HomeMy WebLinkAboutLand Use Case.Francis St.1987-SR-1
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED:
DATE COMPLETE:
PARCEL ID AND CASE NO.
)
PROJECT
Project
APPLICANT:
Applicant Address:
REPRESENTATlVEdI!&0Jl, m~ V ~.
Representative Address/Phone: W) 111ii1 ,J '0 ,;fJ-./ 1
o - ~-.i~hJ (kLfl!d~. ,
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TYPE OF APPLICATION:
PAID: YES
NO
AMOUNT:
1 STEP APPLICATION:
P&Z MEETING DATE:
PUBLIC HEARING: YES NO
DATE REFERRED: INITIALS:
2 STEP APPLICATION:
€) MEETING DATE: ~ p/l.i:,>/qPl PUBLIC HEARING: YES@
DATE REFERRED, INITIALS:
REFERRALS :
city Attorney
City Engin~er
Housing Dir.
Aspen Water
city Electric
Envir. Hlth.
Aspen Consolo
S.D.
Mtn. Bell
Parks Dept.
Holy Cross
Fire Marshall
Fire Chief
Roaring Fork
Transit
School District
Rocky Mtn Nat Gas
State Hwy Dept(GW)
State Hwy Dept(GJ)
Bldg:Zon/Inspect
Roaring Fork
Energy Center
Other
DATE ROUTED: b-/1~ Sf INITIAL:W/
FINAL ROUTING:
City Atty
city Engineer
Bldg. Dept.
Other:
STATUS AND LOCATION:~tJ.J:J.1i;
FILE
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CAS E DISPOS IT ION :
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P..evie\-lcd By:
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Ci ty Council
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MEMORANDUM
TO:
Aspen City Council
Robert S. Anderson, Jr., City Manager
steve Burstein, Planning Office~~
Argubright Property: Land Dedication In Lieu of Park
Dedication Fee
THRU:
FROM:
RE:
DATE:
June 4, 1987
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LOCATION: The Argubright Property is located. at the end of
Francis street approaching the hillside going down to Castle
Creek (west of Eighth Street). The parcel includes a fairly
large area on top of the mesa and the hillside down to Sneaky
Lane, Power Plant Road intersects the property,
LAND AREA: 26,267 square feet
ZONING: The principal portion of the property is zoned R-6, The
area at the bottom of the hillside is zoned R-30(PUD),
APPLICANT'S REQUEST: The applicant proposes to construct a
duplex on the site which requires a park dedication fee. The
purchaser of the property requests the City to accept dedication
of right-of-way for Power Plant Road and land for public use in
lieu of the Park Dedication Fee. 8,690 square feet would be
dedicated to use as right-of-way; and 2,079 square feet would be
public open space.
APPLICABLE SECTION OF MUNICIPAL CODE: Section 7-143 of the
Municipal Code allows City Council to accept either cash payment
of the park dedication fee or land dedication in lieu of payment.
Paragraph (2)(a) and (b) require for Council's consideration the
computation of the cash that would be paid and the current market
value equivalent of the land to be dedicated.
PROBLEM DISCUSSION: The applicant received a consultation
opinion regarding market value of the property prepared by Scott
Bowie, MAI appraiser, Office of James J. Mollica and Associates,
Inc. In this report Mr, Bowie estimated the value of the open
space area to be $3,316 and the value of the right-of-way to be
$3,465, total gift: $6,781.
On June. 3, 1987 Zoning Official Bill Drueding went through an
estimate of the park dedication fee using the contract value of
the property and the hypothetical size of a duplex on the
property to contain two-four (4) bedroom units. Estimated park
.
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dedication fee is $5,025. Therefore,the gift value would exceed
the park dedication fee. If the owner desires greater build-out
than two-four (4) bedroom units, then this request for land
dedication acceptance should be reconsidered by Council.
Noted in Mr, Bowie's report is that a prescriptive easement
probably already exists for Power Plant Road, Additionally, the
land dedicated is too steep to be developable, However, staff
believes there is a benefit to the City to acquire clear right-
of-way for a city street, Also the open space at the bottom of
the property appears to have some beneficial value to the City as
either open space on a fragile and visible hillside or possibly
park use.
The land dedication effectively divides the property into two
parcels, Staff believes this activity qualifies as an exemption
from the definition of subdivision under the provisions of
section 20-19 (b) . Consequent'ly a subdivision exemption plat
should be filed. The only land use issue we believe sho~ld be
addressed through the platting process is a building envelope
restricting development off the steep hillside. The applicant's
representatives and Planning Office have discussed this matter,
There is general agreement that the logical building site is on
the flat mesa. There is no need to locate the residence on this
highly visible hillside as was done in building the Curton Duplex
directly south of this property.
REcoMMENDED MOTION: "Move to accept land dedication for right-of-
way and open space in lieu of cash payment of the park dedication
fee as requested, subject to the following conditions:
1. In the event that the applicant desires to build
greater in size than two-four (4) bedroom units,
dedication shall be brought before City Council for
ation,
a residence
this land
reconsider-
2. A subdivision exemption plat shall be filed with the County
Clerk and Recorder's Office to the satisfaction of the City
Engineer's Office prior to issuance of a building permit, The
plat shall include dedication of right-of-way and public open
space. and a building envelope demarking the limits of development
entirely on the flat mesa portion of the property,"
CITY MANAGER'S COMMENTS:
sb.argubright
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ROBERTA ALLEN: . .
'MARYjANEANi5ERS0N~ .'~'"
~QA\lID BBERLEY.:
SUZANNE r SC:HAU$
.. JANINE.J.: SHARKEY:
.
THE
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Mi"':Srev" 1lur~stEolh'
~..PJ..ann.iIlg~DepartmeIl.t. ~..
130 South GaleIla.Street
Aspen; Colorado 8l6lr
Dear 'Steve
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Subject; Argtibdgh!\...L6t ~~.En.d...o.LF.xanci.s..S.trppr .:P.as.t:... N!in.th~
- ' i . , . .. . ' 1
In accord.ilIj.ce;wHli' a:fffotif 'fecenf~co'nv'e'r's'aHoIls~~"bnc~osea~please ffridtne'
.foHowiIlgQ.ocumeat;s ~per.t..aj,."in"...t.o. .t.he~ .r.:i..gb.t~ .oJ:ry.wa?~ dkd ica t ion. ...i'm:. .Powe:r
PlaIlt Road.:and the '!park parcel" west of the proposed r:i.ght of way for
uElIld'in;n:eu <l.cparrded[cat[on ~fe.e~.u, u~u ~.~>.~.~u
. ~_""'~"'._.-...#-_.,..........~..,. "~_'_"-.-'_'_'_'_''''''-- J,,_._l.....L._..i
~.: . : 1) Retter :fr0m William L. Sharp, the: putch~ser.
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. : : . 2~ ~egal qes~ription of theright:of;way.
.~~:~~:.~~t~~'~3-,k'~llieg,Hdescriptionofthe..pa.r-k'i>areeL ...,.
~u~~~:.~~~'!.->~}>'!.T:.,{e.J7.~oL~t~h~e~.p~roperty. s.!lOwingi both 9f. the aforementione~d.s.art'.as~~~>~ _~uu~.
5. Ownership and encumbrance report (this is actually a copy, of, the title
~~ ~~'~~>~'<;,ommi::l:t1re1ttmrthe' .entire!: Argubhght parcel.. 'sincet~'pn.l.w~e;n-c","6ranGe-
. is the U. S, Pat"nt. re~eryad.on). . .... ... .. ..' ....
~coP:i~oT;~c"o;suft~ti';n opinton'regarding market vali.teloi idle
'a'" 'prepared b,r S'cot. t'Bowi:e~~app' rai:sernf-rom:.t.~J"""'f\i"C,,; o.t'- James.J..
J" .. , 1 ' i .:' ,~.L!: .
wM()J.~ic:a,.?pcI,~:$:$BfJ~J:~~J~.~!!9 ~ ~~!l:!!:~~~l ~q.~~n4c)};d~e~s~~a~ :r~al~~}~~~en 0 f
cash value of the land dedieation. ' , , .
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. .The selle.rof+th+S.~.rQPHtY d!r~, J'lUIl!'!..Ar:g)l~b_rJi..gh:t,~ !'E.PLpEr.c:J:1'!.!'E!r, }:Ir:. _ _1.
William, Sh~rp.w}sh: to: give this right of way and: lapdin Heu of parki de.!di-l
cat1bnree~specl1'1Ca11ycotrtitigetit 'upon the dosing bi'.:their-pendrng~~.8'r~"~
. OI)~.th.Lsuh" ect~ ptopkrt~. an\! .t.!\?Qn .i.s.s~u.aIlc.cojfa: .b1\~~.d,d..!lg:. P,,!:I]1!L1;C? 1;he!'urkha!seri.
,:. .. .. . .. ...,' ':" ,.' .. " ,. '. '.' ,'-","--, -.-."t.-..-,;,-.:: ,":
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. :~: 'S1jiould~CHy~Couiicil apprOve tnlsa:ppl~C"aFibp a;t i:tsJune 8th~mee't"9F iwe--1W01.dd~~~'
~J~.~. .J~appre.ciate.your sending .us a .c.o.p.y~~o.f. ,t.h.eJ rop.Jl.tia.s.P"!:tgIni:ngt:O l.t..:..' .
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..: ~ Tt>anTC yoii~ aga :i.n~ for ~ art ~y6uf ~a's"Ts1t'a:"rj~'E' '!in preparing.thls~ap~.lTc'atitl.. rr..~ ~ 'ITu ~
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May 19, 1987
Aspen City Council
130 S. Galena St.
Aspen, CO 81611
RE: Dedication of Land
Dear Ladies and Gentlemen:
I have entered into a purchase contract with wilma
Argubright for the purchase of her property (described on Exhibit
A) abutting the Power Plant Road. There is pending before you a
request to:
1. Accept a right of way dedication of an easement of the
road as it abuts the property; and
2. Accept land dedication (in lieu of a park dedication
fee) for the triangular parcel west of the road.
The road easement is described on Exhibit B; and the road and
parcel to be dedicated are shown on Exhibit C,
In the event the City Council agrees to accept these
dedications, I agree that I will make these dedications to the
City of Aspen at the time of building permit issuance,
Very truly yours,
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EXHIBIT A
LEGAL DESCRIPTION
A tract of land situated in the NEil of the Swi of Section 12,
Township 10 South, Range 85 West of the Sixth Principal Meridian,
Pitkin County, Colorado, more fully described as follows:
Commencing at a point which is the intersection of the Aspen
Townsite line between Corners 6 and 7 and the North line of
Smuggler Street whence the center, corner of said Section 12
(which is the brass cap in place) bears s. 63" 49'30" E. 361.55
feet; thence S. 7"38' w. 335.18 fe~t along said Aspen Townsite
line to its intersection with the prolonged centerline of Francis
Street, said intersection point' being the true point of
beginning; thence N. 75" 07' W. l87i.Sl feet; thence N, 3" 58' E.
150.22 feet; thence S, 75" 07' E. 197,20 feet; thence S. 7" 38'
9.80 feet; thence N, 75" 09'11" W. ,20,02 feet; thence S. 7" 38'
w. 100.80 feet; thence S. 75" 09'll~ E. 20.02 feet; thence S. 7"
38' w. 37.66 feet to the true point of beginning.
...
County of Pitkin,
State of Colorado
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04/SD9
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Alpine Surveys, Inc.
414 North Mill Street
Post Office Box 1730
Aspen. Colorado 81612
303 925 2688
May 18, 1987
80-93-2
Argubright
Right-of-Way
DESCRIPTION
A 60.00 FOOT RIGHT-OF-WAY SITUATED IN THE SW 1/4 OF
SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE
6TH P. M., CITY OF ASPEN, COLORADO AND BEING MORE
FULLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTHERLY BOUNDARY LINE
OF THAT CERTAIN TRACT OF LAND AS [3SCRIBED IN BOOK 230
AT PAGE 448 OF THE PITKIN COUNTY rECORDS WHENCE ASPEN
TOWNSITE CORNER NO.6, A SAND STOKE, BEARS
N 23"07'59" E 604.08 FEET;
THENCE S 75"07' E 60.11 FEET ALONG SAID NORTHERLY
BOUNDARY LINE;
TEENCE DEPARTING SAID NORTHERLY BOUNDARY LINE
S 18"22' W 64.98 FEET;
THENCE 51.61 FEET ALONG THE ARC OF A CURVE TO THE RIGHT
HAVING A RADIUS OF 497.00 FEET THE CHORD OF WHICH
BEARS S 21"20'30" W 51.59 FEET;
THENCE 32,03 FEET ALONG THE ARC OF A COMPOUND CURVE
TO THE RIGHT HAVING A RADIUS OF 176.50 FEET THE CHORD
OF WHICH BEARS S 29"30'58" W 31.99 FEET TO THE POINT
OF INTERSECTION WITH THE SOUTHERLY BOUNDARY LINE OF
SAID CERTAIN TRACT;
THENCE ALONG THE SOUTHERLY AND WESTERLY BOUNDARIES OF
SAID TRACT N 75"07' W 47.11 FEET AND N 03"58' E
31.74 FEET;
THENCE DEPARTING SAID
THE ARC OF A CURVE TO
116.50 FEET THE CHORD
9.82 FEET;
THENCE 45.38 FEET ALONG THE ARC OF A COMPOUND CURVE
TO THE LEFT HAVING A RADIUS OF 437.00 FEET THE CHORD
OF WHICH BEARS N 21"20'30" E 45.36 FEET;
THENCE N 18"22'00" E 61.32 FEET TO THE POINT OF
BEGINNING, CONTAINING 8690 SQUARE FEET, MORE OR LESS.
WESTERLY
THE LEFT
OF WHICH
BOUNDARY 9.82 FEET
HAV=NG A RADIUS OF
BEARS N 26044'02" E
ALONG
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Alpine Surveys, Inc.
414 North Mill Street
Post Office Box 1730
Aspen, Colorado 81612
303 925 2688
May 18, 1987
80-93-2
Argubright
Area Westerly of R.O.W.
DESCRIPTION
A PARCEL OF LAND SITUATED IN THE SW 1/4 OF SECTION 12,
TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH P. M.,
CITY OF ASPEN, COLORADO AND MORE FULLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHWESTERLY CORNER OF THAT
CERTAIN TRACT AS DESCRIBED IN BOOK 230 AT PAGE 448
OF THE PITKIN COUNTY RECORDS WHENCE ASPEN TOWNSITE
CORNER NO.6, A SAND STONE, BEARS N 26013'20" E
609.73 FEET:
THENCE ALONG THE NORTHERLY BOUNDARY LINE OF SAID
TRACT OF LAND S 75007' E 33.20 FEET:
THENCE DEPARTING SAID NORTHERLY BOUNDARY LINE
S 18022' W 61.32 FEET:
THENCE 45.38 FEET ALONG THE ARC OF A CURVE TO THE RIGHT
HAVING A RADIUS OF 437.00 FEET THE CHORD OF WHICH
BEARS S 21020'30" W 45.36 FEET;
THENCE 9.82 FEET ALONG THE ARC OF A COUMPOUND CURVE
TO THE RIGHT HAVING A RADIUS OF 116.50 FEET THE CHORD
OF WHICH BEARS S 26044'02" W 9.82 FEET TO TEE POINT
OF INTERSECTION WITH THE WESTERLY BOUNDARY LINE OF
SAID TRACT 0F LAND:
THENCE N 03058'00" E 118.04 FEET ALONG SAID WESTERLY
BOUNDARY LINE TO THE POINT OF BEGINNING, CONTAINING
2079 SQUARE FEET, MORE OR LESS.
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Aspen/Pit,;>;,..:. .. . .;'"~Jlping Office
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130 S Q'U:t.h).ga.l e i1 a :'.s t r e e t
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asp e n '~;!,"C 01 <> r ado 81611
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April 22, 1987
Lorrie B. Moss
The Real Estate Office of Aspen LTD
601 E. Hyman Ave, suite 101
Aspen, Colorado 81611
Dear Lorrie,
This letter is in response to your April 9, 1987 letter in which
you. have requested consideration of several concerns regarding
the Argubright Lot at the end of Francis street past 9th street.
Following are my comments:
1. It would be desireable for the city to obtain a right-of-way
for Power Plant Road through the Augubright Lot. The Engineering
Department has not had the chance yet to comment on the width of
right-of-way desired, with regard to your request to be able to
use the area dedicated to city r,o.w. for calculation of FAR, I
cannot think of a way by which you can achieve this objective,
Once the property is no longer part of the lot, the existing lot
area would dictate the FAR calculation, Even after subtraction
of area for the r.o,w. (currently repesented to be 26,267 s,f.)
it is hard to say that a reasonably sized duplex could not be
built.
2. section 7-143 of the Municipal Code (attached) explains the
provisions for park dedication fee and making application to city
council for land dedication in lieu of payment. Paragraph (2)
(a) and (b) requires computation of the cash that would have been
required and the current market value equivalent of the land to
be dedicated for council's analysis, This information should be
provided in an application to be submitted through the Planning
Office.
For consideration of both road dedication and land dedication in
lieu of park dedication fee, location of the road (centerline)
and identification of "park" parcel must be accurately located on
a survey, From my initial analysis, I would encourage you to make
this application, as it would appear to be acceptable to Council.
This survey information is also necessary for the calculation of
FAR.
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3. Based on my visit to the site, I would strongly encourage the
developer of this property to build entirely on the flat portion
of the site (on the mesa). The hillside above Castle Creek is an
environmentally and visually sensitve area. Development on the
hillside would be subject to stream margin review if within 100
feet of the high water line of Castle Creek, according to section
24-6,3, We cannot ~etermine at this time whether development is
or not subject to this review as the development plans have not
been viewed in relation to proximity to the Creek. Even if it is
not a stream margin review, we encourage you to stay off the
hillside.
I hope that this letter answers your questions. If you have any
more questions, please contact me,
sincerely,
steve Burstein, Planner
sb.441
I UIT'~'! LOc.111un 4 T';ll1sactlOl1 Code '} E:ndor~('mcnt Code
2 Dal~ Jnco",,,, Reponed 5 L'ilb,lIty 8 El1d(li$l~ment Charge
3 Ca;:oe Numb!.H 6 Charge ~l TOlil1 Revenue
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10 SIil1e Code
,1 County Code
12 Pr"perlytype
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13 Source ot BU$iness
14 Cumm'sSlon RetentIon
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CQ,MMITMENT:
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kwyers lltle InsuranceC9rporation
National He'adquarters
Richmond, Virginia
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date MARCH 26,1987 @ 8:00 A.M.
Case No. PC1'-17R-R7
2 Policy or policies to be issued:
(al
xf*I ALTA Owner's Policy-Form B-1970(Rev. 10-17-70& Rev. 10-17-84)
o ALTA Residential Title Insurance Policy-1979
Proposed insured:
WILLIAM SHARP
Amount $ 167, SOO 00
WITH PREMIUM OF $576.00
TAX CERTIFICATE $ 5.00
(b)ALTA Loan Policy, 1970 (Rev. 10-17-70& Rev. 10-17-84)
Proposed, insured:
Amount $
(c)
Proposed insured:
Amount $
3 Title to the FEE SIMPLE estate or interest in the land
described or referred to in this Commitment is at the effective date hereof vested in:
WILMA LEE ARGmBRIGHT
4. The land referred to in this Commitment is described as follows:
PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF.
Pitkin County Title, Inc.
E. H s. (303)925-1766
n 01 0 81611
Commitment No. BE-22S,12
Schedule A-Page 1
This commitment is invalid unless
the Insuring Provisions and Sched-
ules A and B are attached.
ORIGIN!\.L
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fu.,wyers Title Insurance (9rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
SCHEDULE A cont'd.
LEGAL DT';f,CIHl'TION
1\ tract of land situated in the NEt of the swt of Section 12,
Township 10 ~iouth, Hllnge 85 West of the Sixth Principal Meridian,
Pi tldn County, Colorado, more fully described as follows:
Commencing at a point which is the intersection of the Aspen
Townsito line between Corners 6 and 7 and the North line of Smug-
gler Street whence the center corner of sllid Section 12 (which is
the brass cap in place) bears S. 630 49030" E. 361.55 feet; thence
~.:. 7038' W. 335.18 feet along said Aspen Townsite line to its in-
tersection with the prolonged centerline of Francis Street, said
interse~tion point being the true point of beginning; thence N.
750070 W. 137.51 feet; thence N. 3058' E. 150.22 feet; thence S,
7500"I'E. 1q7.:~O feet; thence S. 7038' W. 9.80 feet; thence N. 750
OB'1.1" W. 20.02 fect; thence S. 7038' W. 100.80 feet; thence S.
75009'11" E. 20.02 feet; thence S. 703[)' W. 37.66 feet to the true
point of beginning.
COUNTY OF PITKIN,
STATE OF COLORADO.
Schedule
Page
No.
O:35'1-999.004()''2
OH1Gif':!\L
litno '" U,S,A.
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l!Lwyers TItle Insurance (9rporation
National Headquarters
Richmond. Virginia
SCHEDULE B-Section 1
Requirements
Tl1e following are the requirements to be complied with:
Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest
to be insured.
Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record,
to-wit:
(1). Deed from
to
WILMA LEE ARGUBRIGHT
WILLIAM SHARP
(e). Release by the Public Trustee
Deed of Trust from
for the use of
to secure
dated
recorded
reception no.
of the County of Pitkin of:
JOHN G. O'BRIEN AND MARY E. O'BRIEN
GRANGE INVESTMENT COMPANY
$25,000.00
October 13, 1964
October 16, 1964 in Book 209 at .Page 449
118961
(d). Certificate of Nonforeign Status of Individual Transferor signed by
Transferor.
(e), Evidence satisfactory to the Company that the Real Estate Transfer Tax
as established by Ordinance No. 20 (Series of 1979) has been paid or
exempted.
This commitment is invalid unless
the Insuring Provisions and Sched.
ules A and B are attached.
Form No. 91-88 (8-1)
035-'-088-0001/4
Schedule 8-Section 1 ~Page 1 -Commitment No.
OR~r:,\I,,\,'\t
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fu.wyers lltle Insurance (9rporafion
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
SCHEDULE B-Section 2
Exceptions
The policy or policies fa be issued will contain exceptions to the following unless the same ore disposed of to
the satisfaction of the Company:
1. Rights or claims of pattiesinponession not shown by the public records.
2. Easements, or claims "feasements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in orea, encroachments, and any facts which
a cOrrect survey and inspection of the premises would disclose and which are not shown by the
public records,
4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, im-
posed by low and not shown by the public records.
5. Defecfs, liens, encumbrances, adverse claims or other mattei's, if any, created, first appearing in
the public records or attoching subsequent to the effective date hereof but prior to the dote the
proposed insured acquires of record for value the estate Or interest or mortgage thereon covered
by this Commitment.
Taxes due and payable; and any tax,
imposed for water or sewer service,
special assessments, charge or lien
or for any other special taxing district.
6.
7. Reservations and exceptions as contained in United States Patent recorded
December 3, 1892 in Book 55 at Page 35 as follows: right of the
proprietor of a vein or lode to extract and remove his ore therefrom,
should the same be found to penetrate or intersect the premises.
Exceptions numbered
NONF:
are hereby omitted.
lhe Owner's Policy to be issued, if any, Shall contain tne following Hems in addilion 10 the ones set forth above:
(1) The Deed of Trust, if any, required under Schedule 8-Section 1, Item (b).
(2) Unpatented mining claims; reservations or exceptions in potents or in Acts Quthorizing issuance
thcreof; watcr rights, claims or tille to water.
(3) Any and all unpaid taxes, assessments and unredeemed tax soles.
Schedule B-Section 2-Poge I-No.
Form 91.8882 Rocky Mt.
035.1.088.0504
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kw>0s litle Insurance C9Tf^~tion
National Headquarters
Richmond. Virginia
COMMITMENT FOR TITlE INSURANCE
LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, herein called the Company, for valuable
consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, .in favor of the
proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land
described or referred toin Schedule A, upon payment of the premiums and charges,therefor; all subject tothe provisions
of Schedules A and B and to the Conditions and Stipulations hereof.
This Commitment shall b~ effective only when the identity of the proposed Insured and the amount of the poHcyor
policies committed for have been inserted in Schedule A hereofbythe Company, either at the time oftheissuance ofthis
Commitment or by subsequent endorsement.
This Commitment is preliminary to the issuance of suchpoHcy or policies of title insurance and all liability and
obligations hereunder shall cease and terminate six (6) months after the effective date .hereof or when the policy or
policies committed for shall issue; whichever first occurs. provide~ that the failure to issue such policy or policies is not the
fault of the Company, This Commitmemt shall not b~)'~Udqr~inding,Y,~tHcountersigned byan a.uthorized officer or agent.
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IN WITNESS WHEREOF, the Company has caused this ~qmm;tm~r;t'to be signed and sealed, to become valid when
countersigned by an authorized officer or agenfofttl6';':C,o'mj:iaI1Y~:alJjJn,accordance with its By~Laws. This Commitment is
C', """ ' 'X.'i),C' -""}"'<"!~"':'",'<~""f~k ''t''I
effective as of the date shown in Schedule A;lS; "Eff"jiti~f;~i!l'7;~;J ';;
r: ii,1, .',~';' ',\~t ' ~B;:::)rC +:;9:* ,j;
CON.DITIONsiiAI\ID STIPULATIONS
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1. The term "r:nortgage," when used herein),.-shall jncJud~;d~ed q,t trust, trust deed, or other security instrument.
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3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties
included under the definition of Insured in the form of policy or policies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or(b)toeliminate
exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this
Commitment. In no event shall such .liability exceed the amount stated in Schedule A for the policy or policies
committed for and such liability is subject to the insuring provisions and the Conditions and Stipulations and the
Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein.
4. Any action or actions or rights of action that the proposed Insured may have or may bring ag'ainst the Company
arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this
Commitment must be based on and are subject to the provisions of this Commitment.
Jmvyers lItle 11l8ur"F @rporatlon
.07MC'. ~~
President
Attest:
A~~ .2-
Secretary.
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James J. MoJlJca & Associates, lu~
Real Estate Appraisers and Consultants
Crysta,l Palace Building. 300 East Hvman Avenue. Aspen, Colorado 81611 .303/925.8987
May 26, 1987
Ms. Jane Jenl<ins
c/o Mr. Bill Sharp
. 595 Cemetery Lane
Aspen, CO 81611
RE: Consultation on the Argubright Property, Ciry of Aspen, 926 West Francis
Street, Aspen, Colorado
Dear Jane:
At your request, we are writing tlm brief letter to assist you and the City of
Aspen in allocation of some values, in, regard to a park dedication fee on the
subject property. please note that this brief letter does not constitute an
appraisal. Although we will arrive at some suggested value conclusions, their
nature makes it necessary to rely more, on logic and judgment than upon sales
comparison. This letter does not include formal analysis or description of the
property typical of an appraisal report in which value conclusions are drawn
from market comp~n. We offer our conclusions merely as an aid from an
independent source in resolution of the questions oudined below.
The problem involved, oudined to us, is, along the following lines:
The Argubright property is under contract to Mr. Sharp for $167,500. The
property falls principally within the R-6 zone with a small sliver of
land approximately 2,079 square feet falling within the R-JO zone. It is
the City's policy that the more restrictive of the twO zoning categories
shall apply' to th,e entire parcel. Mr. Sharp is buying the parcel to
construct a duplex, which he believes ,to be its highest and best use,
There is sufficient land on the bench adjacent to Francis Street to build
a duplex within the R-6 guidelines. However, if the City considers the
entire parcel to be zoned R-30, the site is substandard at 26,267 square
feet in the R-30 zone and is too small to support a duplex in tlm zoning
categoty where 30,000 square feet is required for duplex constnlct1on.
Mr. Sharp proposes to gift the 2,079 square feet of land lying in the
R-30 zone to the city as well as easement across an 8,690 square foot
parcel where the Power Plant Road is now located. It is probable that a
prescriptive easement already existS across this property for the road,
but we understand no fowal easement has been issued to the City. In
return for that gift, Mr. Sharp would rid himself of land lying in the
R-JO zone leaving the entire remaining zoned R-6and capable of duplex
Scott M.8owie. M.A. I.
Randy Gold, M.A.I.
James J. Mollica, M.A.'.
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,
construction. He also would like, for the gift, to offset patk
dedication fees for duplex construction should the value of the gift
exceed the calculation of those fees.
We are being asked several questions:
1. Is the value of the parcel consistent with its contract price of
n67,500?
2. What is the value of the gift of the 2,079 square foot parcel and
the easement across, the 8,690 square foot parcel, and does this
offset or more than offset the calculated patk dedication fees?
3. Is there a quantifiable benefit to Mr. Sharp in gifting. the 2,079
square foot parcel because the gift effectively establishes a
zoning category with higher. density across the remaining property?
. The first question involves the value of the parcel as a whole. The property
has been available on the matket for an extended time at $215,000. There is
strong matket activity in the West End for compa"able bqilding sites although
few capable of duplex construction have been purchased for such development,
Rather, they have been bought for single faIllily construction with the advantage
of having a legal caretaker or guest unit, However, all are located in the
superior area of the West End with greater privacy and prestige. We feel the
subject site is viable both .in its location, neighborhood, and price category
for duplex construction. That would be consistent with other uses in the
immediate area. From our most recent transactions, the contract price of
$167,500 would appear to approximate matket value.' The' whole property is
26,267 square feet. The contract price would reflect a value for the site of
approximately $6.38/SF. .
The second question involves valuation of the individual land .parts. The map
supplied to us suggests that there is approximately 15,498 square feet of land
lying on the upper bench adjacent to Francis Street, the logical building
envelope. Another band of land runs down the hillside and totals approximately
8,690 square feet across which the Power Plant Road now runs. The lower,
triangular sliver of land contemplated for the gift is approximately 2,079
square feet. and lies on the hillside between Power Plant Road and Sneaky Lane
below. There is no question thai' the principle value of the site lies in the
level portion of the property adjacent to Francis" Street. Under the R-6 Zone,
9,000 square feet of this 15,498 square feet of relatively level land is needed
for duplex construction. The rest of the land on the parcel, approximately
17,267 square feet, would be considered excess land. Excess land contributes
to the primaJ:y building envelope in terms of privacy, floor area ratio, yard
area, the ability to be more creative architecturally in the layout of the
structure, nuisance value relative to neighbothoodhomeowners, etc. However,
loss of this land or a portion of it will not affect densitY or its principle
use. It is logical to us that the remainder of the level portion of the site
James 1 Mollica << ,Issoclale~ In~
Real Estate Appraisers and Consultants
,~
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over and above the 9,000 square feet needed for duplex construction (under R-6)
would have the greatest value of this excess land, perhaps as much as 50% of
the ~6.38/SF the property shows as a whole. The steeper land has inferior
value and we have judged that to be roughly 25% .of the value per square foot of
the whole site. Thus, the 2,079 square foot, triangular sliver now zoned R-30
will have a value of roughly:
2,079 square feet x $6.38/SF x 25% = ~3,316 .
A portion of the land on which the easement will be gifted is approximately
8,690 square feet. It is probable that the easement would not encompass this
eritireportion of the property but for convenience sake we have considered the
whole portion as easement gift. This portion of the land we also feel
contributes roughly 25% of the value of the whole parcel. However, an easement
is being gifted and not fee ownership of the land. The easement will take away
surface rights of the land and effectively sterilize the use of the land in the
location of the easement. Nevertheless, we recognize an easement already
effectively exists there and that the road easem~nt will not take up all the
portion of this property, Thus, we have picked a somewhat arbitrary, but we
feel logical, number of 25% for further reduction in the value of this
easement. Thus, the easement value would be shown as follows:.
8,690 square feet x ~6.38/SF x 25% = ~13,860 x 25% further reduction =
~3,465
Total value of the gift: Fee land: 2,079 SF =
Easement across 8,690 square feet =
~3,316
3.465
Total gift:
16,781
Rounded:
16,800
The reader could effectively argue that the loss of this sliver of land and the
easement across steep land does not materially affect the value of the
remainder of the land. However, we would point out that every man is entitled
to compensation for the loss of his property or any of the rights which belong
to that property. He is losing FAR potential, a small degree of privacy, and,
in the case. of the triangular sliver, a portion of the land itself. These are
rights of ownership which require compensation. We feel our calculation of the
value of those rights is conservative enough to be realistic given the quality
of the land and its contribution to the value of the whole. We also remind
the council that although it is probable that a prescriptive easement. exists
acrc>ss the property, it may require substantial legal expense to insure that
prescriptive easement. A gift is intended to free the City from. that expense.
We understand from Mr~ Drueding of the Building Department that calculation of
the park dedication fee for a duplex on the subject site would be slightly in
James 1 Mollica ~ Assoclale~ Inc.
Real Estate Appraisers and Consultants
".
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excess of $4,000. Thus, the gift of the easement and the 2,079 square foot
portion of the parcel would appear to more than offset that parle dedication
fee.
The third question is whether there is, a benefit to Mr. Sharp in the gift of
the parcel because it frees him of the lower density R-30 zoning across the
property. The council will have to decide whether, in fact, any substantial
benefit is -really accruing to Mr. Sharp from this gift. It has always been
our understanding that it was not the City's intention to divide properties by
zoning boundaries. The 2,079 square foot parcel zoned R-30 represents less
than 8% of the size of the parcel_as a whole. It would appear that its R-30
zoning is more a question of error than intent. The building envelope was
zoned R-6 presumably to conform to the properties in the neighbothood. It is
logical to assume the intention was that the structure built on this property
would be built to R-6 zoning requirements and that the structure would fall on
the mesa adj acent to Francis Street. The sliver of land zoned R-30 is the
greatest distance on the parcel away from this logical building envelope. We
would assume that it was not the intention of - zoning placed across the property
to . effectively create a spot zone of R-30 surrounded by R-6 properties at the
end of Francis Street. The council will have to determine how it would examine
a formal application to have this property rUled R~6, It would seem logical to
us that suchan application wo"ld be viewed favorably by the council and that .a
gift of the 2,079 square foot parcel would allow the City an easy way to
rectify an error in the zoning boundaty.
I hope this letter is sufficient for your needs at this time. If we can be of
any further assistance, please do not hesitate to call..
Sincerely,
~~~
Scott M. Bowie" M.A. 1.
Appraiser-Consultant
James J. Mollica t! Associates, IDC,
Real Estate Appraisers and Consultants
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QUALIFICATIONS OF APPRAISER
Scott M. Bowie, M.A.I.
PROFESSIONAL AFFILIATIONS:
American Institute of Real Estate Appraisers, M.A.I. #6848
Instructor, University of Colorado Continuing Education Division
Licensed Real Estate Broker in the State of Colorado
Member of the Upper Colorado Board of Realtors
Member of the National Board of Realtors
EDUCATION:
Harvard University, BA, 1971. Phi Beta Kappa, Magna Cum Laude
University of Colorado Continuing Education Division: Real Estate Law;
Real Estate Finance
American Institute of Real Estate Appraisers: Course I-A, Principals;
Course 2, Urban Properties; Course VIII, 'Residential; Course l-B,
Capitalization Techniques; Course VI, Evaluation Procedures
BACKGROUND AND EXPERIENCE:
Appraiser-Consultant, James J. Mollica & Associates, Inc., 8/76-present
Colorado Real Estate Broker: 1974-present .
Condominium Property Management: Durant Condominiums, Aspen, CO 1971-1976
Designated M.A. I.: March, 1984
MAJOR CLIENTS SERVED:
Aspen Skiing Co,
Bank of Aspen
First National Bank in Aspen
Aspen Savings & Loan
City of Aspen
First Western Mortgage
Ute City Mortgage
County of Pitkin
Empire Savings
TYPES OF PROPERTY APPRAISED:
Commercial, Office & Retail
Special Purpose Buildings
Subdivisions-Vacant Land
Lodges-Hotels
Ranches-Farms
Industrial
Residential
Apartments
. Condominiums
PURPOSES OF APPRAISALS:
Acquisition
Condemnation
Insurance
Estate Planning
Mortgage
Tax Planning
STATEMENT OF CERTIFICATION:
The American Institute of Real Estate Appraisers conducts a voluntary program
of continuing education for its designated members. MAl's and RM's who meet
the minimum standards of. this program are awarded periodic education
certification. I am certified under this program through September 15, 1987.
James J. Mollica d Associale~ Inr.
Real Estate Appraisers and Consultants
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DD'IlltIOl rif">>Dar'iIoII', HarIr.eIoV~\le1,'",:tb., llajor t~~~'~'t<:.().t';;..i. propertJ_"apprU'Hl uaJ.p.n~..
Both ecol'lQl1o and hgd 'd.tln1t:J;onaof aarkot: ,YUUfI _,hn" *i:l ,doeJv"loped<~blIl:'r,.rJ.Il.d,. ",:(:oD;t1J:lu.alr.t1n...nl:. 1.
euent1alto the SI"Qwtbotth.e appr':i..l,pro~..~,o~ Tb.cw-re~t;.conco1o'd.tlnH1C1h ot'llUket. v&lu. can be
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The' Iloat probabh,prl~ :111 oU.ll,ter:u eq~Y&lent,to '~.b";':",;,.',i~' ~~;'Pr~J."lJ""Nled to.rae, tor
"b1ob. the &PPr';&1"4 -proport)' 'IIU1'.d1::1D,' Of*'P't-utive aark.t,\lI1c1.r.U-GOndlt~:on.l req\l1.ite tofUI'
ade, \11th the bU.fO!" and aeller '&CIl.ot1DiPr\ldeQtll.knowl~da:eab11" and t:~r adt...lnte:r,at,iand, ..al.lia1na
that. ne1ther 10 underWlc1U11chlreaa."fUndaaental uO\ap.tionaand.'co.nditJ.ona pr'.~edinth1adet.1D1Uon
"I'll; (1) Buyer andealler areaoUvat..:1. b)'aelt:",intereatl:(2),Bu)'er"and .eller are we1l1ntoraeda.oct are
act.1t1iPrUd.ent.lYI (3), Tho pro:pert7 1. e;xpo.-ed tor a"euonable U.eont.be:opetlllW"ketl (4) Pall1enti6
m.d.ein c&sh, it.1lI eQ.uivalent, o.rinopec1tiedt1nanc1ns hrm.oj(S) Speoitied ttn:ancJ.n'h 1.t &l1J', :IDaY be
the f1nanc:inaac:tualJ.y in plaC8-Ol'ontel"llls Senerally. ava1laW.. tor,thOprOpuot7t1pe il1,ita lonale on
the et.rect.ive.ppraJ.aalaat.ej(6)Thaattect, 1t&ll1,:ontho &IllO\Ultot urket vel..- or.t.ypical
r1natlc1l'1i,Mrvicea, or fo.. all;all .be~oar11.ano p"ec1aeJ.lr..ea1e41Jl. tho .ppra1ea1 report. ("e"tcu
InaUt\lteor Rfllal E.t.ateAppraiaer.,'l'h... .1''''1.....111111 nr ROIRt Ih"ht.l!!l. 8th ed." ,(,Ch.tQ&601 Aaerican1zl,aUtUh
of' Rnl f:.stata Appraisers,: .1983),. 33.J
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CUfIrlc:.lTmI,Tbe Apprai.er cerUt1uani1 age.tbatl
1. The Appre..1ser ~&I i:lopre~nt orooDtemplAt.e4 tuture .int.oro~,t1D th;' prOpert7, appru..d i and neUber the
eapl01110nt to lGaket.haappra1aal,JlOr t..b,a o~penaaUon tOr it,la,oon~nSeDtu!)On the appra1.eo u.1\MI ot' t.he
propert.y. ',.
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2. The Appraber hun~ peraonallnt.re'at1n or bluw1t.h ~~p.l'C~,:.t~.'tb~.:.ubJ~~~ ..tt.er<<'tb...~pra1_l
report. 01' tho part.icipant. tetb. aale... ~..Eat.1l1&t:e etHarket.Yal,l.lC!l.iD.th..jlPl'&iaall'eport !a not. b&1le;<1
in 'Wboleor in ,part. upon the race ,.00.10..1', or na t.1enal ol'1.g1n Qt t.b.'presJltlct1.e: :owaera 0..1' opcupantll or the
property. appr&1sed, oruj)O.Q. the race,' oolor or Dationa.l ori~tl .ot t.hePr'.H,tlt QWner. or o..CC\l~nh otttle
prepOrtiu 1n the v1ci111ty ott.he propert.y apprabec1. .
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3. Unless ot.berw1se' ao...te41ntho'. body. or the repOrt~'th.'APpra1ae~'haa .perZiol1&ll1 inllpectod tbe ,proper~y,
botb inlUdeanc out... 10 the but of the AppraJ...r'aknowledge .atldbeUet, aUatat.caenta aad, 1ntoMllation' in
th1a roportaretrueaoocorroct, '.' and thaAppra1aer' baa not. knOWj,rl&lyNit.bhela an)' .1&nitlC&rlt1nlo.....Uon.
1(. All contlngent' ",nd i1la1tll'l&ciO~1UOD.s'~'., OOJ1ta1ne4.h.~d~'(.lIIj)C)lI.d . or'. '~~. ". t.~.' ot' the'. auJ.,.ant or
by t.he un4.rbi~e4 aCrectlns the and1aea,.' ~JI1n10n.I.:.nd .ClO.Q.cJ.l.l,1I.10;,na,~,nta1ne41n't.he, report).
5. Tb1l5appra1u.lreportha.o be.nucein contOMlllty'w1tb 6nd,is al.lbJecttot.he roqw.r.enta oCth. Code
af Pratea&1anaJ.' Et.hics and: 'Stan4~a'o.c :'. Protu:uob&l.Praot.1ca, or ..~.,,.er~can .Inatitute..ot ,R.al E.!!t.at.e
Appra1aer.!!. '
6. All cpnc.lua10ns .n4op1.n.1onll cOJ1CfII'n1ri,eth. realutate that'.r. aetrort.h 'ln tb. appraisal report were
Prepared by theAppra1aerNhoaea1gnature appeara OQ the apPl'e1uJ.,report, WellS lncU.oated aa'.aeview
,Appra1atlr.'lIo...ohanseor aD)'..1t.Ul '10.. th..ppra.1aal. report.,ahaU. tie.. lIade.bY..DlOrlOotber.. than' t.h.. Appn1aer.
and' the Ap,praiaer 3haU bave, 1;0..... rN~Wb17~,t)'t~'any,aucb,:.' ~Ut.bC?l"b~,cbarl$.,"
COItDGlllt. AD J..Dm'DIQ. CODItIOU; '.The oerUtic.aUo,n ot the Appra1aa,.- appearln, in theapPI'a1aal report i.
~~bjeQt.to.. the tellowlns;coDdlt1o~a &ndtoaucb~ther .pecltlc>aDd'lialt1n&'ooDdltio~a. ar.aetforth by the
Appra.1aer in tnereport.
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1. The Appraiser as:.n.lllu 110.. 'l'upon:ubll1 t.y . tor: utter.!!. ot .~... i~&al' rlature'~;ectln.a:" tbe property appra1:ied
or tne t.itle thereto.., nor doea'~eAppra1aerrender anyopln1oD 'aa. to the' title,wh1ch1s aaaumed to be lOod
ano Auleetable. The pro..pert1.1,aajlpra1oe4 aathol.lgb.under .reapona1ble. ownerablp,:and '..nageaent..
2. Any. ak. toll 'in . t.he rel'Ort..1 '.bow ~PproX1.. toe dJ.lllenaJ.oOl 'aDd: laJ.nolu.ced,t.o'. ...bt. t.h,trea4trin
'liaual1dng. the property. Tha' Appl'U.IIer .hq'lIaoeuo Ol.ll'vey'ottbe' proper.~1.
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3.TheAppra1"r1a not, requ.1zoec1 tOg1l'e, tesUIIIO.D,Y'or appear in court l>ecaua.ot ha.v1nglGad.. the. appra1aal
'Witb reference. t.o.. theproper~y lnqueaUoA,'unleao arrange.ente hll'lebee.Q prev10ualr 1lI&4etheretor. .
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4. 'An1dhtribut1o..not the nl,uation ln the report. bet.Neenl.adana J.lllproveaenta :.PPl1eaonlY uQCiar the
edat.ing, progralllot ut.1Uzat1on. The Mparate valuat1oliato..r latld.:atld.bulldlns;lIuat QO~'b.Wled '111
cenj\mCUo..o with &n1 other..pprai.u.1,and.ar:e inv-.l14ltao \leed. . , , ^
5. 'rbe A.ppraiaer' aU\IIl.a .Pi~'t ..t.here . ara'nobldo,u:r.. ~r . ~napparant cOn4i t.101US ..ot.. the pl'epert.1 f lnQluc11ng blott
notlia1tooto subso..l1 probl..a, atruoturald.~lclencie5,~0n1n&.Ddbuilding'cod.in~oapllance, Nh1cbNOuld
rencer it lIIorO orlelS6 val\l&ble. 'the Appraiaer, u:t.\IIlU noreapona1bllH)'forauch. COnditiona, or. tor
On&1neerina: whlch .~t ,be, req,U1r.ct t0c11"CI()n.rauch,tact.ora. '
6. ,IntorNt1on, elStiute", 'aDd oP1nionllturr:r.bbed, t.o' tho. Appra1it.r,.ano. coot&1nod .'In tJ:r... r.pOr.t" were
obt.1ned.frOlllaoW'cu' cowdered. rellable and believed: to. be tr\le andcarrect. . Hove:ver,' norupon4J.bH1ty tor
acourac)' ot5\lci11t.aturtl1aheo the' Appra1ael'O&n b.' ua\D&d by' th.. Appra1aer.
7 .D1oo1oauuo..C' th.cont..nt.ottbe:'~Jl"~'d"'l'r.portla go..U;~ bJth..aJlalla aDd aecul.Uona ot, the
iaarlcanbatJ.tut.ot Real Katat.eApprel..ra. " ',.::,'::, .."'.,'-'.'
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8. lIeitherall, Dor a.D7 part ott;h.cc)I:r.t.nt'ot tbereport,;oroopy th.reat (1ncll,lding conolua.1o..na u to the
property 'alue, tb.ld.~t.1tl ot theAppr.a1dl', ". prote.aJ.onala..1snat1orlar. referoDOe'to. an)" pr:otuuonal
appr.1nl orpn1Ut1olUl,ortAe,t1"',,,,itb Nt:r.1d:r. 'the,},pP:"a1aer' h"connect~), lb.:Ll. be.. uoeO'tor. &111... purpoMa 01
ll.llrOtlt b~,t tbeol1ent apoo,1.tl.e41A.the repor,~":.t.4e,bQrro,,.r1t ,apPl'a1H.1"t... P414:bl.....,th. .ort""8..or
its auccea.or and .aaigno,aortgaga InaW'e,."QOtlault:ant.a,pr,ot."a1ol:r.al ,appraJ.aal,:orpn1zat1ons,&n)'atate or
f.derally 'approvedt1nanc1&l'lnatitou.t1on, &nyd.partment., a;8On07.:<"or' .'1nat.ru.ad:ntal:1t.)" otthe Ua1te4 Stat.. or
&nystat.e or tbe Dbtrjct.<ot Collllll~a,;lIi thout the prev10u.a..,I'.1ttenconaeot otUje.4ppraborloor:m.J.llt. be
conveyed bY..anyo..ne.. t.o'.the .publ1othroU&h,acl.ve,rt1ai~,. pUbU,c,rolaUOirllSJ:,nowa":aale., . or. other ..cU., .witbout.
tn. wr1t.tenoonaent alld. appt'oval otthe .Appra.1aer., '
9. . On all appra1aalal JlubJutto..tiataotOl'7.' coapiet1ont,J'.pt.i~,:.'''''::a1t~rau.~'~a, . tbeappr&1aal 'report aDd
value. .coMlua1on ar.econt.lngent, upon,COlllplet10Q'ot the .iaprOv....Dh .1D"..,Wol'kaaAllke....annel'.:
1 O.zOntD{S .1n' t.he Aapen'&r~::1a' 1D~~,llat.ant.t~t.'.~' 'Cbanae. '~~~n<POJ:t1~~' ot th..oa1D& and latll1. '1.1..
code are opc.n .te 1nt.,erpreta.t.1on, aDd the outcome ot anyappl1cation 1aaubJectto,o..vernment.appronJ.. The
lppraher baa .ade~evel'Jettort.t.o ldent.1tytheae 1uuu:aIld. thelr- appl1oatJ..on t.o the ,aubJect. . Hcwnar, . th.
lppraJ.aerual8ea DO reapol:r.a1b1l1ty tord1tt1cu.lt.1ea in In,terpre,t&t1on ot or ch&ll&e.' 1l:r. t.he lacd. 1.1_ code.
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