HomeMy WebLinkAboutLand Use Case.CU.950 Matchless Dr.A106-98
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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
BOA ACTION
DATE CLOSED
BY
Approved by HPC
6/19/02
J. Lindt
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
Julie Ann Woods, Deputy Director 011/
Amy Guthrie, Historic Preservation ;;tir--
THRU:
FROM:
RE:
950 Matchless Drive, Becker, Conditional Use for 2m 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 maikd 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
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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 developm(mt 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 in fill 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 intimt 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 perm~ment community" by
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"increase(ing) resident housing." Also, the proposal is consiste:nt 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 sWTounding land uses, or
enhances the mixture of complimentary uses and activities in the inimediate 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:
services.
The unit will not have a significant impact on public facilities and
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.
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Response: The proposed con<iitional 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 De:sign Standards.
STAFF FINDINGS AND RECOMMENDATION: Community Development staff
finds that the application should be approved as submitted, with th(~ 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 AspenlPitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record th,~ 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 bumer 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 easement~, 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.
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10. The applicant shall consult with the City Engineer for df:sign 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 amendedl 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 ADD.
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
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,/ . Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
ConceptuaiSPA _ Conceptual HPC
Fil'1;aISPA .' .... FinalHPC
Conceptual PUD . V Minor HPC
Final PUD Relocation fiPC:;
Text/Map A.mend. " Historic: Landmark
GMQS exemption .,/ Oemo/Parti~1 Demo
ConaomiriiumizatfOn tJesign Rel/iew
Appeal Committee
8. Descrip~ion ofexi~ting uses (numperand typ~ ofexistingstr~ct~r~s,
approximat. e sq. ft., nUrnp~r 9f8~~rooms, any previous a~ailS granted to the
property)H1-S1"'Of2,IC-. ::SF-.;:,'b?~ F"!", ~ou .- ~c~I~Nc.E'
NOr-.) HI<;roTz"Ic.. 6p..~1.ie;; bd1 ~ t=="T." - u~~ ~ fA p..-eAl.Ae
9. Description of development application T::e"'iIA O~'~l+ ~oot:= ,"".' c::"--o...n-i-!-
~}1l.('" OP ~Arz,.!-dAe.: ~~N~ SLA~ 3': C!/~-rz.(.)c."- M:;:W
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I .." .. ....... .,.. .....d.
10. Have you completed al'1d attached the fO!lowing?
y~ Attachment1~ Land use applicatio~J9111l
'iJf!2 Attachment 2- Dimensional requirements form
~ Response to' Attachment 3
1e~ Response to Attachments 4 and 5
Exhibit 8
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A IT ACHMENT 2
DIMENSIQNAL REQUlREM:Ef:lTSFORM
Applicant A L-.4 1'1 -ge; CK E1<-
Address: Cf50 Ii1A "'-C.,'+-LeS<;" h~. ~,,~ L.DlI..fA,r.;L.cU<';
Zone district: 1< -- (p ""
Lot size: -=r-::;- 0 B "'SQ ~\. =-
Existing FAR: l \C\ 1-SQ ~!.(HO\)Se: cU:i~SG.~l.)+(c:"-7Arz.~e:: ~ If -:;Q 'F"i':)
Allowable FAR=-- 2.Lt6t" ,,' " '~ '
Proposed FAR: 'I.q t.fe.~'~"'lItOU~~b?;;S<s(, F""T")+-I.,A(Z.~~ ~ t.;~~, ~6~';Q 'fi)
Existing net leasable (commercial): "
Proposed net leasable (commercial):
Existing % of site coverage: 110 ' + r:r; 0
Proposed % of site coverage: 1-=+ , -:::":2.. ~ 0
Existing % of open space: 8>~, , & "70
Proposed % of open space: B '2. ' '~ 9 '70
Existingmaximum heightPrincipal,bl?9: I g I, :to Accesory bldg:' \ ' "J:.
Proposed max. height Princioal bldg: is':::' Accessory bldg:1 e,' :::
, Proposed % of demolition: ~O '1 Q (?Dtft7+C, A-rz.AtA~ ,').,)A-l.~ .... ~1=")
Existing number of bedrooms: - 0 -. ! N u A f2 ""fA ,r:::: ,-t- 3 IN !-l-o the'. '"' 3lDi"1I-(,..
Proposed number of bedrooms: \ \ N u A'!?f\.C,\:7' ~,~. U. + 31N H-Di.J"::e "=' +TOTjl.,L,...
Existing on-site parking spaces: ----=r " '
On-site-parking spaces required: f01Z- P<f'::.U - I F=oTZ- '..l.ou'SC,:" 2..
bUi'-It-J }SISI+OP
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Setbacks
Existing: Minimum required:
Front L os, 1T"_Ci AfA-(.<C Front '2";'-0 :.Jpv>,c
Rear: 6-;z.; -ro I,oAT'LAt.~ Rear:\D~O~6:c""AJZ.iI.t< <=:
Combined Combined
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Front/rear: lbO'1"o c.nA-t.eFront/rear: '30:"'0
Side: q ,-:z:;s: Side: 51
Side: =1-. oz..:;: Side: -=s I
Combined Combined I
Sides: ! ~ 1_ 'f Sides: I":;;
Proposed: ,
Front: ID":;' -?',A~f+.I.A~
Rear: ~2-' -!:l:.f fr'rZA-fA e
Combined
Fron:tlrear: . "57' 1 ~ ~ A1Z-A-tA 'C'
Side:, 01. 'Z.e; ,
Side -=1-.2-5 '
, Combined
Sides: ) b' - :+
Existing nonconformities or encroachments: ,~D N E G cA A'!'2.M...t e::
Variations requested:-'-C" \:1 :';-r' \f A ~ I /~ c.E: --0 l\ L..W~.L) : 9 '. D cj-r
PEi2- A. t" \J. 2bDNl j\j~
(HPC-has the ability to vary the iollowing requirements: setbacks, distance between buildings,
FAR bonus of up to 500 sq. ft.. site coverage variance up to 5%, height variations under the
cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and 0 zone
districts)
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Box 119 Woody Creek, Colorado 81656 USA
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Conditional Use Application!
Partial Demolition
Response to Attachment 4
l. 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
AD.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. NIA
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 AD.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 sid(: 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.
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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 AD.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 AD.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 ofthe proposed AD.U. will enhance the
existing property. The existing garage that is being added onto, is a
contemporary, square building on the rear ofthe lot. The design of the
proposed AD.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 AD,U.
E. N/A
F. The proposed AD.U. complies with all additional standards impose by
the Aspen Area Comprehensive Plan and any other requirements for a
conditional use permit.
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MEMORANDUM
To: Amy Guthrie, Planner
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Thru: Nick Adeh, City Enginee~a
From: Chuck Roth, Project Engineer ~12-
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 Survev - 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 ADUshould
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. Parking - 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.
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Exhibit C
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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 pennit 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 toa district main line. The new Al)U should have a separate
tap run to a district line.
9. Work in the Public Rieht-of-wav - 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 pennits 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
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MRR 13 '98 10:45RM RSPEN HOUSING OFC
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MEMORANDUM
TO:
FROM:
DATE:
Amy Guthrie, Community Development Dept.
Cindy Christensen, Housing Office
March 13, 1998
RE:
950 Matchless DriVe Conditional Use for an Accessory DwelUng Unit
ParcellD No. 2137.074-'12.003
REOUEST: The applicant Is l'EKluesting approval for an aecessory dwelling unit to be located
above an existing garage.
BACKGROUND: ACCOrding to Section 26.40.090, Accessory lM'8lllng UnItS. a unit shall
contain not less than 300 square feet of net livable area and not more 'lhan 700 square feet of net
livable area.
ISSUES: When the Housing OffIce reviews plans for an accessol'Y dwelling unit, there are
particular areas that are given special attel'llion. They are as follows: '
1. The unit must be a tOtally prfvateunit. whic:hmeans the,uhltmllst have, a privateentram:e
and there shall be no other rooms in this unit that need to be Lllifizec by tI1eindivlduals in
the principal residence; i.e., a mechanical room for the principal residence.
2. The kilc:hen includes a minimum of a lwo-bumer stove with OVl!n, standard sink, and a 6-
cubic: foot refrigerator plus freezer.
3. The unit is required to have a certain perc:en1aQe of natural light into the unit; La, windows,
sliding glass door, window \YellS. etc., especially if the unit isl,oc::a,tell, bel()W grade. The
Uniform Building Code requires that 10% oflhe floor area of a unit needs to have natural
light. Natural light is defined as lighfwhich is clear and open to the Sky.
4. Should the unit be used to obtain an FAR bonus, the unit MUllT be rented to a qualified
employee.
5. A deed restriction MUST bl!! recorded PRIOR to build"mg pElnnit approval. The deed
restriction shall be obtained froll1 the Housing Office.
RE.COMMENDATION: Staff recommends, approval of this unit as long, as conditions 1 through 5,
stated above, are met.
_rraI\tl50......,"""
Exhibit D
r-; ,
Chuck Roth, 02:13 PM 3;",6/98
~
, B,ecker ADU @ 95~, .6.1ess 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>
Sllbject: Becker ADD @ 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 ADD @ 950 Matchless Dr.
>
>Ryan, Lee & Chuck
>
>Ryan--When you see the building permit for this ADD can you ensure that
the
>utility connection permit includes a requirement fo]~ 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 leaE:e along with their
bill
>for water use. How will this ADD 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
[205.170.53.1] )
>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.cLaspen.co.us (8.7.3/8.7.3) with SMTP id OAA02370; Thu, 19 Mar
~ted for Amy GuthrJ.e <amyg@C'J..aspen.co.us>
1
~
I--ChuCk Roth, 02:13 PM 3/20/98
, Becker~ti @ 950
l""l
"-\;~:'):;)"::_--'
MaL1:Ch1ess
Dr.
1998
>14:40:52 -0700 (MST)
>>Message-Id: <199803192140.0AA02370@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: Bec~er ADD @ 950 Matchless Dr.
>>Content-Type: text/plain; charset~nus-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.
>>
>>
>>
>
>
>
~inted for Amy Guthne <amyg@cJ..aspen.co.us>
2
; ~
r-,
I""""
DRAFT
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.
3. Drainage - Site drainage for both the primary residence and the ADU should be detained on site
in 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.
j
,
3
""
1"1
5, Sidewall\,. 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 iIi 1999.
The Alpine Acres Subdivision homeowners should be req[uired 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 th~ 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 dlepartment (920-5130) for
mailboxes, street and alley cuts, and shall, ?btain 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
98M79
4
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~gt:
APPRAISAL OF
,~I
THE PROPERTY LOCATED AT
950 MATCHLESS DRIVE
ASPEN, CO 81611
as of
MARCH 20, 1996
for
FIRST WESTERN LENDING OF A,SPEN
117 South Spring Street
Aspen, Colorado 81611
by
ASPEN R.E, APPRAISERS, LTD.
P.O. Box 7639
Aspen, CO 81612-7639
. j.\:,
"
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Aspen R.E. Appraisers, Ltd.
P.o. Box 7639
Aspen, CO 81612-7639
(970) 925-1849
j
April 2, 1996
First Western lending of Aspen
117 South Spring Street
Aspen, Colorado 81611
RE:
Property -
950 Matchless Drive
Aspen,CO 81611
Becker, Alan K.
6802
Borrower -
File No.-
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, includinll 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; ifl may be of further service to YC1u in the future,
please do not hesitate to call on me.
Respectfully submitted,
Aspen R.E. Appraisers, Ltd.
~,
Ben Munroe III
CO License #CR01314281
A:;penRE.Alllllatsflrs.ltd. (910)92S-1849
t""\ A
ProDerlV Descrlotlon UNIFc.. " .. ..lESIOENTIAL APPRAISAL REPOR _ File No.
r; PropertvAddress o,n M-+nhl""s Drbre, , ,Cllv....";;;~ ,', ~~;~tv ;~tk~I:COd. 81611
:,:, LeaalDescrlptlon Ln+ 4A D"nn-'Bishon Ln..~"lh . u
1 PIN n:c17 u_ d ----.c. TaxV.a' 100' RE Taxes S 1jlH llF.Sp.claIASsoSsm.nls $Nnn"
"ij Assessor's arce o. 7':t _n7h_n") _nn":l ,. . .. ... ~...
l!i Borrower B"cker Alan K, Current Owner Bishon Chi" Occupant: Ix lownar I I T.nanl I I Vacant
I:~I' Prop.rty tights apprals.d I x I Fea Slmpl. T I Laasohold ProleclTyp. I PUD I Condominium (HUDNA only) HOAS None /Mo.
,'," N.lohborhoodorProlectNam. ll"nn/Bi"hop Lot S~lit MapR.fer.nce N/A ConsusTracl 9627
;" Salo Price $ ~ Q4 nnn Dal. of sal. N I A Description and S amount of I?an charges/concessions to b. Dald bv soller N I A
LenderlClI.nt 111r"1- T_"nn1nn Address 117 ~~nr1!}g St.. ASpe!L.CO 81611
.~ .
Appraiser AS en REAM rais"rs Ltd Address P O. Bnx 7639 Asneri Colorado 81612
~, location Urban L Suburban I-- Rural Predomlnanl ~wrs~ tamlly houlll~E Pre.lnlland 1118 % laRd USI chanoe
t Built up i Over 75% _ 25-75% I- Under 25% ~pancy $ (000) (yrs) On. Family 7' [Xl Not Uk.ly 0 Ukely
Growth Rate Rapid x Stable Slow x Owner - 1. "'0 low -'0 2-4lramlly ~ 0 In process
,,' Property values : IDcreaslng :: Stable t: Declining ::: Tenant ,"~",~TT "I"h ::~,. MulU-famlly -;-n To:
Demand/aupply I-- Shortago .& In balance l-- O.er supply fA Vacant (0-5%) mWij Predominant ElMi,: Commercial ~
Marketlngt\me Under3rnos. x 3-6 mos. Over 6 mos. Vacant (0'l9r5%)1 5 MIL 5 Vacant 5
: No18: RacI and Ihe racial compocltlanonhe ..elghborhooda'lInalappralsallactc:ir.. .,
Nelghborhoodbounda~esandcharacterlsllcs: The neighborhood boundaries are the Ros,rinn Fnrk VAll-u ...i+h the
,> nn1f ~-urse to the west andth~ Mountai~ Valley Subdivision t:o +h" "a"~
FaclOrs that affect the marketability of the properties In the neighborhood (proximity to employment and amenities" employment stability, appeal to market,etc.):
, ar" nn aAv"r~" fa"1-nr" whi"h "hnnln Aff_n+ +h- ~ 's mark'~'1. 'li ~v lJ"inhbnrhonn"
,;,lwl1-hin +h" Rnar1nn Fnrk VAl10v ";oni'in".l1';..h;;;" ai;';~anA nri"e J.r,creases due to th"
.. 'InrnT1mi1-V nT +h" r"~nrt ann nrimArV "mnlnvm"n1- Ar--~ nf A~pen and Sn Villa~" Th"
" " _ ,n
, "~nh 1",,1- hA" nnnn M~MS ,to all necessary supnorting facilities includi~g schools. shop inn
? "mnlnvm"n1- ann nnen space. The area offers excellent view~ &re~.l!l1;iona;L-,9.p.p.9..tll!nities..~___
$.. Market condlOons In Ihe subJecl neighborhood (Including support for the above conclusions related lot~,elrend of proPertY values, demand/supply, and markellng time
,
. .::~ _. such as data on competitive properties for sale In the neighborhood, description of the prevalence of sales and financing concessions, elc.):
'..' A"n"n Ar"A han ~hown strong and steady market aooeal. Aspen i,: 0 ~on "ki r""nr~ A" well
M A" 1-h" mA 1 n "mn1 nvm"n+ ~-n+!tl:-for the Roaring Fork Valley. See CO"II!l'nts on Sales Comparison
, {I ^...1.~i" in 1-h" h"n Ann"nnnm to the A01U1illl. proo!Lcties in ..t.he area ar" ""11inn ...,,11
@]' Tnr na"h nr w11-h ntional financing with the ty~ical buyer oayln" 0-3 noints.
$ .,
';';" Prollcllnformallon for PUD. (If applicable) -- Is the developerlbullder In cantrolof Ihe HomeOwners' Association (HOA)? . U Yes W No
Approximate total numlltr of uDlts In the subject project N / A . Approxlmale lotal number of unit. lor .ale In the .ubJect projecl N / A
.;;t Describe common elements and recreational facilities: N I A
'''' Dimensions Survey Not Provided for Review ~ TDpogmphy Si+" i~ L",."l
~,,:' Site area .18 Acre Corner Lot ~DNo Size Typical of Are/,!
J.\~ SpeclflczonlDgclasalficalloDanddescrlptlon H With R-6 llnn"rlvinn* Shape 'l'vni"Allrrr-~"lar
.:.:<_: Zoning compliance [i] tegal,vA"LegalnOnConfOrmlng (Grandllllleredllsel D Illegal D Nozonln; Drainage No Problems Noted
, t~J Highest & best use as Improved: r;I Present use h Other use (explain) View Gond/Tvni"al
% Ulllltlel P.'!'>"c Olher OIl'llte Improvemonts Typ. ~IC P~I' Land""plng See Att-a"h"d
.~. Electrlclty.A. Street _Imoroved Gravel ~ r-- Drlv8wllySurface J..mproved Gravel
ilfu Gas,A Curb/guller None _ I- Apparel1leasements Non" nnt"n
:,!,;,; ;a~~~sowar ~ ::~:~~::hts =~~: ~ :: :~:~:::::lal~OdHalBrdAreaMaPDalF~~~olli~o
~" Storm sewer Non" All.. Nnn" FEMA MaD No. CO-204';-
:':;'
Comments (apparent adverse easements, encroachments, special assessments, slide areas, lUegal orlega! nonconforming lonlng use, etc.): No adverse
'-~_QDQ~ions or encroachments were observed. Normal utility ease~:g are assum"A *Hi"+nri"
with Medium Densitv Residential Underlvinn,
'!if GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION
::;:!':
.. No. of UDlts 1 Foundation Conc rete Block Slab None
::::3' No.ofStortes 2 exterior Walls Lao Wood CrawlSpace Yes
< Typ. (D.l./All,) D"1- !:FR Roof Surface Gal. Metal Basem.nt Nnn"
:;~ DeslgD (Slyl.) Vi"1-nriAn Gullers & Dwn.pts. SYf. Ovhang Sump Pump -Hlme
IiI;' Existing/Proposed Existing Window Typ. W~bl Hunll O.mpness .-fu!.1ll\
>; Age (Yrs.) 18BB/Rem SlormlScreens None Settlement ~e
:: -:. Effective Age lYra.) 10 Manufactured House No Infestation None
,':, ROOMS Fover Llvlno Dinino Kllchen Den Famllv Rm. Ree, Rm. Bedroom.
~ ;
.. Basemenl
tD_..l8veI1
I~il Level2
INSULATION ~
Roof !.lliKN I--
Ceiling UNKN I--
Walls UNKN I-
Floor !.l!ili!L I--
None _I--
Unknown ~-5- t..X
ASMD
AroaSq,Fl.
Nnn"
601
498
if:
tl~) Finished area abovl grade contains: 6
"" INTERIOR Materlals/Condlllon HEATING
: i, Floors Caroet/Vinyl/Wood Type F A
W Wells Drvwall Fuel Nat~~
ft. T,lm/Flnlsh t.lnnA Ipain+ CondlllDn Workina
@' Balh Floor "a r""+ COOLING
if: Bath Wainscot CerAmi" Cenlral ...fuU!!'!_
r Doors ri"n other None
i Int. in Av". Condition. CDndltlDD N/ A
'm. Additional fealures (special energy efflclenl Items, etc.): S~e
'~, th" Annraisal.
.~ ~ CondlDon of the Improvements, depreciation (physical, functional. and external), repairs needed, quality of construction, remodeling/additions, etc.:
:', Th" home is in av"rane cnndition at the ~ime nf ins""c+inn No functional or nhvs~l
inadpnuacies wer" noted Exterior is in need of naint No other renairs or modernization
',* r""nmm"nn"n '
'$
;i Adverse environmental conditions (such as,
:~: Immediate vicinity of the subject property.:
Mto the Annraisal.
~
.,
~ '..,.
BASEMENT
Area Sq. Fl.
% Finished
Ceiling
Walls
Floor
Outside Entry
-Rcw"
N/A
N/A
_tUA
.Jl..i..f>
N/A
'!lalhs
Laundrv
Other
Ar"a
1--
1
1
1
3
6802
Rooms;
3 BedroDm(s);
KITCHEN EQUIP,:..- ATTIC
RefrIgerator r- None
Range/Oven ~ Stairs
Disposal J,JS. Drop Stair
Dishwasher fA Scuttle
FanlHood f- Floor
Microwave ~ Heated
Washer/Dryer Finished
Features of the Subiect
Balh{s); 1 099 Square Feet of Gross living Area
AMENITIES ~ CAR STORAGE:
~ Flreplacel:s) 1W~1oA None 0
i-- Patio None Garage
_ oeck _Yes x Altached
_ Porch _Yes x D.tached
_ Fence _N2..QL_+_ Bullt-ID
_ Pool _None Carport
Driveway
Prorierty in the at~ached
1
lofears
None
2 Car
Nnn"
Nnn"
Yes
Addendum
are
but not limited to, hazardous wastes, toxic substances, etc.) present In the Improvements, on the slle, or In the
See attached Comments on EPA Cleanuo Site in the attached Addendum
Freddia Mac Form 70&-93
12CH,
P!\GE ran
Mll8nRE.Appraisors,Lld. (970)925-1849
FannfeMI8 rorrn 1004(6.93)
"
'\ ~
:1
Deed/MLS/DOM:60
DESCRIPTION +(-) $ Ad;ustment
Priv & Owner]
Financin17 :
0010' "l;:;~DAi
WD~'" EnA :
FDD SimnlD :
.10 Arorf!3 i
Good/T"ni~'l:
Virotnr/Good l
Frame 1
19ln/Rem :
Avprage :
Total: Bdms i Balhs 1
Insnec-t/Dood/nOM:7no
DESCRIPTION + (-) $ Adjustment
Cash !
Sale l
i n6/0'(~ln"DA i
-,n nnn Snnwb'mnv :
FDD '::imnlp :
41 A~rp. ! _7' nnn
r.noA/'l'vniral:
"nntm-';" " :
Frame !
1958 :
Fair :
Tota! : Bdms : Ballls i
- 5.000 5 : ~ 1 2 1
-" noD 1 492 Sq.Ft.:
Rt
It
.:-:.~:
m ITl'M SUBJECT COMPARABLE NO, 1 COMPARABLE NO, 2
::]~1 Date. PrIce and Data None None None None
i'il Source, for prlorsal.s N I A N I A N I A N I A
:,;:, wllhln y.ar of appraisal A~~os~or A"sp"snr As"e""nr Assps"or
:11 Analysis of any current agreement of safe. option, or ilstlng'of the slIbject property and al1alyslsofany prIor sales of sLJbjectand comparables wlthln one year of the date of appraisal:
'-/ilThe subiect nronert" is currentlv under contract for ~594 000.00 alld is listed for sale for
WlS635 000.00. The nronertv has not sold within the nast 12 months.
I INDICATED VALUE BY SALES COMPARISON APPRDACH $ '95 000
tt INDICATED VALUE BY INCOME APPROACH flfAPPllcabr~; E~tl~~~~d M~rk~t R~~t$"""""""""'" iM~:~'G~'S~'R~~;M~iti~lI~~""""""" '" $~11 ^
;~~~: This appraisal Is made W 'as Is' LJ subject to the repaIrs, alteratlons, Inspections or conditions listed below LI. subject to completion per plans and specifications.
tnt CondttlonsofAppralsal: Home anDears to be in averaae condition and is anoraised "as is". Certification
'II) and ~~.~ mDn'" of Limi"'ina Condi-ti^n~ is o+"'ached
I' ~~~~~on:~tlon: Mo~~m~~a:~: ~:=-tb:::r~~~~n...~() v~~~e Sa1;~p e~:~::;s~:llC:::=~s!.:/::~n;~~,,~~ p~:~ u~
i~ "in~D "'his is m^~"'l" an owner oc~"nie" aro' ThP "lib ject is apnraised unfurni"hpd.
!:~ilil 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
I and limiting conditions, and market value definition that are stated In the attached F,reddle Mac Form. 439/Fa~~leMa~F,~rm 1004~(Revlsed ).
It 1 I (WE) ESTIMATE THE MARKET VALUE, AS DefiNED, DF THE REAL PRDPERTY THAT IS THE SUBJECT DF THIS REPDRT, AS OF Marrh 2n lQ9"
"""
I: (WHICH IS THE DATE DF INSPECTIDN AND THE EFFECTIVE DATE DF THIS REPDRT) TD BE $ 595. DOll
,~APPRAIS~ _, SUPERVISDRY APPRAISER (DNlY IF IIEQUIRED):
:~;:~ Sl~~=___ Signature
.....'. ~
m Name Ben Munroe III Name
Iii:' DaleR.portSIgn.d April 02. 1996 Oat. Report Signed
'.W State Certification # State State CertIfication I
'::": Or Stat. L1cens. # eRO 1314281 Stat. eo Or State Ucense'
-5,000
-17'nno
5 : 1 :2 :
1 421 Sq, Ft. ,
,
,
,
None i
,
Gond :
GFA i
No Snecial ,
,
No Garase ,
,
Patios i
Firenla~e
No Hot T"l, ,
,
,
:
-2 500
+10 000
-1 nnn
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FreddlllMac Fllrm 70 6-93
12CH.
PAGE 20F2
Aspen R.E. Appraisers. ltd. (910)925.1849
+10 onn
+In 000
-5.000
-10 ono
+10 -nno
,
,
,
,
None :
ir.ood :
,
GFA :
No Sneri.l :
1 ear e'rnrt:
Patios 1
FirDnla~e i
No H^'" T"l, :
-1 Don
+=1' 5nO
-1 non
63 500
62" ,nn
COMPARABLE NO.3
o Old DOldNot
Inspect Property
State
State
Fannie Mae Form 1004(6.93)
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tNiM@FM@*MWiW1ii:MMMiiWMMglW@WJMilUNN~lillttlQN4lt:t!roM:lM;Rl\'I:UIJl$MWmW;M4;IT@WnWMMiW@immMMMfilWil@ilMiMWMMWl
Borrower Becker, Alan K.
ProD.rIY Address 950 Matchless Drive
City Aspen County Pitkin Sial. CO Zip Cod. 81611
lender First Western Lendinlt of Aspen
ITEM I SUBJECT COM PARABLE NO, 4 COM PARABLE NO. II COMPARABLE NO.6
950 Matchless Drive 0173 McSkinuning Road
Address 81611 81611
Proximity to Subj.ct W#f-~f{iff.i!#t?MWt~ 1/2 Mile East
Sales Price $ 594 000 ~$'1:'M4@~~tilir:~@ $ 590,000 H%MM&MJ.~;M@im $ ;!!i:~;;~Vt%{%1M~Wt@~1J $
Prlca/Gross Uv. Area $ 540.49 [/J $ 407.74 [lJ.IH~Wqf:ili1i.fMit}W' $ [/J 1@$@!tMJgUNti$ rJJ WJ#tMw~~Wmn1
Data and/or Assessor
VerificatIon Sources Inspection Inspect/Deed/DOM:33
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION + (-)SAdjllslmenl DESCRIPTION + {-)SAdjllslmenl DESCRIPTION + (-ISAdltlstment
Sales or Financing Cash Sale , t ,
, ,
, ,
Concessions Furnished , -5 000 ,
, ,
02/95 Closed! ,
0.1. of Sal.mm. ,
,
locatIon Dunn/Bishop Aspen Grove , ,
, ,
L....holdlF.. Slmpl. Fee Simple Fee Simple I ,
,
,18 Acre .44 Acre , ,
Sit. , ,
,
VI.w Good/Tvnical Good/Typical: ,
,
Design and Anneal Victor/Good Contmn/Good , :
,
QualllY of CDnstr"UDn Frame Frame , ,
, ,
, ,
AD. 1888/Rem 1960/Rem , ,
, , ,
Condition Averalte Averalte , I :
,
I , ,
Above Grade Tolal "'ms Balhs Tolar "'ms Balhs Tola! "'ms Balhs , Tolal "'ms Balhs :
, ,
Room Count 6 , 3 , 1 8 , 3 , 2 , -5,000 : , : , : ,
, , , , , , , ,
Gross lIvlna Area 1 ,099 Sq, Ft. 1 ,447 Sq, Ft. , -8,500 Sq.Ft. , Sq,Ft. ,
, , i
Basement & Finished Crawl , ,
, ,
, , ,
Rooms Below Grade None Snace : , :
,
FunctIonal Ulllltv Good Good , , ,
i , ,
H.atlnglCDOllno : ,
GFA GFA ,
, , ,
Energy EfficIent Items No Snecial No Snecial I I :
G.,ag./Carport 2 Car Garalte No Garalte : +10.000 , ,
, ,
, , ,
Porch, Patio, Deck Decks Decks I , ,
: ,
, ,
Fireplaces, etc. Woodstove 2 Fireplace : -3,500 I ,
,
Fence, Pool,etc. Tub Hot Tub , -5 ,000 , ,
No Hot , , ,
, ,
I , ,
, ,
N.t ~dUlolal) '."a':. Ixl- $ 17'OOOjllii[$ I I + I I- S
+
'\dJusted Sales Price .tiiltll~ 1!li'~I'I~il~illl
".:, "", 573,000
Oate, PrIce and Data None None
Source for prIor sales N/A N/A
within year of appraIsal Assessor Assessor
File No
6802
Aspen R.E. Appraisers. lid. (910)925.1849
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ADDENDUM TO THE APPRAISAL
( 1)
NEIGHBORHOOD:
The subject is located six blocks east of downto~ln 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, park!l, open space and
museums. Transportation is provided by the CJity 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 ,raIley, a 40 mile
long valley running from Aspen/Snowmass Resort to (Henwood 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 EnvironmEmtal 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 de'li'eloped 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
financial responsibility
we can find no impact on
the area may
for the cleanup
the Real Estate
ultimately bear partial
of their own properties,
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 doe:s 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.
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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 oWnE~r to disturb any
soil within the EPA zone requires Pitkin County approval.
The EPA retains the right to once again take ccmtrol 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 formic a count'~r 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 DESIGNJlTION:
The structure on the subject property was built in 1888 and has
recently been designated Historical by the City of J\spen Historical
Preservation Conunittee (HPC). The property is probected 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
however 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.
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ADDENDUM TO THE APPRAISAL
(3)
COMMENTS ON SALES COMPARISON ANALYSIS:
The four sales used are the best recent sale!s available for
comparison.
There are currently no residences listed for s:ale 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 gi,ren for superior
appeal of the West End area, for additional bath, larger square
footage, partially finished basement, superior th:ermopane 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 giv'en 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 subjE!ct 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 thE!re are no more
recent sales available.
I have reviewed the financing of the Comparables us,ed in the report
and find no special financing terms which would require adjustment.
The four sales used are given equal weight in dete,rmining value.
tl*JJJI~~tili~~f~r'llli1~~t;f'I'lt!illrjjt!Mj;~Mi!i~~~llll~I,II,r]'lil,II,llillit~~l
.J1J'fl':::::~:': . .lli]l~li~lf~I(4fJjli"f:1~~i\11
Borrower Becke r, Al an K.
Property Address 950 Matchless Drive
City Aspen County Pitkin
Lender/Client First Western Lending of Aspen
I!!iWp~iiQt\liil'\W'iiiii\itII .'.'..,..../IIIIS.,)).)..;,.,.,.." .,',',',
The purpose of the appraisal is to estimate the market value of the
function of the appraisal is to assist the lender in evaluating the
federally related mortgage loan purposes,
$PIl"!iQOliilApfiWiC')'Ii <, " '" "'.,.'
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,
Slate CO
Zip Code 81611
subject
subject
property. The
property for
Is the subject property currently listed?
Has the property sold during the prior year?
The subject property is
List Price: $ 635,000.
Yes x No If yes, describe below,
currently under contract for $594,000,00.
What Is your estimate 01 marketing time forthe subject property? 3 to 6 Months
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.
Does the transaction Involve the transfer of personal property. tixtures, or intangibles that are not real property?
If yes, provide description and valuation beiow,
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,
1, The acceptance 01 this appraisal assignment by the appraiser was not based on a requested minimum valuation, a specified valuation, or an approvaf of the loan,
2, The appraiser certifies that the compensation lor this appraisal is not contingent upon the reporting of a predetermined value or direction in vafue that favors the cause 01 Ihe
client, the amount 01 the value estimate, the attainment of a stipulated result or the occurrence 01 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 discfosed within this appraisal report, or below, alf steps taken that were neccessary or appropriate to comply with the Competency provision 01 the USPAP,
The Appraiser's Certification of Value and Contingent and Limiti.ng Conditions are included in
the appraisal report.
Dale: March 20, 1996
APpraiSer(s)~'
Ben Munroe III
CO CertIfied Residential 01314281
Date:
Review Appraiser(s):
Form 953
Copyright (c) 1991,1992 Sollware for Real Estate Prolessionals
Revision 1/92
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SKETCH/AREA TABLE ADDENDUM
Borrower jClient ,
"Becker,
Property Add',e.. ' " '
, '950 Matchless Drive
I
M
p
R
o
V
E
M
E
N
T
S
14.4'
11'
BedmlllJU.
12' BlO!room l.
25.4'
11'
g' .Dedmam
14.4' [;]
, UPPER FLOOR Tub
S
K
E
T
C
H
14,4'
'I
~15.B'
'I
Li'riD,r
21.4'
25.4'
T..... Car
, c....ap
24'
A
BRth .. ' Kildum
~Ilu.~
25.4' ~ ~ 8'
18.4'
MAIN FLOOR
DETACHED GARAGE
SCALE: 1 inch = 16,00 feet
LIVING AREA CALCULATIONS
,Breakdown
Subtotals
14.40
11.00
14.40
11.00
-11.00
X 25.40
X 21.40
X 25.40
X 21.00
X 9.00
". ,"
365..76
235.40
365.76
231.00
c99.tio
TOTAL LIVABLE (rounded)
" 1099 I
1099 'I
ASPEN
ATEAPPRAISERS,l .
APEXSOFlWAR 210-699-6868
orm n8)(2000
",."", 0" " , f'') FileNo, 6802
?il!If,ltlltl~;!lfii~'I;\!t~~j/IJlfj~jllllllll,111111I111~r\li;r"hM;~'lll';iljll~I'ltJifll",lrll1lr1il'lJf"~'~lll
Borrower Becker, Alan K, ' ..,.. ,'.. ".., ,."
Properly Address 950 Matchless Drive
CI As en Coun State CO Zi Code 81611
lender First Western Lendin of
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Aspnn R.E. Appraisof3, lid. (970)925.1949
File No,
6802
Borrower Becker Alan K.
Pro er Address 950 Matchless Drive
Ci As en Coun
Lender First Western Lendin of
..........:;!l.irfl1~f'lill'ilfri.
Slale CO
Zi Code 81611
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PITKIN COUNTY
UNINCORPORATED AREAS
080287
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Aspen R.E, Apprlisers, ltd. (970)925-1849
"'7jIIIIIIIII'JI'III,I~iIJ;!:F~lll!Il'j)j~ifJlIlfll.ll'j[;r~J~I~i~i$jf~ilrt~!
State CO
ZlI>Code 81611
FRONT OF
SUBJECT PROPERTY
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REAR OF
SUBJECT PROPERTY
,
STREET SCENE
Slate CO
Zip Code 81611
COMPARABLE #1
635 West Gillespie
81611
Price
PricelSF
Date
Age
Room Count
living Area
$680,000
381. 38
11/95 Closed
1959/Rem
5-2-2
1,783
Valul lodlcallon
$584,500
.,....
COMPARABLE #2
712 West Francis
81611
Price
Price!SF
Date
Age
Room Count
living Area
$660,000
463.81
09/95 Closed
1910/Rem
5-3-2
1.423
Value Indication
$606.000
COMPARABLE #3
1225 Snowbunny Lane
81611
Price
Pr icelSF
Date
Age
Room Count
Living Area
$690,000
462.47
06/95 Closed
1958
5-3-2
1,492
Valul Indlcallon
$626.500
Slale CO
Zip Code 81611
COMPARABLE #4
0173 HcSkimming Road
81611
Price
Price/SF
Date
Age
Room Count
living Area
Value Indica lion
$590,000
407.74
02/95 Closed
1960/Rem
8-3-2
1,447
$573,000
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Becker Alan K.
950 Matchless Drive
Coun
Western Lendin of
State CO
--
lip Code 81611
DETACHED GARAGE
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QUALIFICATIONS OF APPRAISER
BEN MUNROE III
PROFESSIONAL EXPERIENCE
Firm.
Aspen Real Estate Appraisers
P.O. Box 7639
Aspen, Colorado 81612
June 1986 to Present
Term:
Title.
President
Expertise:
Appraisal of existing proposed
including s~ngle family
condominiums, 1000me properties
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
aspects of Building industry,
RELATED EDUCATIONAL BACKGROUND
Colorado Mountain College Real Estate Courses:
Real Estate Appraisal
Real Estate Practice
Real Estate Law
Colorado Real Estate Law and Contracts
Finance and Advanced Law
Trust Accounts and Closing
Colorado Real Estate Institute Course.
Real Estate Math
Real Estate Finance II
STATE OF COLORADO:
Colorado Real Estate Salesman License
#102320
Certified Residential Appraiser
iCR01314281 Expires 12/31/97
SOCIETY OF REAL ESTATE APPRAISERS:
Seminar on FNMA Appraisal Guidelines
and Newly formed Regulation
APPRAISAL INSTITUTE.
Course 102 - Applied Residential
Property Valuation
Standards Of Professional Practice _ A
Course 1A1 - Real Estate Appraisal
principals
Course 1A2- Basic Valuation Procedures
state Accredited Affiliate
#012446884
standards Of Professional Practice _ B
URAR Report Seminar
Understanding Limited Appraisal _
Residential
standards of Professional Practice _
Four Hour Update
Four Hour FHA Seminar
Fair Lending and the Appraiser
construction
residences,
and vacant
encompassing
all
May
January
January
Januar:y
Januar:v-
Januar:y
1986
1988
1988
1988
1989
1989
February 1990
April 1990
February 1988
August
1992
October 1987
March 1991
April 1991
June 1991
June 1992
November 1992
December 1992
October 1993
June 1994
August 1994
Februar~' 1995
March 1995
-
'~
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,
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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 VALU~
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 stutements of fact
contained in this appraisal report, upon which the analyses,
opinions, and conclusions expressed herein are basled, 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 Profesl~ional 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 analyse,s 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
requirements of
duly authorized
the use of this report is subject to the
the Appraisal Institute relating to review by its
representatives.
~
()q 0<-' q l::,
Date Appraisal Prepared
Ben Munroe III
Certified Residential Appraiser
Colorado License * CR01314281
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DEFINITION OF MARKET VALUE: The most probeble price which e 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 ofa sale
as of a specified date and the passing of title from seller to buyer under conditions wh1ereby: (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 (S) 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 salescorncessions. 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 ma.de 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 thEt property being appraised
or the title to it. The appraiser assumes that the title is good and marketable and, then:Jfore, will not render any
opinions about the title. The property is appraised on the basis 01 it being under responsible own,.rshlp.
2. The appraiser has provided a sketch in the appraisal report to show approximate dimem;ions 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 apl:>raisal 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 condiltions of the property or
adverse environmental conditions (including the presence of hazardous wasles, toxic SubstiOnces, 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. ThEt 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 provid,.d for In the Uniform
Standards of Professional Appraisal Practice.
g. The appraiser has based his or her appraisal report and valuation conclusion for an appr.,lsal thai 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 wrlllen consent before the lender/client specified In the appraisal
report can distribute the appraisal report (including conclusions aboul 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 finan"lal Institution: or any
department, agency, or instrumentality of the United States or any state or the District of Golumbia; except that
the lender/client may distribute the property description section of the report only to data collection or reporting
servlce(s) without having to obtain the appraiser's prior wrillen consent. The appraiser's wrillen consent and
approval must also be obtained before the appraisal can be conveyed by anyone to the publi(~ through advertising,
public relations, news, sales, or other media.
Freddie Mac Form 439 6-93
Page f of 2
Fannie Mae Form 10048 6.93
.