges under this agreement or
>whether they simply have a lock on their annual lease payments. We'll also
>need to decide what to do about back payments.
>Chuck --do you know who is the contact point for the homeowners
association.
>We will need an address to send a copy of their lease along with their
bill
>for water use. How will this ADU be conditioned to ensure that they comply
>with lease agreement?
>Thanks to all,
>Phil
>>Received: from comdev.ci.aspen.co.us (comdev.ci.aspen.co.us
[205.170.53.11)
>by water.ci.aspen.co.us (8.7.3/8.7.3) with ESMTP id OAA24304 for
><philo@water.ci.aspen.co.us>; Thu, 19 Mar 1998 14:40:50 -0700 (MST)
>>Received: from eddystone (eddystone.ci.aspen.co.us [205.170.53.34]) by
>comdev.ci.aspen.co.us (8.7.3/8.7.3) with SMTP id OAA02370; Thu, 19 Mar
Printed for Amy —Guthrie <amyg@ci.aspen.co.us> 1
Chuck Roth, 02:13 PM 31euj98 Becker ADU @ 950 Matchless Dr.
1998
>14:40:52 -0700 (MST)
»Message-Id:<199803192140.OAA02370@comdev.ci.aspen.co.us>
>>X-Sender: chuckr@comdev.ci.aspen.co.us
>>X-Mailer: Windows Eudora Pro Version 2.1.2
»Mime -Version: 1.0
>>Date: Thu, 19 Mar 1998 14:45:02 -0700
>>To: philo@ci.aspen.co.us
>>From: Chuck Roth <chuckr@ci.aspen.co.us>
>>Subject: Becker ADU @ 950 Matchless Dr.
»Content -Type: text/plain; charset="us-ascii"
>>Thanks for the e-mail. I will synposize it into the memo. Will the
water
>>department also watch out for those details during that building permit
>>process? Will you wait on approving C.O. until water requirements are
met?
>>Thanks.
iPrinted for Amy Guthrie <amyg@ci.aspen.co.us> - 2
MEMORANDUM
To: Amy Guthrie, Planner
Thru: Nick Adeh, City Engineer
From: Chuck Roth, Project Engineer
Date: March 13, 1998
Re: Becker Accessory Dwelling Unit
(Parcel ID No. 2737-074-02-003; 950 Matchless Drive)
The Development Review Committee has reviewed the above referenced application at their March
11, 1998 meeting, and we have the following comments:
1. Improvement Survey - The Engineering Department did not receive an improvement survey
with the application. Therefore it is impossible to comment on information such as encroachments,
easements, and utility equipment. The building permit application must include a current
improvement survey with specific reference to current easement information.
2. Encroachments - Based on the limited information in the application, it appears that a hot tub
encroaches into the public right-of-way and must be licensed or re -located onto private property.
Drainage - Site drainage for both the primary residence and the ADU should be detained on site
iii landscaped areas or other. The site should not be drained to access easements, City streets or
alleys.
4. Parking - The application does address parking requirements and provisions in a satisfactory
manner. There is no on street parking available in the area. So parking is needed on site as
presented. The application drawings do not show the four parking spaces that are stated in the
application. The building permit drawings must show the spaces.
ki
5. Sidewalk, Curb and Gutter - The site is located in the Smuggler area where sidewalks and
pedestrian improvements are being developed. The Alpine Acres Subdivision abuts the Gibson
Avenue right-of-way in a location where the neighborhood meetings for the Smuggler Area
Pedestrian Safety & Transportation Improvements Project identified the need for pedestrian
improvements in 1999.
The Alpine Acres Subdivision homeowners should be required the same as other
homeowners in the City to construct and maintain sidewalk in the right-of-way adjacent to their
properties. The applicant needs to sign a sidewalk, curb and gutter construction agreement, and pay
recording fees, prior to issuance of a certificate of occupancy.
6. Trash & Utilities - All utility meters and any new utility pedestals or transformers must be
installed on the applicant's property and not in the public right-of-way or within private access
easements. For pedestals, easements need to be provided. The building permit drawings need to
indicate all utility meter locations. Meter locations have to be accessible for reading and may not
be obstructed by trash storage.
7. City Water Department - The yard hydrant must be connected to the City water system.
8. Aspen Consolidated Sanitation District - There is a private collection system for the house.
9. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks department (920-5120)
for vegetation species and for public trail disturbance, and streets department (920-5130) for
mailboxes , street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the city community development department.
DRC Attendees
Staff. Amy Guthrie, John Krueger, Jack Reid, Chris Bendon, Rebecca Schickling, Tom Bracewell,
Phil Overeynder, Stephanie Levesque, Ross Soderstrom
Property owner representative: Alan Becker
98M77
L' -MV91
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DATE ISSUED
REVISIONS:
�LEvaTionK
Ok 1.
APPRAISAL OF
THE PROPERTY LOCATED AT
950 MATCHLESS DRIVE
ASPEN, CO 81611
as of
MARCH 20, 1996
for
FIRST WESTERN LENDING OF ASPEN
117 South Spring Street
Aspen, Colorado 81611
by
ASPEN R.E. APPRAISERS, LTD.
P.O. Box 7639
Aspen, CO 81612-7639
Aspen R.E. Appraisers, Ltd.
P.O. Box 7639
Aspen, CO 81612-7639
(970) 925-1849
April 2, 1996
First Western Lending of Aspen
117 South Spring Street
Aspen, Colorado 81611
RE: Property - 950 Matchless Drive
Aspen, CO 81611
Borrower - Becker, Alan K.
File No. - 6802
Dear Sirs:
In accordance with your request, I have personally inspected and prepared an appraisal
report of the real property located at:
950 Matchless Drive, Aspen, CO
The purpose of this appraisal is to estimate the market value of the property described
in the body of this appraisal report. This report is prepared as a COMPLETE APPRAISAL,
SUMMARY REPORT.
Enclosed, please find the appraisal report which describes certain data gathered during
the investigation of the property. The methods of approach and reasoning in the
valuation of the various physical and economic factors of the subject property are
contained in this report.
An inspection of the property and a study of pertinent factors, including valuation
trends and an analysis of neighborhood data, leads the appraiser to the conclusion that
the market value, as of March 20, 1996, is :
$595,000
The opinion of value expressed in this report is contingent upon the Limiting
Conditions attached to this report.
It has been a pleasure to assist you; if I may be of further service to you in the future,
please do not hesitate to call on me.
Respectfully submitted,
Aspen R.E. Appraisers, Ltd.
Ben Munroe III
CO License #CR01314281
Aspen HE. Appnlsers, tld (970) 925 1849
Property Descrintlon UNIFU _ ESIDENTIAL APPRAISAL REPOR File No. ARn2
Property Address 950 Matchless Drive Of Aspen State CO Bp Code 81611
?'
Legal Description Lot 4A. Dunn/Bishop Lot Split County Pi kin
r
Assessor's Parcel No. 2 7 3 7 - 07 4 - 02 - 0 03 Tax Year 1995 R.E. Taxes S Special Assessments $
Borrower Becker Alan K. Current Owner Bishop,Chi occupant: x Owner Tenant Vacant
' Property rights appraised x Fee Simple Leasehold Project Type PUD Condominium HUD/VA only) HOAS Nonemoo•
Y
Neighborhood or Project Name D nn Birho__L t Split Map Reference N-LA Census Tract 9627
z:
Sale Price $ 5 94_, 000 Date of Sale N/A _ Description and $ amount of loan charges/concessions to be pall by seller NIA
?.
Lender/Client FJrst WQt ern I,endipg_ Address
?`
Appraiser A sp en R. E AD D raisers Ltd Address P.O. Box 7639 As en Colorado 81612
Location
Urban
x
Suburban
Rural
Predominant
PRII:Ip family houslpp E
Present land use %
Land use change
Built up
x
Over 75%
25-75%
Under 25%
occupancy
$ (000) (yrs)
One Family 75
Not Likely Likely
jam— ij
Growth Rate
Rapid
x
Stable
Slow
x Owner
35 Q Low _ 0
2-4 family
In process
Property values
Increasing
Stable
Declining
Tenant
5 )g11jilgh
Multi -family
To:
Demand/supply
Shortage
x In
balance
Over supply
x Vacant (0 5%)
a
Predominant
Commercial 5
. 5 MIL 5
Marketing time
Under 3 mos.
x
3-6 mos.
Over 6 mos.
Vacant (over 5%)1
Vacant 5
Note: Race and the racial composition of the neighborhood are not appraisal factors.
Neighborhood boundaries and characteristics: The ne ighborhood boundaries are the Roaring Fork Valley with the —
,,Aspen
Golf Course to the west and the Mountain Valley Subdivision to the east.
Factors that affect the marketability of the properties In the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):
spf-There
areadverse factors which should affect the subje-c-t_s_tnarlc ability. Neighborhoo_d-s-
'.R
i hip the R4sring Fork Valley contin telly show growth and price increases due 19the
V.pr
ximi of h__e resort and primary employment areas of Aspen and Snowmass Village. The
:::..
Jectsubhas good access to all necessary supp r ing facilitiesinnluding�choQls. shepj�ing.
<::>::
mil-oyment and open space_. The_.nrer3 Q_ffQrs_ex�ell�nt vi�y�f;_�r�creat_i_Qna_1
Market conditions In the subject neighborhood (Including support for the above conclusions related to the trend of property values, demand/supply, and marketing time
such as data on competitive properties for sale In the neighborhood, description of the prevalence of sales and financing concessions, etc.):
The Aspen aroma har hown strong and stca-dy market-Rpeal. Ar ep n it a top $ki resort as well
»as
the main employment centerfor the Roaring Fork Valley. See Comments on Sales Comparison
Analysisin the attBiched Addendum to the Appraisal. Prop_ertief in the area are selling well
r cash or with conventional financing with the typical buyer paving 0-3 points.
Project Information for PUDs (If applicable) -- Is the developer/bullder In control of the Home Owners' Association (HOA)? Yes x No
�.
Approximate total number of units In the subject project N/A Approximate total number of units for sale In the subject project
Describe common elements and recreational facilities: N/A
Dimensions -Survey Not Provided for ReviTopography Site is Level.
Site area .8 Asre Corner Lot lil Yes 7W Size Typical of Area
Speclflr zoning classification and description H With R-6 Und 1 in • Shape Typical/Irregular
_
Zoning compliance x I Legal Legal nonconforming (Grandlalhered use) Illegal LlNo zoning Drainage No Problems Noted
Highest &best use as Improved: x Present use �L Other use (explain) View rood /Typie-al
Utilities Public Other Oft -site Improvements Type Public Private Landscaping See Attached
:T
Electricity Lx Street Improved Gravel x Driveway Surface ImQroy�d Gravel
Gas x curb/gutter None �� Apparent easements None note
'
Water x Sidewalk None L FEMA Special Flood Hazard Area LJ Yes x No
Sanitary sewer x Street lights None FEMA Zone g Map Date 06/04/87 _
>`.
Storm sewer _ None Allay None �_�—�_ FEMA Map No. 080_9Z_CQ 04C
Comments (apparent adverse easements, encroachments, special assessments, slide areas, Illegal or legal nonconforming zoning use, etc.): NO adverse
`..
cQndit.ions or encroachmentS were observed. Normal utility ee e> nts are essutnQd� 'H istoric
:V!1th
Medium Density Residential Underlying.
GENERAL DESCRIPTION
EXTERIOR DESCRIPTION
FOUNDATION
BASEMENT
INSULATION
No. of Units 1
Foundation Concrete Block
Slab None
Area Sq. FL N(Zn
Roof >L�j
No. of Stories 2
Exterior Walls Lap Wood
Crawl Space Yes
% Finished N/A
Calling UNKN
Type (Dot./Att.) D FR
Roof Surface Gal , Metal
Basement None
Ceiling N/A
Walls UNKN
Design (Style) V ri n
Gutters 3 Dwnspts. Suf . Ovhang
Sump Pump None
Walls H/A
Floor UNKN
Exlsting/Proposed Existing_
Window Type Wd DU HUng
Dampness one
Floor �j�A
None
Ape (Yrs.) 1888/Rem_
Storm/Screens None
Settlement None
Outside Entry N/A
Unknown yg_
Effective Age (Yrs.) 10
Manufactured House No
Infestation None
ASMD
ROOMS
Foyer
Living
Dining
Kitchen
Den
Family Rm.
Rec. Rm.
Bedrooms
Il Baths
Laundry
Other
Area Sq. Ft.
:'
•.
Basement
None
Level i
_
level z
_3
498
Finished area above grade contains: 6 Rooms; 3 Bedroom(s); 1 Bath(s); 1 099 Square Feet of Gross Living Area
'Y>
INIER10R Malerials/Condltlon
HEATING
KITCHEN EQUIP.
ATTIC
AMENITIES
CAR STORAGE:
Floors Carpet/Vinyl/wood
Type F,A,
Refrigerator
None
x
Fireplace(s) I
x
None
Watts Drywall
Fuel Nat. Gas
Range/Oven
x
Stelrs
Patio None
Garage / of cars
x
Trim/Flnlsh Wood/Paint
Condition WOrkine
Disposal
x
Drop Stair
Deck YeS
Attached None
COOLING
x
IM
Bath Floor Carpet
Dishwasher
x
Scuttle
Porch yes
Detached 2 r
3ath Walnscot�eramiC
Central Ngne
Fan/Hood
Floor
Fence Ngne
Built In None
Doors Victorian
Other None
Microwave
x
Heated
Pool None
Carport None
Int. in Avg. Condition.
JCondltlon N/A
Washer/
I Finished
Driveway Yes
Additional features (special energy efficient Items, etc.): See Features of the Subject Property in the attached Addendum
:to
the Appraisal.
Condition of the Improvements, depreciation (physical, functional, and external), repairs needed, quality of construction, remodeling/addlllons, etc.:
The home is in average condition at the time of inspection. No fnnctiQnal or physical
:inade
uacies were noted. Exterior is in need of paint No other repairs or modernization are
T:
recommended .
Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present In the Improvements, on the site, or In the
Immediate vicinity of the subject property.: See attached Comments on EPA Cleanup Site in the attached Addendum
>'
to the Appraisal.
Freddie Mac Form 70 6-93 12 CH. PAGE 1 OF 2 Fannie Mae Farm 1004 (6 93)
Aspen n E Appraisers, Lid (970) 925-1849
Valuation Section UNIFORwa--_SIDENTIAL APPRAISAL REPORT File No. 6802
cc`
D'
I]R
P:
ESTIMATED SITE VALUE _ $ �Q Q
ESTIMATED REPRODUCTION COST -NEW. OF IMPROVEMENTS:
Dwelling 1,099 Sq. Ft $ 120. OQ =$ 131 . �$Q_
Decks 257 Sq. Ft ® $ 10,00 - 2-52-CL
o d 1.540_
Garage/Carport e/Carport �� Sq. Ft®S 25.00 - 15.4�
A
Total Estimated Cost Now -$ 151,425
Less Physical Functional Externalage/life
Depreciation 27.559 -$ 27.559
Comments on Cost Approach (such as, source of cost estimate,
site value, square foot calculation, and for HUD, VA and FmHA, the
estimated remaining economic life of the property): N
fit nclzional._ or economic obsolescen r
noted. Cost data it, based on local
buildin ___costs of similar home in the
area. Physical depreciation is figured
by t
Depreciated Value of Improvements -$ 123,866
'As -is' Value of Site Improvements ...... I • . _ $ 25,000
INDICATED VALUE BY COST APPROACH $ 9 - $ 598,866
ITEM SUBJECT
COMPARABLE NO. 1
COMPARABLE NO. 2
COMPARABLE NO. 3
€950
Matchless Drive
Address 81611
635 West Gillespie
81611
712 West Francis
81611
1225 Snowbunny Lane
81611
:..:
'. Proximityto Subject
12 Bl k
13 Blocks
1 Mile West
>.
Sales Price
4
$
<' $
$
'Price/
ross Llv. Area
$ 1
<:
Data and/or
Verification Sources
Assessor
Ins c ion
D d/MLS/D M:
Deed MLS/DOM:60
Inspect/Deed/DOM:700
?
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION + I-) $Adjustment
DESCRIPTION +(-)$Adjustment
DESCRIPTION +(-)$Adjustment
>`
or Financing
Concessions
ConvenSales tional�
Market
e Rate
Priv & Owner
Fingncing
Cash
Salt
:<:..
Date of Sale rime
11 1
/ 1
5 to
Location
Dunn/Bishop
West End -50,000
West En - 0.000
Snowbunny
>>
Leasehold/Fee Simple
Fee-SimpleFee—Simple
Fee SimpleFee
Simple
Fee Simplel
. Site
.18 Acre
8 Acre
.10 Acre
41 Acre 1 -7 .000
>'
view
o /Typical
/ i al �
G d/T i l 1
God/Tv i al I
<?
Design and Appeal
Victor
n m
Victor/Good
ntm
'::
Duality of Construction
Frame
Frame
Frame
Frame '
Age
188 R m
1 Rem
1 1 R m i
19 8 I +10,000
A.
Condition
Average
Averatze
Average
Fair +10.000
Above Grade
Total Bdms i Baths
Total Bdms Baths
Total Bdms Baths
Total Bdms Baths
Room Count
Gross Living Area
6 '3 '1
5 2 2 -5,000
1 83 Sq. Ft. -17,000
5 3 2 -5,000
1.423 sq. Ft. -8,000
5 3 2 -5,000
1,492 Sq. Ft. -1 0
1.099 Sq. Ft.
1)
It".
9a,^ment S Finished
l;uums Below Grade
None
1200 Sq. Ft.:
Part. Fin.-30.000
None
None i
'unctional Utility --Good
Good
Good i
Good '
Heating/Cooling
GFA
GFA i
GFA
GFA
>:
Energy Efficient Items
No Special
Thermo Windw -2 500
No Special
No Special
Garage/Carport
2 Car Garage
No Garage +10,000
No Garage +10.OM
1 Car C r r I +7,500
'•>
Porch, Patio, Deck,
Fireplace(s),etc.
Decks
Woodstove
Balcony
Fireplace 1 -1
Patios
Fireplace -1
Patios I
Fireplace -1 ,000
Fence, Pool, etc.
N H T
N H Tub
N H T
N H Tub
I
I
Adj. (total)
+ x 95 500
+x $ 4000
5
63Net 500
..
:?
>!`.C.�gmparison
Adjusted Sale s Price
1
of Comparable
o arable
P $ . $ #>£ $ 626
4
Comments on Sales Comparison (Including the subject property's compatibility to the neighborhood, etc.): See Commen S on Sales
Analysis in the attached Addendum to the Appraisal.
ITEM
SUBJECT
COMPARABLE N0. 1
COMPARABLE NO. 2
COMPARABLE NO.3
X.>:
Date, Price and Data None None None None
Source, for prior sales N/A N/A N/A N/A
re:narntappralsalAss Assessor Assessor Assessor
Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject and comparables within one year of the date of appraisal:
The subject property is currently under contract for $594,000.00 and is listed for sale for
635 000.00. The Droperty has not sold within the past 12 months.
INDICATED VALUE BY SALES COMPARISON APPROACH $ 595,000
INDICATED VALUE BY INCOME APPROACH If Appllcabie Estimated Market Rent $ /Mo. x Gross Rent Multiplier $
<:
This appraisal Is made I x I as Is' subject to the repairs, alterations, Inspections or conditions Ilsted below Li subject to completion per plans and specifications.
Conditions of Appraisal: Home appears to be in averaje condition and is appraised "as is". Certification
and S a.t.ementf Limitina Conditionsis attached
Final Reconciliation: Most emphasis has been given to the Sales Comparison Analysis Approach to Value
which is supported by theApproach Value, The Income Approach e not considered
p.Wnce
his is mostly an owner occupied area. The subject is appraised unfurnished.
M;
'•
The purpose of this appraisal Is to estimate the market value of the real property that is the subject of this report, based on the above conditions and the certification, contingent
and limiting conditions, and market value definition that are stated In the attached Freddie Mac Form 439/Fannie Mae Form 1004E (Revised ),
I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF March 2 1996
(WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO BE $ 595,000
APPRAI8 SUPERVISORY APPRAISER (ONLY IF REQUIRED):
SI ure Signature Did Did Not
Name Ben Munroe III Name Inspect Property
Date Report Signed April 02, 1996 Date Report Signed
:s
State Certification I State State Certification I _ State
Or State License t CRO 1314281 State CO Or State License t State
reddie Mac Form 70 6-93 12 CH. PAGE 2 Of 2 Fannie Mae Form 1004 (6 93)
Aspen R.E. Appraisers, Ltd. (970) 925 1849
File No. 6802
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- - -
Borrower Becker Alan K.
Property Address 950 Matchless Drive
_
City Aspen County Pitkin State CO zip Code 81611
Lender First Western Lending of Aspen
ITEM I SUBJECT
COMPARABLE NO. 4
COMPARABLE NO. 5
COMPARABLE NO.6
950 Matchless Drive
Address 81611
0173 Mc5kimming Road
81611
Proximity to Subject
1/2 Mile East
Sales Price
$ 594,000
''
Price ross Liv /G rea
A
S 4 04 .
5 9
4
S 0 4 7.7
Data and/or
Verification Sources
Assessor
Inspection
Inspect/Deed/DOM:33
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION +(-)$Adjustment
DESCRIPTION + I-) $ Adjustment
DESCRIPTION + I-) $Adjustment
Sales or Financing
Concessions
Cash Sale
F rni h u s ed -5,000
Date of Sale/Tlmet}:
02 / 95 Closed
Location
Dunn/Bishop
Aspen Grove I
I
Leasehold/Fee Simple
Fee Simple
Fee Simple
Site
.18 Acre
.44 Acre
;
View
Good/Typical
Good/Typical:
;
Design and Aeal
Victor/Good
Contm /Good I
I
1
Quality of Construction
Frame
Frame
Age
1888/Rem
1960/Rem
Condition
Average
Average
+
Above Grade
Room Count
Gross Living Area
Total Bdms Baths
Total Bdms Baths ;
8 312 - 5, 000
1.447 Sq. Ft. - 8 , 500
Total Bdms Baths ;
I I
Sq. Ft.
Total Bdms Baths '
Sq. Ft. }
6 13 1 1
1.099 Sq. Ft.
Basement 6 Finished
Rooms Below Grade
None
Crawl
Space
;
Functional Utility
Good
Good 1
1
1
Heallng/Cooling
GFA
GFA
1
Energy Efficient Items
No Special
No Special
;
Garage/Carport
2 Car Garage
No Garage 1 +10,000
1
1
Porch, Patlo, Deck
Fireplaces, etc.
Decks
Woodstove
Decks
2 Fireplace - 3 , 500
1
1
1
'
i
Fence, Pool, etc.
No Hot Tub
Hot Tub - 5 , 000
Net Adl (total)
+ x S 17 , 000
+ $
+ S
d I sled Sales Price
573.000
ox
Uate, Price and Data
Source for prior sales
within year of appraisal JAssessor
None
N/A
jAssessor
None
N/A
Aspen R.E. Appraisers. Lid. (970) 925 1849
ADDENDUM TO THE APPRAISAL
NEIGHBORHOOD:
The subject is located six blocks east of downtown Aspen where all
amenities can be found. The neighborhood boundaries are Smuggler
Mountain to the east, Red Mountain Road to the north and Highway 82
to the south.
The neighborhood contains a mixture of land uses dominated by 10 to
99 year old single family homes and duplexes. Other uses include
some condominiums, mobile homes and several lodges. The
neighborhood has historically been popular due to its close
proximity to town. Good cultural and recreational facilities are
found including bike paths, hiking trails, parks, open space and
museums. Transportation is provided by the city through the
Roaring Fork Transit Authority. The trend is upward in the
neighborhood with many properties undergoing remodeling and
upgrading.
The neighborhood is well liked and offers homes in a wide range of
value.
The neighborhood is located in the Roaring Fork Valley, a 40 mile
long valley running from Aspen/Snowmass Resort to Glenwood Springs.
A strict growth management plan in the resort area has resulted in
very high property values throughout the valley. Properties in the
subject price range and location are showing good demand currently.
COMMENTS ON EPA CLEANUP SITE:
The subject property is located in an Environmental Protection
Agency Superfund Cleanup Site.
This EPA cleanup involves mine tailings from Aspen's mining days.
The tailings in the area were found to contain high levels of lead
in the mid 1980's. As the Smuggler area was developed over the
years, the mine tailings were an easy source of fill dirt, thus the
distribution throughout the neighborhood.
The EPA and Pitkin County have been negotiating for several years
as to the extent of cleanup and financial responsibility.'
Although homeowners in the area may ultimately bear partial
financial responsibility for the cleanup of their own properties,
we can find no impact on the Real Estate Market in the area.
It is our understanding that potential buyers in this area are
provided with a disclosure statement regarding this problem and
potential liability for cleanup, however this does not appear to
have a negative impact on sales prices at this time.
It is our opinion that the present Real Estate Market in the area
is so strong that buyers are willing to overlook this problem,
therefore no adjustments are given to any properties regarding this
cleanup.
It is our understanding that the FNMA is presently accepting loans
in the Hunter Creek Complex.
A recent conversation with Mr. Tom Dunlop, Pitkin County
Environmental Health Officer has resulted in further information
regarding the EPA zone.
While the EPA zone is still in place, the administration of the EPA
zone has been placed in the Jurisdiction of Pitkin County.
ADDENDUM TO THE APPRAISAL
(2)
No cleanup shall be required at this time, however all soil must
remain in place. An attempt by a property owner to disturb any
soil within the EPA zone requires Pitkin County approval.
The EPA retains the right to once again take control of the EPA
zone if they feel Pitkin County is lacking in their control of the
zone.
FEATURES OF THE SUBJECT:
The subject property consists of a 1,099 square foot victorian
style residence built in 1888 situated on .18 acre site. Features
include entry, living room, kitchen, dining area and bath on the
main level, three bedrooms on the upper level and detached two car
garage. Views from the property are excellent.
Entry to dining room has wood floor and drywall walls and ceiling.
Living room has carpet floor, drywall walls and ceiling and
woodstove with ceramic tile hearth.
Kitchen has vinyl floor, drywall walls and ceiling and formica
cabinetry with formica counter top with oak trim. Appliances
include range/oven, garbage disposal, dishwasher and microwave.
Bath has carpet floor, vanity with formica counter top, tub with
ceramic tile wainscot and washer/dryer hook-ups.
Upper level has three bedrooms with carpet floors, wood beadboard
walls and drywall ceilings.
Detached two car garage has unfinished walls and ceiling, one
garage door opener and storage above.
Landscaping consists of lawn, fenced yard, spruce and aspen trees,
gardens and hot tub.
COMMENTS REGARDING HISTORICAL PRESERVATION DESIGNATION:
The structure on the subject property was built in 1888 and has
recently been designated Historical by the City of Aspen Historical
Preservation Committee (HPC). The property is protected and cannot
be demolished in any portion without prior approval from the HPC.
According to Ms. Amy Amidon of the HPC, it would be "nearly
impossible" to gain approval for complete demolition of the
structure on the subject property. With HPC approval, it would
t»wever be possible to add on to the existing home and/or restore
the existing structure. The structure may not be removed from the
subject site although it may be possible to relocate the structure
within the site.
SALES HISTORY OF THE SUBJECT PROPERTY:
The subject property is currently under contract for $594,000.00
and is listed for $635,000.00. We are aware of no other market
activity of the subject property during the past 12 month period.
ADDENDUM TO THE APPRAISAL
(3)
COMMENTS ON SALES COMPARISON ANALYSIS:
The four sales used are the best recent sales available for
comparison.
There are currently no residences listed for sale in the Dunn
Bishop Subdivision.
Currently there are no listings in the Dunn Bishop Subdivision.
Comparable 1 is located 12 blocks west of the subject in the West
End area of Aspen. Negative adjustment is given for superior
appeal of the West End area, for additional bath, larger square
footage, partially finished basement, superior thermopane windows
and superior fireplace. Positive adjustment is given of lack of
garage.
Comparable 2 is located 13 blocks west of the subject in the West
End area of Aspen. Negative adjustment is given for superior
appeal of the West End area, for additional bath, larger square
footage and superior fireplace. Positive adjustment is given for
lack of garage.
Comparable 3 is located 1 mile west of the subject in the Snowbunny
Subdivision. Negative adjustment is given for *higher site value
due to this being a legal duplex lot, for additional bath, larger
square footage and superior fireplace. Positive adjustment is
given for older age, inferior condition and inferior one car
carport. Large site adjustment is unavoidable as this is the best
sale available. The sale is over 6 months old,,however there are
no more recent sales available.
Comparable 4 is located 1/2 mile east of the subject in the Aspen
Grove Subdivision. Negative adjustment is given for furnishing
value, additional bath, larger square footage, two fireplaces and
hot tub. Positive adjustment is given for lack of garage. The
sale is slightly over 12 months old, however there are no more
recent sales available.
I have reviewed the financing of the Comparables used in the report
and find no special financing terms which would require adjustment.
The four sales used are given equal weight in determining value.
::...:.:..:: .. y.:. :w::: •.
.............
�E�.�['3U1EMIDY,M
Borrower Becker_ , Alan K.
PropertyAddress 950 Matchless Drive
City Aspen County Pitkin State CO Zip Code 81611
Lender/Client First Western Lending of Aspen
Purpose of -the Appraisal
The purpose of the appraisal is to estimate the market value of the subject property. The
-function of the appraisal is to assist the lender in evaluating the subject property for _
federally related mortgage loan purposes.
Scope of the Appraisal
The scope of the appraisal is to estimate the market value of the subject property by
identifying the appraisal problem, analysis and data collection, highest and best use
analysis, land value estimate, application of the three approaches to value, reconciliation
and reporting a defined value.
Report of the prior year sales history for the subject property.
Is the subject property currently listed? Jx1Yes No List Price: $ 635 , 000 .
Has the property sold during the prior year? 1-1 Yes I i l No If yes, describe below.
The subject property is currently under contract for $594,000.00.
Marketing time
What is your estimate of marketing time for the subject property? 3 to 6 Months— Describe below the basis (rationale) for your estimate?
Marketing time is estimated by the "Days on Market" of closed properties reported by the Real
Estate Multiple Listing Services. Marketing times of similar properties in this area
typically vary from three to six months.
Non -real property transfers
Does the transaction involve the transfer of personal property, fixtures, or intangibles that are not real property? [xj Yes No
It yes, provide description and valuation below.
_The sales contract states the refrigerator and washer and dryer are included in the sale. No
personal property has been included in the value estimate.
Additional Comments
Additional Certification
1. The acceptance of this appraisal assignment by the appraiser was not based on a requested minimum valuation, a specified valuation, or an approval of the loan.
2. The appraiser certifies that the compensation for this appraisal is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value estimate, the attainment of a stipulated result or the occurrence of a subsequent event.
3. This appraisal has been prepared to conform with the Uniform Standards of Professional Appraisal Practice ('USPAP') adopted by the Appraisal Standards Board of the
Appraisal Foundation, except the Departure Provision, unless otherwise stated below.
4. The appraiser has disclosed within this appraisal report, or below, all steps taken that were neccessary or appropriate to comply with the Competency provision of the USPAP.
The Appraiser's Certification of Value and Contingent and Limiting Conditions are included in
the appraisal report.
Date: March 20. 1996 Appraisers)
Ben Munroe III CO Certified Residential 01314281
Date: Review Appraiser(s):
horn 953 Copyright (c) 1991,1992 Software for Real Estate Professionals Revision 1/92
SKETCH/AREA TABLE ADDENDUM
File No: 6802
S
Borrower/Client
U
Becker, Alan K.
B
Property Address
1
950 Matchless Drive
E
City County State lip Code
C
Aspen Pitkin Colorado 81611
.T
Lender
First Western Lending
14.4'
11'
Hadmam
12' Bednaam L��
I
� � 25.4'
M
P
nn
�
Hedraam
V
E_
14.4'
1i
UPPER FLOOR
F
N
11'
T
S
10, 14.4'
S
K
E
T
ninias 7 25.4'
C
21.4'
H
IIP Pan
Bath
k -A
25.4' 8'
18.4'
MAIN FLOOR
AREA CALCULATIONS SUMMARY
lint
Tub
25.8'
T-wo Car 24'
Garage
DETACHED GARAGE
SCALE: 1 inch = 16.00 feet
LIVING AREA CALCULATIONS
A
Area
Name of Area
Size
Totals
Breakdown
Subtotals
GLA1
Main Floor
601.16
14.40 X 25.40
365.76
E
Upper Floor
497.76
1098.92
11.00 X 21.40
235.40
A
P/P
Porch
110.00
14.40 X 25.40
365.76
C
Deck
147.20
257.20
11.00 X 21.00
231.00
A
GAR
Garage
619.20
619.20
-11.00 X 9.00
-99.00
L
C
U
L
A
T
I
O
N
S
TOTAL LIVABLE (rounded)
1099
1099
Becker, Alan K.
Address 950 Matchless Dri
First Western Lendina of Aspen
ON MAP
Stale CO
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Zip Code 81611
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Aspen R.E. Appraisers, I ld (970)925 I0A9
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Borrower Becker, Alan K.
Property Address 950 Matchless Drive
City Aspen County Pitkin State CO Zip Code 81611
Lender First Western Lending of AsDen
Z'INE X
7 181 ZONE
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UNINCORPORATED AREAS
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Aspen R.E. Appraisers, Ltd. (970) 925 1849
Borrower Becker, Alan K.
Property Address 950 Matchless Drive
City Aspen County Pitkin State CO Zi Code 81611
Lender First Western Lending of Aspen
i; _ .�.F. J
COMPARABLE #1
635 West Gillespie
81611
Price
$680 , 000
Price/SF
381.38
Date
11/95 Closed
rr Age
1959/Rem
Room Count
5-2-2
Living Area
1,783
Value Indication
$584 .500
COMPARABLE #2
712 West Francis
81611
Price
$660 , 000
Pr ice/SF
463.81
Date
09/95 Closed
Age
1910 /Rem
Room Count
5-3-2
Living Area
1,423
Value Indication $ 606 , 000
COMPARABLE #3
1225 Snowbunny Lane
81611
Price
$690.000
Price/SF
462.47
Date
06/95 Closed
Age
1958
Room Count
5-3-2
Living Area
1.492
Value Indication $ 6 2 6, 5 0 0
------------------
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QUALIFICATIONS OF APPRAISER
BEN HUNROE III
PROFESSIONAL EXPERIENCE
Firm: Aspen Real Estate Appraisers
P.O. Box 7639
Aspen, Colorado 81612
Term: June 1986 to Present
Title: President
Expertise: Appraisal of existing proposed
construction
including single family
residences,
condominiums, income properties
and vacant
land in the Aspen, Snowmass,
Basalt and
Carbondale area.
Firm: valuation Research Corporation
9590 West 14th Avenue
Lakewood, Colorado 80215
Term: June 1986 to 1990
Title: Associate Appraiser
Firm: Ben Munroe III
Term: 1974 - 1986 Aspen Area
Expertise: General Contractor/Builder
encompassing
all
aspects of Building industry.
RELATED EDUCATIONAL BACKGROUND
Colorado Mountain College Real Estate Courses:
Real Estate Appraisal
May
1986
Real Estate Practice
January
1988
' Real Estate Law
January
1988
Colorado Real Estate Law and Contracts
January
1988
Finance and Advanced Law
January
1989
Trust Accounts and Closing
January
1989
Colorado Real Estate Institute Course:
Real Estate Math February 1990
Real Estate Finance II April 1990
STATE OF COLORADO:
Colorado Real Estate Salesman License
#102320 February 1988
Certified Residential Appraiser August 1992
#CRo1314281 Expires 12/31/97
SOCIETY OF REAL ESTATE APPRAISERS:
Seminar on FNMA Appraisal Guidelines
and Newly formed Regulation October 1987
APPRAISAL INSTITUTE:
Course 102 - Applied Residential
Property Valuation
March
1991
Standards Of Professional Practice - A
April
1991
Course 1Al - Real Estate Appraisal
June
1991
Principals
Course IA2- Basic Valuation Procedures
June
1992
State Accredited Affiliate
November
1992
#012446884
standards Of Professional Practice - B
December
1992
URAR Report Seminar
October
1993
Understanding Limited Appraisal -
June
1994
Residential
Standards of Professional Practice -
Four Hour Update
August
1994
Four Hour FHA Seminar
February
1995
Fair Lending and the Appraiser
March
1995
THE SCOPE OF THE APPRAISAL
The purpose of the appraisal is to estimate the market value of the
subject property as defined herein. The function of the appraisal
is to assist the above named Lender in evaluating the subject
property for lending purposes.
APPRAISERS CERTIFICATION OF VALUE
The undersigned does hereby certify that, except as otherwise noted
in this appraisal report:
I have no present or contemplated future interest in the real
estate that is the subject of this appraisal report and I have no
personal interest or bias with respect to the parties involved.
To the best of my knowledge and belief, the statements of fact
contained in this appraisal report, upon which the analyses,
opinions, and conclusions expressed herein are based, are true and
correct.
The reported analyses, opinions, and conclusions are limited only
by the reported assumptions and limiting conditions, and are my
personal unbiased professional analyses, opinions, and conclusions.
I certify that to the best of my knowledge and belief, the reported
analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code
of Professional Ethics and the Standards of Professional Appraisal
Practice of the Appraisal Institute, and of the Uniform Standards
of Professional Appraisal Practice (USPAP).
I certify that my educational background, training, experience, and
that the adequacy of the research and analyses done in the
preparation of this appraisal qualify me to comply with the
Competency Provision of the USPAP.
No one other than the undersigned provided significant professional
assistance to the analyses, conclusion, and opinions concerning
real estate that are set forth in the appraisal.
I certify that the use of this report is subject to the
requirements of the Appraisal Institute relating to review by its
duly authorized representatives.
Ben Munroe III
Certified Residential Appraiser
Colorado License # CRO1314281
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Date Appraisal Prepared
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DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and
open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably
and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale
as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller
are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his
own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms
of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the
normal consideration for the property sold unaffected 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
are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area;
these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or
creative financing adjustments can be made to the comparable property by comparisons to financing terms offered
by a third party institutional lender that is not already involved in the property or transaction. Any adjustment
should not be calculated on a mechanical dollar for dollar cost of the financing or concessions but the dollar
amount of any adjustment should approximate the market's reaction to the financing or concessions based on the
appraiser's judgment.
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION
CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report
is subject to the following conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised
or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any
opinions about the title. The property is appraised on the basis of it being under responsible ownership.
2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements
and the sketch is included only to assist the reader of the report in visualizing the property and understanding the
appraiser's determination of 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 the appraisal report whether the subject site is located In an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees,
express or implied, 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.
5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the
improvements at their contributory value. The separate valuations of the land and improvements must not be
used in conjunction with any other appraisal and are invalid if they are so used.
6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the
presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that
he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated
in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or
adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would
make the property more or less valuable, and has assumed that there are no such conditions and makes no
guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be
responsible for any such conditions 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, the
appraisal report must not be considered as an environmental assessment of the property.
7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from
sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not
assume responsibility for the accuracy of such items that were furnished by other parties.
8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform
Standards of Professional Appraisal Practice.
9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to
satisfactory completion, repairs, or alterations on the assumption that completion of the improvements will be
performed in a workmanlike manner.
10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal
report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity
and professional designations, and references to any professional appraisal organizations or the firm with which the
appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage
insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any
department, agency, or instrumentality of the United States or any state or the District of Columbia; except that
the lender/client may distribute the property description section of the report only to data collection or reporting
service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and
approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising,
public relations, news, sales, or other media.
Freddie Mac Form 439 6-93 Page 1 of 2 Fannie Mae Form 1004E 6-93