HomeMy WebLinkAboutRES 109 Draft 01 1992-1994 OFFICE INFORMATION ONLY
Meeting: Public Works and Intergovernmental Relations Committee - 02/01/2005
Action: Close file via Comm 45 dated 12/17/2004
Re: Res. 109 -93, Comm. 586 (1992)
(Replaced Res 397 -92 (C -3208) and 429 -92 (C -3461) (1992))
COUNTY OF HAWAII
STATE OF HAWAII
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RESOLUTION NO.
109 93
RESOLUTION
UNIMPROVED
LANE, TMK:
S2-ll8.
AUTHORIZING THE COUNTY OF HAWAII TO SELL THE
PORTION OF THAT RIGHT-OF-WAY REFERRED TO AS WAIMALINO
2-6-7:5, AS A REMNANT, PURSUANT TO HAWAII COUNTY CODE
WHEREAS, the County of Hawaii owns the subject right-of-way
referred to as waimalino Lane, located off Amauulu Road,
TMK: 2-6-7:5, in South Hilo, County and State of Hawaii, and
registered in the Land Court in Liber 345, pp. 55-56; and
WHEREAS, the County of Hawaii's subject right-of-way extends
in line with Waimalino Lane onto that parcel of land,
TMK: 2-6-7:5, and does not include any paved or maintained
roadway that is currently used by the public; and
WHEREAS, the abutting property surrounding the subject
right-of-way on three sides is owned by Riverview Development
Partners, while the fourth side's abutting property is a public
road owned by the County of Hawaii; and
WHEREAS, Riverview Development Partners intends to develop
the abutting property surrounding the subject right-of-way as
residential property and desires to acquire the subject
right-of-way for incorporation into the project; and
WHEREAS, Riverview Development Partners desires to acquire
the subject right-of-way through the process established by Hawaii
County Code S2-ll8 for disposal of County real property without
auction as a remnant; and
---- ------------- --------------- -- -- --------
'1
WHEREAS, the County of Hawaii, through its Department of
Public Works, finds that the subject right-of-way is vacated,
closed, abandoned or otherwise discontinued, and is economically
and physically unsuitable or undesirable for development or
utilization as a separate unit by reason of size, location and
shape;
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY
OF HAWAII, that the subject right-of-way is declared to be a
remnant because it is a vacated, closed, abandoned and otherwise
discontinued right-of-way which is physically and economically
unsuitable or undesirable for development or utilization by reason
of location, size and shape, pursuant to Hawaii County Code S2-110.
BE IT FURTHER RESOLVED that, inasmuch as the subject
right-of-way is a remnant, the County of Hawaii is hereby
authorized to sell the subject right-of-way without recourse to
public auction in the manner set forth in Hawaii County Code
S2-11S, to Riverview Development Partners, the abutting owner.
BE IT FURTHER RESOLVED that said sale of the subject
right-of-way shall include the following conditions:
1. That Riverview Development Partners, the buyer of the
subject right-of-way, be required to assume the entire cost of
cutting and plugging the existing waterline on the subject
property; and
2. That Riverview Development Partners, the buyer of the
subject right-of-way, shall be responsible for all costs if
existing water services must be relocated; and
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3. That no work be permitted on the existing waterline
unless the Department of Water Supply of the County of Hawaii
gives its prior approva1~
BE IT FURTHER RESOLVED that the County Clerk be and is hereby
instructed to transmit copies of this resolution to the Honorable
Stephen K. Yamashiro, Mayor, Ms. Donna Fay K. Kiyosaki, Chief
Engineer, and Mr. Harry A. Takahashi, Director of Finance.
Dated: Hi1o, Hawaii, this
day of
, 1993.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
PKO/0914J
COUNTY COUNCll.
County of Hawaii
Hilo, Hawaii
ROLL CALL VOTE
I hereby certify that the foregoing RESOLUTION was by
the vote indicated to the right hereof adopted by the COUNCIL
of the County of Hawaii on
AYES ooES AB5 EX
ARAKAKI
OONK-ABRAM&>N
CHILDS
DE LIMA
InfiNOO
HALE
RATH
RJSEHILL
SCHU'ITE
Reference l,;- :>00 /J.h I,U; vv'"'
ATIEST:
COUNTY CLERK CHAIRMAN & PRESIDING OFFICER
RESJI.l1I'ICN 00.
109 93
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Robert G. Bloom, Jr. Real Estate Appraisers Inc.
State Certified General Appraiser, Lie #162 expires 12/31/93
File No. 3119
APPRAISAL OF
Portion of TMK: 2-6-7:5
LOCATED AT:
24 Waimalino Lane
Hilo, HI 96720
FOR:
Edmund C. Olson
10201 La Cienega Blvd.
Los Angeles, CA
90045
AS OF:
June 3, 1993
1 .
Robert G. Bloom, Jr. Real Estate Appraisers Inc.
State Certified General Appraiser, Lie #162 expires 12/31/93
FileNo 3179
June 4, 1993
Edmund C. Olson
10201 La Cienega Blvd.
Los Angeles, CA
90045
File Number: 3179
Dear Mr. Olson:
In accordance with your request, I have personally inspected and appraised the real property at:
24 Waimalino Lane
Hilo, HI 96720
The purpose of the appraisal was to estimate the market value of the property, as vacant,
in fee simple, unencumbered by liens. A legal description of the property will be found herein.
In my opinion, the estimated market value'of the property, as of June 3, 1993 is:
Two Thousand Two Hundred Fifteen Dollars
($2,215)
The attached report contains the description, analysis and supportive data for the conclusions
and final estimate of value together with descriptive photographs.
Respectfully submitted,
< ':, i~-G~r
\, ("-': ,
R~bert ~.lnoom, r., SGA-162
RGB:kkj
*Nuisance Value
120 Pauahl Street, SUIte 206, H11o, HI 96720, (808) 961-3704 FAX (808) 961-4600
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File No -:t17q
lro"rtv Addro.. 24 Waimal1no Lane Census Tract 203 LENDER DISCRETIONARY USE
Cltv H ilo County Hawa ii State HI ZloCode Q6720 Sale Pnce $
Leaal Descnotlon No lot number. Puueo South Hilo. Hawaii Date
OWner/Occuoant OLSON. Edmund C.. Trust Ma Reference 2-6-7: Ji Mortgage Amount $
.. Sale Price $ N/ A Date of Sale N/ A Property Rights Appraised Mortgage Type
Loan charaes/concesslons to be oald bv seller $ N/A 00 Fee Simple Discount POints and Other Concessions
RE Taxes $ N/A Tax Year HOA $/Mo N/ A o Leasehold Paid by Seller $
Lender/Chent Edmund C. Olson o Condominium (HUD/VA)
10201 La Cieneaa Blvd. Los Anrzeles. CA Q0041; In PUD Source
LOCATION lXJ Urban U Suburban [ Rural NEIGHBORHOOD ANALYSIS Good Avg Fa" Poor
BUILT UP o Over 75% 00 25-75% o Under 25% Employment Stablhty 00000
GROWTH RATE o Rapid 00 Stable o Slow Convenience to Employment 00000
PROPERTY VALUES o IncreaSing 00 Stable o Dechnlng Convenience to Shopping 00000
DEMAND/SUPPLY o Shortage 00 In Balance R Over Supply Convenience to Schools 00000
MARKETING TIME n Under 3 Mos fXi 3-6 Mos Over 6 Mos Adequacy of Pubhc Transportation 00000
~ PRESENT LAND USE % LAND USE CHANGE PREDOMINANT SINGLE FAMILY HOUSING Recreation Faclhtles 00000
~ Single Family ~ Not likely 00 OCCUPANCY PRICE AGE Adequacy of Utlhtles 00000
~ 2-4 Family ---.9 Likely 0 OWner 00 $(000) (yrs) Property Compatibility 00000
~ MullHamlly ~ In process 0 Tenant 0 60 Low 5 Protection from Detnmental Cond 00000
Commercial ---.9 To Vacant (0-5%) 00 150 High 35 Pohce & Fire Protection 00000
Industrial 0 Vacant (over 5%) 0 Predominant General Appearance of Properties R~RR
Vacant 50 507. Owner OCCI'l 71; - 20 Aooeal to Market
Note Race or the raCial compOSition of the neighborhood are not conSidered rehable appraisal factors COMMENTS Subiect oronertv is located
aooroximatelv two blocks from the downtown Hilo Post Office. Neirzhborhood is mixed with
acartments. condominiums. and older sinrzle familv residences. The life cvcle of the
neil2hborhood is cast the mid ooint and sloninl2 toward rehabilitation or renovation.
DimenSions Irreaular (Please see olat man attached) Topography Gentle slonina/Ava.
Site Area 2518 sq. ft. Corner Lot No Size Above Ava/Tvnical
ZOning ClaSSification RM-1 ZOning Compliance Yes Shape Sliahtlv Irrea./Ava.
HIGHEST & BEST USE Present Use Vacant other Use None Drainage Visual Adeauate/Ava.
UTILITIES Public Other SITE IMPROVEMENTS Type Public Private View River/Ocean/Averae
ElectriCity 00 Street Asphalt 00 0 Landscaping Minimum/Averaae
Gas 00 Curb/Gutter None/Typical 0 0 Dnveway Uncaved/Averaae
Water 00 Sidewalk None/Typcial 0 0 Apparent Easements None/Good
Sanitary Sewer R Cessoool Street lights at Corners .~ R FEMA Flood Hazard Yes* No X
Storm Sewer N/A Allev None FEMA* Maonone 11;1;166 0880C Zone X
COMMENTS (Apparent adverse easements. encroachments, speCial assessments, slide areas, etc ) See Attached Addendum.
The underSigned has reCited three recent sales of properties most slmlllar and proximate to subject and has conSidered these In the market analYSIS The deSCription Includes a dollar
adjustment, reflecting market reaction to those Items of slgnlftcant varlatton between the subject and comparable properties If a SignIficant Item In the comparable property IS superior
to or more favorable than the subject property a minus (-) adjustment IS made thus redUCing the IndIcated value of subject, If a Significant Item In the comparable IS Inferior to
or less favorable than the subject property a plus (+) adjustment IS made thus IncreasIng the Indicated value of the subject
ITEM SUBJECT COMPARABLE NO 1 COMPARABLE NO 2 COMPARABLE NO 3
~-6-7:5 Please See Addendum Please See addendum Please See Addendum
Address Waimalino Ln Attached. Attached. Attached.
Proxlmllv to Sublect
Sales Price $N/A $ $ $
Prlce/ Per Sa. Ft . $ lZl$ lZl $ lZl $ lZl
Data Source lsite Insoect.
. VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION I +1-) $ Ad 'ustment DESCRIPTION I +(-) $ Ad lustment DESCRIPTION I +1-\ S Adlustment
. Sales or FinanCing , , ,
, , ,
, , ,
: Concessions , , ,
. Date of Sale/Time N/A , , ,
, , ,
Location Urban/Avrz. , , ,
, , ,
Site/View I2Ji18/None , , ,
, , ,
. 2151 8/None , , ,
, , ,
, , .
, , ,
, , ,
, , ,
, , ,
, , ,
Net Adl Itotal\ [ J+ 11- :$ 1+ r 1- :$ I 1+ r1- :$
Indicated Value 1~ I~
of Sublect
Comments of Sales Comparison See Attached Addendum.
Comments and Conditions of Appraisal Aooraised in as is condition.
. Final ReconCIliation See Attached Addendum.
I(WE)"'-"'11E~,VALUE.AS~ SUI CT PROPERTY AS OF June 3 19.9L tobe$ 2.2115
· I (We) certify that to t best 0 my ur) k 0 edge db I f, the fac and data used herein are true and correct, that I (we) personally Inspected the subject property
. oed ,,,,,,,,. .11 "~l' ,.. ~t~~ "}Ji!::H '" ,,,,.,,,.... ,""ro,1, ,ro.." " ,ro""',,,, "'ro" o Did o Did Not
Appralser(s) SIGNATU E f- l^ ~evlew Appraiser SIGNATURE
NAME RobeF't"G. Bloom, Jr. SGA-162/ (If applicable) NAME Inspect Property
Proprietary Land Form 04/88 ThiS fOf'm was feduced on The Appraisers ChOice LaserF orm system {Som 234-URAR
LAND APPRAISAL REPORT
HawaII State CertIfied General AppraIser LIcense number 162/Explres 12/31/93
Robert G. Bloom, Jr. Real Estate Appraisers, Inc.
I .
Robert G. Bloom, Jr. Real Estate Appraisers Inc.
State Certified General Appraiser, Lie #162 expires 12/31/93
Ftle No. 3119
SITE COMMENTS:
No adverse easements or conditions. No flood insurance required. Flood insurance map dated
September 16, 1988. A portion of this property is in zone A. No detailed study has been
prepared to determine how much of this property is in flood zone area. It appears that the
portion of the property that is zoned A is in a non-buildable area.
COMMENTS ON SALES COMPARISONS:
Heaviest emphasis placed upon the adjusted weighted average of all 14 transactions. Subject
property is not useable as a developmental property, however; the fair market value of the
subject property was as a nuisance value.
Nuisance Value is defined as follows:
"The price that probable would be paid to avoid or relieve objectionable condition. "
Nuisance is defined as:
"Something that interferes with use and enjoyment of property or is a source of discomfort and
annoyance to others; legal divided into two classes; public, or common, nuisances, which
touch the public interest; and private nuisances, WhICh destroy or injure and individual's
property, interest with its lawful us and enjoyment, or deny an individual common rights.
Source: Page 214, "The Dictionary of Real Estate Appraisal", American Institute of Real
Estate Appraisers.
Gene Dilmore Sales Comparison Tables attached in the addendum. These adjustments were
considered typical market adjustments and represent the buyers of multiple family zoned
properties in the greater Hilo area. The adjusted weighted sales were as follows:
Adjusted Mean'" = $.88
Adjusted Median'" = $.88
Standard Deviation= + / - 1.05
Estimated price per square foot= $.88
Estimated Value Via the Sales Comparison Approach= $2,215 Rounded.
FINAL RECONCILIATION:
The most justifiable sales price for subject property if it was available for sale as of June 3,
1993 is $2,215. This estimated price considered the highest and best of the land to be nuisance
value. Defined in the Sales Comparison Analysis Section.
120 Pauahl Street, SUIte 206, Htlo, HI 96720, (808) 961-3704 FAX (808) 961-4600
~
MARKET DATA USING THE DILMORE TABLES
VACANT LAND SALES
Days
Time Location Developmental Adjusted On
TMK# Sale Date Price Size Net After Terms Adjustmt & View Potential Price Per SqFt Zoning Mkt
(Sqft)
1) 2-2-10:6 12/6/91 $305,000 13,220 $23.07 1.00 .50 .10 $1. 51 CG-7.5 80
2) 2-2-10:2 02/6/91 $175,000 8,667 $20.19 1. 00 .50 .10 1. 01 CG-7.5 N/A
3) 2-3-16:33 OS/20/91 $155,000 10,544 $14.70 1.00 .60 .10 .88 CO-20 N/A
4) 2-2-19:48 04/16/91 $275,000 14,830 $18.54 1. 00 .50 .10 .92 CG-7.5 N/A
5) 2-4-25:14 11/22/91 $245,000 18,790 $13.04 1.00 .50 .10 .94 CG-7.5 N/A
6) 2-2-53:5 10/30/90 $399,000 30,000 $13.30 1. 00 .50 .10 .67 CG-7.5 N/A
7) 2-2-9:56 11/13/92 $335,000 20,090 $16.67 1.00 .50 .10 .83 CG-7.5 N/A
8) 2-2-8:18 05/09/91 $360,000 34,416 $10.46 1.00 .50 .10 .52 CG-7.5 N/A
9) 2-2-9:21 10/16/90 $ 70,000 7,798 $ 8.98 1.00 .60 .10 .45 CG-7.5 N/A
10) 2-2-8:6 03/25/91 $165,000 5,376 $30.69 1.00 .50 .10 1.54 CG-7.5 N/A
11) 2-2-8:7 08/25/92 $ 85,000 3,715 $22.88 1. 00 .50 .10 1.14 CG-7.5 N/A
12) 2-2-8:8 02/09/90 $ 94,000 6,889 $13.64 1.00 .50 .10 .68 CG-7.5 N/A
13) 2-2-8:9 03/23/93 $125,000 5,625 $22.22 1.00 .50 .10 1.11 CG-7.5 N/A
14) 2-6-15:25 04/05/93 $ 60,000 6,285 $ 9.54 1.00 1. 00 .10 .48 RS-7.5 N/A
SUBJECT PROPERTY: TMK: (3) 2-6-7:5
LOT SIZE: 2,518 SQ. FT.
ZONING: RM-1.0 Mean - $0.88
Median - $0.88
Standard Deviation +/-1.05
Estimated Nuisance Value = S2.215 As of June 3, 1993
Note: By using the Gene Dilmore Tables published in the May-June, 1976 issue of "The Real Estate Appraiser", I was able to determine the fair market value
of the subject property. Mr. Dilmore states, "The tables and formulas reflect the trend of size adjustment, other things being equal, and reflect it in
a continuous curve, and, therefore, do not account for quantum jumps in utility, such as occur, for instance at various breaking points in size."
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3-2-6- 1- 5 Addr:24 WAIMALINO LN
Owner: OLSON, EDMUND C TRUST NO 3
Tax Payer: OLSOH,EDMUHD C TRS
Tax Bill : 10201 LA CI~HEGA BLVD, LOS
Assessed value ExemptIon
Land: 537, 700 0
Tot Bldg: 23,700 0
Tenure:
ANGELES, CA
Size
5.00
1,824
F Semi-Annua.l
90045 USA
Bldgs: 3
a.cres PITT:200
sq ft Use: 0
Tax: $2,.783
Dwellings: 2
Zoning: RM-l.0
Nbhood: 2629
1st Loan:
2nd Loan:
$0 Loan type: 1st Lender:
$0 2nd Lender:
--- SALES
11/01/75
139/18/90
09/18/90
139/18/90
09/27/91
DEED
DEED-F
DEED-F
TRANSD
$110,.000
$398,000 HAYES INVESTMENT CORP
$2,000 OLSON EDMUND C TR
$2,000 OLSON EDMUND C TR
$0 OLSON EDMND C TR #3
*<56% IHT)>tc
$0 OLSON EDMOND C TR #3
*<44% IHT)>tc
Doc 90-144192
Doc 90-144194
Doc 90-144196
Doc 91-132188
09/27/91 DEED-F
Doc 91-132189
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VACANT LAND SALES
I
_\-2-2- 1(1- J~ Hddr: 4.2 HUF=iLALAI
tJ'J.Iner: lMH fH & HSSOCIATLS INL
Tax Payer: lr1ATR 8', ASSOCIATES ING
Tax BllI : 171 ~HPIOLANi STREET~ HILO~
Hssessed value Exemption
Land: 1~O~00~ 0
lot Bldg= 0 0
ST
Tenure: F
HI 967213 USA
SIze
B~b67 sq ft
o sq ft
SemI-Annual
Tax:
$65e
l:::1dgs: 0
PIlT: 30e1
Use: €I
I)..uell ings: (I
Zoning: CG-7.5
Nbhood: 2222
1.=;.t Loan:
Lnd Loan:
$12~)~ 0e~.:1 I_oan 1:yp~: CO 1st Lender: JCC ell
$"H Lnd Lender:
..--- ~;ALE:.~
tl5/01 .' ,'Eo
02/134.....82
U8/14/'30
(12/06/91
DEED
DEE(:.
DEED
$86 ~ l::l0~:::t
$15~~000
$1 ":.1) ~ 1Zt00
.=H .,5 ~ 0~.30
SAWAS COMPANY LT~
TAYLOR CHARLES/COLEEN
IMATA & HSSOCIATES INC
B.....P 16154/449
Doc; 90-125016
Doc; '31-015900
3-2-2- 113- b Addr:116 HURLALAI ST
Owner: VICO INVEsrMENTS INC
Tax Pa1jer: .....lCO INVESTt1EtHS INC
Tax Bill : 1936 HALEI<.OA DRIVE~ HONOLULU~
Hssessed vaJue Exemption
Land: 198~::;1:30 (1
lot: Bldg: 64~ 50121 (1
Tenure:
HI 96821
SIze
1:::;~22e sq
e sq
F Semi-Annual
U5H
Bldgs: 1
ft PITT: 380
ft Use: €I
Tax: $1,266
LJwelllng:;.: 0
Zoning: (:6-7.5
Nbhood: 2222
1st Loan:
2nd Loan:
$245,e~u Loan type:PM 1st Lender:HOPKIHS WILLIHM R JR
$0 2nd Lender:
.--- SALES ---
'J6/30/81 DEED
1:L/116/91 DEl:.D
$212~000 HOPKiNS WILLIAM R JR
$313~~e0e VIC.u INVESTMENTS INC
B.-.'p 15662/655
Doc: 91-167093
======================= COMM~RCIAL BUILDING
3-2-2- 10- 6
Unl ts=
identIcal unlts~
Ll.....lng unIts:
Blog: l of 1 Card:
o Ye1r bUIlt:
13 Eff year bUilt:
o Cvd ParkIng:
DETAILS ==========================
1 of 1 Value: $64~5ee
€I BUlldlng fype:
o Roof materIal:
o Unc....d parking:
1::.1
3-2-3- 16- ::) -. Hdd r-: 45') WU A~'RIENUE:: A.....E
-'
Ol..uner: [\\.JOO 1'I0RT UAI-.:" " LIFE PLAN INC
Ta:>.: Pa'd~r : DODO t10Rl UAR'y' LIFE PLHN IHe Tenure: F Seml-Annual Ta>-:: $369
fax lnll . 92 POt-~AHAMRI Sf REEl. HIUJ~ HI 9b7213 USA
.
Rssessed 'Ja 1 ue Exemption SIze BldQs: ~ Dwel.l ings: (1
Land: ~'3~ 800 ~) 10~'544 sq tt PITT:300 ZonIng: CO-20
"lot Bldg: (1 0 €I sq ft. Use: 0 Hbhood: 2345
1 st LClan:
2nd Loan:
$1:3 Loan 't ype : 1.::.. t Lende-(':
$1:3 2nd Lender:
---- SALES ---
u5/20/91 DEED
1Zt5.....~~/';;l1 DEED
~~ CHON8 HARVEY C SR/PHYLLJS C
$155~~e0 DODO MOR1UARY LIFE PLAN INC
Doc 91-1364206
Doc; 91-064207
LC['t 1821087
3-2.-..t..- 1';;1- 4::.::
Owner: RODR[bUES~HLF~ED/LHVERNE -
.:'
"' a>-. Payel~ : ~:ODR .I. 6UES ALFRED/LHVERNE S Tenure: F Seml-Hnnua1 fa:--,: $668
Tax Blll : P fJ BO:o-.: 4293> HILO. HI '='b72 a USA
~-=ls.==.essed value ExemptIon SIze 1::109':;: e [.\we 11lngs: 13
Land: 133.5013 ~J 14,8313 sq ft P 1 n : 3013 Zoning: CG-7.5
Tot: T::ldg: I] ~ ~ sq ft U.:;e: ~3 Nbhood: 2221
1st Loan: $181.::>59 Loan 't':lpe:CO l:t L€:'nder:REALTV FIHANCE
~nd Loan: $(1 2nd Lender:
--- SALES ---
04/16.-'.'::11 I.JEED-t'l
$2(5~ 01:-)(1 RC.lDRIGUES ALFRED/LAVEPNE ~.
[,)oc 91-04771::')
I >
VACANT LAND SALES
3-2-4- 25- 14 Rddr=ULULANl Sf
Uwner: TOLMIE,JOHN 5 JR/LINDR H
Tax Payer-: TOU1IE JOHN S JR/Llt-lDA A
fax Blll : 688 KINOOLE ST STE 1213, HILO,
Assessed value Exemptlon
Land: 122, 1~)0 I.:'J
lot: Bldg: ~) 0
1 st: Loa.n:
2nd Loan:
Tenure: F Seml-Annual
HI 96720 USA
Slze Bldgs: e
l::h 790 sq ft PITT::::::00
121 sq ft Use: e
$6 Loa.n type: 1st Lender:
$0 2nd Lender:
--- SAL~S ----
(:'l9/~6/89 AS
~9/06/89 AAS
11/22/91 DE:.ED
11/22/91 DEED
~115,00e ISLHND TITLE EXCHANGE INC
$115,00121 LONO KONA PARTNERSHIP
$L45,0~0 T G EXCHANGE IHC
$245,~00 TOLMIE JUHN 5 JR/LINDA
~-2-L- ~3- ~ Hddr:l~29 KILAUEA AVE
Lessor: PArRICK Y TAKETH APPRAISALS
Tax Payer: PATRICK Y TAKETA ~PPRAISHLS
fax Blll : 820 PIILANI STREET, HILO, HI
Assessed value Exemption
Land: 24?,~00 13
fot Bldg: 102,90121 ~
1 st Loan:
2nd Loa.n:
Lessee: S & F LAND CO INC
Tenure: L Sem~-Hnnual Tax:
96720 USA
Size
,3(1, 12100 sq oft
o sq ft
Bldgs: 1
PI TT: 30~::t
Use: "'~
$0 Loan type: 1st Lender:
$0 2nd Lender:
--- SALES ---
j2/23/83 AS
10/3e,t/9et DEED
11/18/':H L
$1 ~0" t11:30 WALLHCE 111 I LL I AM K/FLORENCE W
$399~0~0 PATRICK Y 1AKETA APPRAISALS
$1~~18~~0~ 5 & F LAN~ cO INC
3-2-L-. 9- 56
Owner: MATSUURA kICHRAD/~UTH H
Tax Payer: MATSUURA RICHRRD/RUTH H
fax Bill : 815 KIHOOLE ST, HILO~ HI
Assessed value ~xemptlon
Land: 256~le0 0
fot Bldg: 800 ~
Ta)l' :
$611
Dwellings: €I
Zoning: CG-7.5
Nbhood: 2424
LCD 1664591
LCD 166459~
LCD 1867275
LCD 1867276
$1,675
DIJ,el 1 Ings: €I
Zoning: CG-7.5
Nbhood: 2222
B/P 17538/533
[)oc q0-168405
Doc 91-158218
Seml-Annual Tax:
$1~284
Tenure: F
96720 USA
Slze
20~090 sq ft
o sq ft
Bldgs: 1
PITT:300
Use: 0
Dwellings: 0
Zoning: CG-7.5
Nbhood: 2222
1 s. t Loa.n:
2nd Loan:
$186,~0e Loan type:CO 15t Lender=WESTERN FARM CREDIT BK
$0 2nd Lende)"':
--- SALES ---
04/03/81 DEED
11/13....92 DEED
$250,000 LANDS O~ KUKUAU
$335~000 MA1SUURA RICHRAD/RU1H H
WONG JOHN M/CAROLINE F
LCD 10b4130
LCD 1970281
======================= COMMERCIHL BUILDING DETAILS ==========================
3-2-2- 9- 56
Unl. ts:
Identlca.l unlts:
Llvlng units:
Bldg: 1 of 1 Ca.rd:
'.3 "'ear bUilt:
o Eff ~ear bUilt:
o Cvd Parking:
::)-2-2- 8- 18
Owner: EAST SIDE COMPANY INC
lax Payer: EAST SlDt COMPANY INC
Tax Bill: 331 HOOK~HI 5T #201, WAILUKU~
Rssessed value EAemptlon
Land: 309~700 ~
Tot IHdg: 0 (1
1 of 1 Value:
~ BUilding Type:
o Roof material:
e Uncvd parking:
F ':::em I-Annua 1
USA
1Hd9S: 0
sq ft PITT:300
s.q ft Use: 0
Tenure:
HI 96793
Slze
.34~416
o
1st Loan:
2nd Loan:
~~ Loan type: 1st Lender:
$13 2nd Lender:
--- SALES ---
07/25/79 DEED
l:15/e9/Yl DEED
$~65,"0u0
$360,0013 EASl SIDE CO LNC
$800
o
Tax:: $1,549
Dwel11ngs: e
Zoning: CG-7.5
Nbhood: 2222
B/P 13915/491
Doc 91-058744
t .
VACANT LAND SALES
3-2-2- '3- Ll
Owner: \"ANAZAKI,HISAO /ETAL
Tax Payer: YHNAZAKI HISAO/ANNE
Tax BlII : 110 KAMEHAMEHA AVEHLE" HILO,
Assessed value Exemptlon
Land: 54~b0e 0
Tot Bldg: 13,,13139 13
Tenure: F
HI 96720 USr:.l
Slze
7 , 7'~B sq ft
o sq ft
Semi-Annual Tax:
$328
Bldgs: 1
PITT:300
Use: 0
Dwell1ngs: 0
Zoning: CG-7.5
Nbhood: 2225
1st Loa.n:
:..::nd Loan:
$0 Loa.n type: 1st Lender:
$0 2nd Lender:
--- SAU's ---
H~l/ 16/90 DEED
$70,0130 YANAZAKI HISAO/AHNE M
Doc 90-161083
3-2~2- 8- 6 Addr:118 KUKUAU Sf
Owner: COLLECTION AGENCY OF HI INC
Tax Payer: COLLECTION AGENCY OF HAWAII
Tax BIll : ATIN PANG F 1616 LILIHA ST,
~s~essed value Exemptlon
Land: 43,000 ~
lot Bldg: 3,790 0
Tenure: F Semi-Annua.l
HONOLULU, HI 96817 USA
Slze Bldgs: 1
5,376 sq it PITT:300
o sq ft Use: U
Tax: $231
Dwellings: 0
Zon1ng: CG-7.5
Nbhood: 2229
1st Loan:
Lnd Loan:
$65,001:3 Loan type:PM 1st Lender:tHSHIYAMA DENNIS/LEILANI R
$13 2nd Lender:
--- SALES ---
~6/25/87 DEED
03/25/91 DEED
$8b,000 NI5HIYAMA1DENNIS/LEILANI R
$165,900 COLLECTION AGENCY OF HI
B/P 213819/60
Doc 91-037623
~-2-2- 8- -, Hodr: 1.~0 KUKUAU ST
I
Uwner: BEAVEN llARBA
"'ax Payer: Bt.::f..WEN BARBA lenure: F SemI-Annual Tax: $291
fax IHll . PO BOX 274, HILO, HI 9';7213 USA
.
Rssessed value Exemptlon Slze Bl1::lgs: 1 Dwellings: 13
Land: 55,700 €1 3,715 sq ft PITT:300 Zonlng: CG-7.S
Tot Bldg: 2.,900 0 0 sq it Use: t~ ~~bl'ood: 2223
1st Loan:
Lnd Loa.n:
$59,5013 Loan type:CO 1st Lender:BK OF HMERICA
$0 2nd Lender:
--- SALES ---
11/01/88 DEED
08/25/92 DEEI)
$50,000 N1CHOLSOH RONALD L
$85,ee0 BEAVEN BAPBH
B/P 22524/397
Doc 92-138362
====================== I-<'ESIDt::.t-tTIAL BUILDING DETAILS
3-2-2- 8- 7 hldg: 1 of 1 Card: 1 of 1
--------------------------
--------------------------
Cla.ss: Other
+-------------------------------------+
: No sketch a.va1lable from ~a~ off1ce :
+-------------------------------------+
3-2-2- 8- l::l Hddr:L? LILIOUKt4LANI LH
Owner: DUART~,EMILY SOHRES /tTAL
Tax Payer: DUARTE Et1ILY 5
Tax Blll : BOX 34b RT 2~9
Assessed value
Land: 75,300
Tot Bldg: 8,70~
1 enure: F
NORTH, WAWARSING NY 12489
t~emptlon S1ze
37,650 ~,,889 sq ft
4,350 0 sq it
Seml-Hnnua.l
IJS~".:t
Bldg~: 1
PITT:300
Use: 0
Tax:
$207
L'welllngs: 0
Zon1ng: CG-7.5
"'~bhood: 2224
:l.st Loan:
2nd Loan:
$65,800 Loan type:CO 1st Lender:FIRST PACIFIC MORTGAGE
$t!} 2nd Lender-:
--- SALES ---
~9.....06/85 DEED
02/09/90 DEE!,)
$"(' 2,600 DUARTE EMILV ETAL
$94,000 LICHTENSTEIN JOHN S
B/P 18915/317
Doc 90-018924
~-:.2-2- 8- c:
Un1 ts.:
IdentIcal unIts.:
LlvIng unlts:
Bldg: 1 of 1 Card:
o Year bUIlt:
~ Eff year bUllt:
o Cvd ParkIng:
DETAILS ==========================
1 of 1 Value: $8,700
o BuildIng Type:
o Roof materlal:
o Uncvd parklng:
~1
======================= COMMERCIAL BUILDING
. .
VACANT LAND SALES
3-2-2- 8- 9 Hddr:138 KUKUAU ST
Owner: BEAVEN BARBA I
Tax Payer: BEAVEN BARBA TenuY'e: F SemI-Annual Tax: $44i
lax Bill . PO BOX 274, HILO.. HI 96721 USH i
.
f.lssessed va 1 ue ExemptIon Size Bldgs: 1 Dwell ings: 0 :
Land: 84..400 ~ 5.. 625 sq ft PITf:30e ZonIng: CG-7.5'
Tot Bldg: 4,.500 ~ '" sq ft Use: 0 Nbhood: 2223
l,;.t Loan:
2nd Loan:
$87,500 Loan type:CO 1st Lender:FIRST HAWN Bk
$0 2nd Lender:
--- SALES ---
12/01/78 DE.ED
10/eJ7/87 DEED
03/23/93 DEEu
03/23/93 DEED
.$5~,e0(:t
$50..000 NORRIS, FLOYD F/ANITA 5
$12~..000 ISLAND TITLE EXCHANGE IHe
$125,000 BEAVEN BA~BA
B/P 21207/646
Doc 93-045689
Doc 93-045690
====================== RESIDENTIAL BUILDING DETAILS
3-2-2- 8- ~ Bldg: 1 of 1 Card: 1 of 1
----------------------
--------------------
Class: Other
-----------------------
OTHtR BUILDING IMPROVEMENTS ----------
Qty Year SIze Area Grade
1 1933 0 X 0 264
Type DescrIptIon
RSl Wd utll bldg
Condition
A
+-------------------------------------+
: No sketch avaIlable from tax offIce :
+-------------------------------------+
Jr''t..
3-2-6- 15- 25 Addr:600 WAINAKU ST
Owner: PAGAN MARTIN SR
Tax Payer: PAGAN MARTIN SR
Tax BIll: 84-665 ALA MAHIKU DR #150B,
Assessed value Exemption
Land: 39,900 13
Tot Bldg: 0 0
Tenure: F Semi-Annual
WAIANAE, HI 96792 USA
Size Bldgs: 9
6..285 sq tt PITT:100
o sq ft Use: (1)
Tax: $171
Dwellings: (1)
Zoning: RS-7.5
Nbhood: 2611
1st Loan:
2nd Loan:
$0 Loan type: 1st Lender:
$9 2nd Lender:
--- SALES ---
84/05/93 DEED
$60,000 PAGAN MARTIN SR
Doc 93-053433
SUBJECT PROPERTY PHOTO ADDENDUM
Robert G. Bloom, Jr. Real Estate AppraIsers Inc.
State Certified General Appraiser, Lie #162 expires 12/31/93
120 Pauahi Street, Suite 206
Hilo, HI 96720
(808) 961-3704 FAX (808) 961-4600
File No. 3119
VIEW OF SUBJECT AREA
POR. TMK: 2-6-7:5
ROAD SCENE OUT OF
SUBJECT AREA
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Hazard Zones for Lava Flows
Zone Percent of Percent of area Explanation
area covered covered by
by lava since lava in last
1800. 750 yrs.
Zone 1 greater greater Includes the summits and rift zones of
than 25 pct than 65 pet Kilauea and Mauna loa where vents
have been repeatedly active in historic
time.
Zone 2 15-25 pet 25-75 pet Areas adjacent to and downslope of ac-
tive rift zones.
Zone 3 1-5 pet 15-75 pet Areas gradationally less hazardous than
Zone 2 because of greater distance
from recently active vents and/or
because the topography makes it less
likely that flows will cover these areas.
Zone 4 about 5 pet less than 15 pet Includes all of Hualalai, where the fre-
quency of eruptions is lower than on
Kilauea and Mauna loa. Flows typically
cover large areas.
Zone 5 none about 50 pet Areas currently protected from lava
flows by the topography of the volcano.
Zone 6 none very little Same as Zone 5.
Zone 7 none none 20 percent of this area covered by lava
3,500-5,000 yrs ago.
Zone 8 none none Only a few percent of this area covered
in the past 10,000 yrs.
Zone 9 none none No eruption in this area for the past
60,000 yrs.
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HAWAII
COUNTY ZONING ORDINANCE
(ORDINANCE 63 - CHAPTER 8
HAWAII
COUNTY
CODE)
-~
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DISTRICT HEIGHT LIMIT
DESIGNATION SITE AREA SITE WIDTH
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RM (NUMBER AflU "RIll. INOICATU .lQUUtfD QI CXIIIMIISIOII. CoITY 01 ',- 10" ..IIIIIM ......- ADOIT IOII&L Z' ,0lIt I ACM J OORMITOJllY MU MOUllltUUNT ,OW lAC" J liD..
LANO AAU ~ THOU~NDS 0' SQ. n "lit HlLG"IOSTon"ROft.. WIOT1I 10' ADOIfIGIIAL ITOM' NltlllrrTQ 4 MAXU'UIII DlIltSITY. no SQ. n Pl... ,,/7
DWELl.INI ""'TI 5 ",CIII("E:I.,.5 '0It DlSTlhCTS-l',I,IS,I,I.a.S,U.4
'Pl"'N .......OV...L ,0lIt ALL usn . IU'II"OIN&S
SI"CLE FAI/'II...Y OWI"I...L~GB fONE PElt ,wt.DW5 SlfE), eoU.',uCAL GARDENS. TItUCK GAADE"llN5, PHYS1C"L fl'ttOC(SS" III ACAI IIIIN'IIUIlI. III ___ avt..... ","II I AItU LUI T.... III ACltf - US( .1 JU:GUl..ATIOId
RA RESIDENTIAL AND AGRICULTU"AL ING (fXCLuSlvt 0#' COOJtING ANO CANNING), RAISING 0It 1l[fP1N5 01 ANlM"LS I[XClPT PIGS st.e.IECT TO _l- AC ..cIIr....TI ... TO fOO' fOIl' 1/1 lie flLUI
(NUMSEIt A'TEII -IIA" INDICATES _I[QUI'-ID QUlIt(IIIENTS 01 DlPT 01 MfALTM . "PPRO'o'AL Of' TH( OlltECTOR. GOLf COU.SU, PUBLIC MIIICS, HClMI OCCU- Z III lTo.tlu. 35"'" . &C. ..". IIOT L..Tt:D ZO"eM [AQI ADOITIOIIAL P'WOIIT . 1tIAIt-IS'.IIDI-.'
HUMBEIt OF ACPU Pfa ~ILDlfil' !ITI. NTlONS, COIIIM(ItCIAL STULES tww.. , ACI), F'ftIVAn (.Lues, _[SOftT It"NCHlS. UtflfLOS, DftIVINI ~. 011""- TO IlAXI-" 011 J AC. 1/1 "c.W"0 100ft
.. THlATAU, STADIUMS, V[TlItINAltIA..'S OffICI:, ANI....L ~~TAL INVOl..YIN$ IN-PAT lINT IOUDI" OML.~ .....
SU8.lECT TO or"T 01 MULTM It[QUIRflllf.TS . (H..ItACTU 0# N!:IGHIORHQOC) (M1N. J ACS 1, Ac:cnSOfn" usn.
I SMilE ''''11.)' DwELLINGS ION( PU IUtLDIIlIC; Sllll, GOLf ~Sl:s, MIlItS, ~IIIYATI! CLUBS. TItAll.flt NItI: WITN _MUIII avo.. fftDT"" '1t0lllT . .r.u-IO'. IUK-IO' I ARfA L($I TM.... I 1IC1t[ - US[ It.. ItEGU....TlQId
AGAtCULTURAL PL.A" ",,"OV"L ~ TM( OIltlCTOII 15,500 SQ H Of' LAND A.fA PllIt T""IL.EItI.tfIOW( OCCUPATI~ _"ITOIIIlI. ft' 'OR ,..,. At, 10' ACCISIOIlrr IUlL.II, NJO' 2 ACCESSORY SHADE srftUCTYAES (Pl4$T!C/
A AOOITIONAL SiNQ,J f....l1.)' DW(LLINGS '011 P(IISONS EMPloYED 011 TiC PRfMI$I:1. PUBLIC DUW'S, PtGIIItID .... I &at( MINIM""". lac 'ell UOt ~TtOtML . NOlI ,**T NDH.n LN SARAN ROOfED ETC) FOR HORTICULTURE -
(NUMeEIt AFTE" "'A.I"DIC..T($ It[QUIItED .vt....1D ........OW:O 8Y Dfn 0/1 HfAUH . THl DIRECTOIIt. AIAFIEl.OS, 'ISM' POl..I..TItY HATCM[.IfS. PRousaa.I, I 'TO'UIS-.' 'UT IICW(..TI UI' TO ACM, " TO IPOO " SIDE . FROIllT - 10
NUMBU Of" ACRES PU IUILDr", SlTI:) 1T0lltAGI: Mell'" . SALE OF PIItODUCTS PlIIOOUClD ON TH[ PRlMI$U. ItID" ACADf..If.S, DOC ItENNfLl, _MAL 10.000 ACRES
HOSI'lTAl.S, CO....fRClAL (XCAYilTKllI, 5UlST ftANtHES, ......TIN5 a flSHM LDOGfS. ACCESSORY usts
$I'" ""M.lU tlW(LLlJf8S IOfd: PElt aUIlDeNti SrTI:). AGItIQJLTUItAL usn. IU1LDIIlIQS, PltOClSSM. ""NOLI"', A. l...... USI Oft: MAli' IUILO'" S""LL HAVl A 1111.
SALE f11 .RlCULTUlt:AL PItODUCTS PROoueE:D ON THI[ PfIlU.lse:S, MOM! OCCUPATIONS. "'(;GUlES a APlA._ lUfl..O.... SIr. "" .....
U UNPLANNED 0fiI SrYES APNOYtD _Y DlPT 0' H(ALJ'" a Ttot( OIR(CTOII, HU"TlNli a FISHlNA LOOGfS, ACCl:S!ORY 1UlLD- J STC)IIUa.4IFIU . .... leG FlU fItCIIT. SIDII. . ..... 111"
.as . usn.
HOrns, MSORTS. JtfSCMn" IlIOTfL.J. SINGLE - F.....ILY RESIOENTIAL, ACCESSORY COMMERCI"L USES WHf:1I J STORID -.5 FT, .... ~ . .....to; '101." I TM(.r MAY . IIClItI TN.. O"'E III"'. IUILDINe
RESORT - HOTEL SUIKlttOl.ATf TO . LOCATIO IN A MOTEL 0It MAIN AlSORT BUILDING . ACCUI TO SUCH USU IS NOT ~T 'QIIII! eo ft. 011 . "011 . 1T0Il'I' "-US .DOrTlOflIAL I. Gl$T""C[ I[TW[fll _LO'''. - fl'
V tNUNBER "'Tlllt .y. ,"OICA"~S UQUlJtfD DlltfCTLY F"OM MY STRUT 0111 ADJOlNIN5 PAOP(RTY, PiUtKrJrIG LOTS Oft BUILDlt~GS. TAXICAB STATIONS AND STORIII. CITY Of" "LO. ID 11.000 10 " AVE.". W'DTN. eo " ~ ... UCN .DCMTIOIIAL "IIIA)(,IMUM OfllllTY, "60 sa " ... .....
LA"It AftF" IN THO"Solt.14oa Cf' !Cl .1' P[1t O"ICIES, SMALL IOAT MARIOtt' . DOCKS, DANet P"YILIONS, OPE. A" THlAT_n, TftAVll. AGENCIES' I.FOII- STOfUI:S ~120 n .KEAUNOU ITO'" ".'TTII 4 DOllS"" ?S, I. us. IS. ~AJtO .. INCM..rll"
Hor!".. tilt ..P"RTV!"NT U",lT "V.r INOtC..TES ".TIOII CENTERS,OTHf. usn Tt<< DIRECTOlt [)[TER"INES TO B( NECESS"RY TO THI PAOPf. F'VNCTIO.,INli . llAHALUU .....S 01 150 IQ "
10 ST()~IES I'IILO, 7 !TOIt'fS .cAH'~JU . KIAUHO OF. ItI'Sl)ItT .lItEA. DUPLlX OR OOUBLE -FAMILY. MULTIPL( - FAIIIILY R(SIDENTIAL DW!LLINGI ., STORlfS -80 nrT I PU. ~PItOYAL lIt(OUlltED Of" ALL STltUCTUltU. UiID
I IlE:DeCAL . DlNTaL (;[NTEAS HOT P(R..ITTI'tCi IIiII-NTt(NTS. PlItf5CAlPTlON PHAAMAClfS. BANKS. L(NDUfli "GENCtls. lITOltlU~SO n.on ..- 01: tII:.... -u', SID(- .......AN """"AL .01.1_0 MALL STflUCTuRU . usa
COMMERCIAL - OffICI: PMOTOGIU.PH[IlI QIIt CO....UCtAL. ....TlST STuDIOS. COHI[( SI'tOPS. B..RBl_ a BE"UTY SH0f'3 IIUrS STANDS f11 HILD. 10 STO'UD-IID .0Id IXCI" " PUll
CO (NUM'![A AFT[1t 6CO" IND'CAT(~ ..1111 L.DT PROVIDED THt:Sl usn Ul lOCATED WITMIN A aU1LDlNe COfltT,C,JNlHli 0Nf 0' TH( usa l.ISTEO ABOYf AI A .. -- .....- -
PRIN'- oAl. USl. PiUtKINQ LOTS 0" aJll.DINGS, DJtV5; STOA[~ RESTAUR"NTS, COCKT"IL LOUNGn, NfGHT a.uaa. 10,_ ...n WlDT" 100'
!:1Z( IN THOUS"NDS Of SO HI B"5INl5- a TI[CHIlICAL SCHOOLS, SCHOOLS. STUDIOS FOIl PHOTOGRAPHY. ART. MUSIC, . DANCf. HOTns . APAlIIT-
"on- ~"l.S PltOYlDED DfNSITY IIOT (JtCUO 0trI[ UNIT pfIt 1,Z:5C) SQ F"T 0/1 LAND ARI[", ACCUSOItY uSII
ALL It(TAIL ..JSU COJiIOUCTED WlTHDI aJILDllICi, SEAVIC[ STATIOIG, MAlllNS LOTS Oil SUILorNGS. .....llS. MRK. .-T' lItl.Ul'I8._Df."'" t "'''IIINI", COIlUII~ ....y "IItM" 0It ftIOU,1t1
CN ~EIGHBORHOOO COMMEffClAL . BEAUTY S...,.., LAUflIOEAUTI . fl'lCll.... STATION, CCI""U SHops, ft:[STAURANTS,....R . toeUAll LOUJrrlGl:S 1XCI7T IY II'l\.M -... ..........
(NUMaEII "HllI -a'- lNDiC..TfI MI" LOT PRO\IIOfD NO Ivr [NfIRTAIN"E:N1' IS PROVIDED Olt DANCIIIK IS ALLO.-lO, MlOIC"L . OU,TAL CEIifTERS IIOT J SfOlltlll.4C! 'fU 7,_ .. " IIIrHlMUIII ...- 1 ANY PIIOQUCT fltK)DUCEO WITHIII A c. DISTaICT
"'EMITTINe IIrrf ,",ATIENTS. PUBLIC BUIl..DlJrfGS ,",HQTOc;R:A,P"'" 0It COM..[IICIAL &AT STUDIOS. f'RfSCRIPTION PH..It- WIDTH 10' MUST . SOLO C* TNt "f..tSU WMER! MOQUCE:D
SIZE IN THOUSA..OI 0'10."1 ~l:Q R:;"~... S~~:: ::Af'f~':N:~N~'~:I~DS~~":'f;::~O~H=:"...::s~~1 ;:;: ....x DENSITY fI' 111\..111 ~ RmUltr'b f11 ALL STItUCTUllIES . U!D.
"eo. . "eN" uSts "LUS P[JtSONAL SlltVl(f )/UI. "AIifU'''''UIltI''5 Of 1itOIII. NOXIOUS TYP( GOODS W~Jt( THI 1 STO't1U-4' 't,eny FItO"T OR ~"R-l&~ 1101[- L "l.AN -"""'OVAL RlQl.IIt[O Off ALL tTlt\JCTUIIU . USES.
GENERAL COMM[FtCtAl ONLY S"LEI CM,lTLlT IS ON THf "(IIIISU, AftT G..u..fIlIES CAlEIIEItS, CLEANIN/) ....ANTS USrNG NON FLAMM- Of" HILO, 10 STORI(I- NOII[ EXCfPT IT PL....
CG {NUMaEIt "flU "elf INOICATU 1111" 1O7 AILl CLEANrNli AGENTS, PItINTn. SHOPS, 'AIC[RI[S,II..oIO I TV STATIONS a nUOIOS, IIOWLINQ ALLcYS, Poot.. 110 " 7,_ MOT IIIMIIIUII -..- .P"OVAL
SIl[ 1111 THOUSANDS 0' 10 r-:.) MAUS. QRIYl-l. USU, USED c..1t LOTS. G~NASIU"S I REDUCING SALONS, HOSPIT"LS a SANITAltIUIIIS.HOTlL .1OT1I 10'
a AP..RT"ENT-HartLS PItOVIDID DU'S1TY NOf (XCEfD ONE lItfNTAIU UNIT Fait (ACK 500 50 n Of LAIiID
AREA, Al,I)lTORtUIIIS . THUTItEt, MDD(L HOIIIIS fOlt DISPlAY OJIILY, "CC(S$OftY US..
"tN- USls fl'LUS Cl.UlIl'" fl'LAN'TS USlM' NON 'LAM..ABL( Cl.("N1NI AGENTS. NEWSPAPERS JOI PHINUM .
CV VilLAGE CO"ME~"" SIMILAR usn O[SIGNED TO Slltv( THE: LOCAL AIlEA, ItESTAUR&NTS, ....AS . COCKTAIl. L~S, MANUfAC-
(NU"'U Anu -Cv" INDICATn IIIN LOT TI..ItING 01 JlIItoouCTS . DtSTlttIUTE:D TO MTAIL OUTUTS IN THI[ I....[DIAT( COMMUNITT, COMMUNITY CLues. II1D.I(I.5O nET ',- 10 Ft IIIINIIII'UII -- ..... .. ..- S... AI AIIOVC
ftOOIIIIN' Oft IDARDING HOUffS, ItUIDlNTIAL uS( I" CO"N(CTlON WITH oPU..TtOlII 0' AllY "'''MITTIO ..or. iii
SIZE IN 'NOUSANDI Off H ") usn. IUS . TOUR STOPS, Tlc..n ..GEtteII[S. COtifMlftClAL ....USEM(NT (ST"ILISHME"T'S, U5[D CAIt LOTI.
.AL1. SCAL.E "'afT SHOPS (..,u S E"PLOnu), AUTO SlRVIC( STATtOfIl, ACC[SSOIn' uKl
LIGHT INOUSTRIAL usn WITH '<<l M[ASuAABLl NUlSAIifC[ QUALiTlU, ....I..AL HOSPITALS WIT" 'ACft..ITIU '011 FRO"T . R[AR-'5~ 'IDE-
LIMITED INDUSTRAL eoARDINI C# "O.E THAN 20 .NI....LS. S(ItVIC( STATIONS. fSAl((ftIfS, L"UNO..ltlfS. CAPENTRY . IUCTlnCAL
ML (HUM'EIt "" Tfilt....t: INDICATU 111111 l.OT SHOPS I STOR"GE. CONTItACTOM YAItDS. '.[IGHTUIta Y....DS. INCIDENTAL LIVllrf1 OUAItU.... u...... y...... ...IMI ....... lION! EXC[PT IY PLA"
Sill IN THOUSANDS OF SQ "', If NUNIEII II MACttlNE . SH[ET MnAL SHOPS. NlwSP"PER . f'U8I..ISHIIfli HOUSES, fQUIPMf..T SALES . sotVtCfs, TItAIII" J STO'"U-41 '(U 10,_ ...n ...no ,,' APPROVAL .... .., AICHC
FOLLO.lD BY "N ..- IT INDICA"""(I ACAU. PORTATIOtf TlItMIN......S, WMOL[SAl.ING . ......EHOUSING. AlftFl(LDS. STONI: CUTTING, PUILIC DUMPS, .......
YARDS. AETAlL SALa INODfNTlAl TO A P[ItIllITTfD US(, ACCUSORY eutLDlNU . usn
....L U$(S PL.US ,RICll fAClORlts. BULll STOltAG[ 0/1 nPLOSI\I[ PRODUCTS Iy"USE PERM'T; CONCMT( ..... ,-' . ....." Id. SIOl-1iIOtC
MG GENERAL INDUSTRIAL DUCTS MAHUFACTUAINli, lATCHING P....AfllTS. STE(L '''IRICATION .....ANTS. SHIPYARDS. POWER Pl"NTS. OUAItRe:I, (XCI" IT ..... -
(NUMBEIt AFTER "..G.lfifOICATU IIIIN LOT INCIDENTAL. 5lll'lI(:l:S, """MAL MOSPlTALS . OUAJtANTINE STATIONS. ANIMAL SALES . 'UD Y....OS, Cl_1fT 11TCMun .110 P'DT 10,_ Mft ..'IIIUII AVO..
SIZE IN TI'IOUSANOS OF SQ n:. If ......1111 IS PL"NTS, eRIWERln. FlRTILIltlt I'LANTS, CANNEItIES, M[AT PACKIN' ""'ANl'1, WOOD PROCfSSllrt' p\'ANn. ...... AflPRO_L TO ." .nIT" rod ..... AS .-.
FOLLowED IY AN .... IT INolCAT€1 ACMII S"ll.T'JrrlG PLANTS. "'....ilLS, SLAUGHTEItHOUSU, TAN'\IEAIES. SUGAR IIIILLS 0'- MfINERIU. L1'VIIllG OUAItTlItI
, FOIt WATCHME'" f11 INDUSTIl:1AL. PROPERTI(S, PUBLIC DuM"'. AC(lSSOlIIY IUILOllltiS . usn
PUBlIC PARllS. GCIL.F' COUItSU . CO..l"T"Y ClUIS. HISTOItICAL IlIOIlIUMlJrfTS, TOUItIST ATTIIIACTION1.......TI - - - ..... I P\.A".Ut. COIIIIIIISlIOII TO DlTrItMU'1
fl(CR[ATlONAL USfS. ACCU$Otty US..
0 OPE. --I PIC I .. I I D I. PL. . PPIOYAL 01 U . . P II MIT_
I
I
18
PJlEMRIO ." "'.....,.. IPlIJIT_1If
QIUIIn 011 ......
. ,
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all
conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the pnce is not affected
by undue stimulus Implicit In this definition IS the consummation of a sale as of a specified date and the passing of title from seller
to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well Informed or well advised,
and each acting In what he considers his own best Interest, (3) a reasonable time IS allowed for exposure In the open market;
(4) payment IS made in terms of cash in US dollars or In terms of financial arrangements comparable thereto, and (5) the price
represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions*
granted by anyone associated with the sale.
* Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
readily Identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments
can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that IS
not already involved In the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar
cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the
financing or concessions based on the appraiser's Judgment.
CERTIFICATION AND STATEMENT OF LIMITING CONDITIONS
CERTIFICATION: The appraiser certifies and agrees that
1. The Appraiser has no present or contemplated future Interest in the property appraised; and neither the employment to make
the appraisal, nor the compensation for It, IS contingent upon the appraised value of the property.
2. The Appraiser has no personal Interest In or bias With respect to the subject matter of the appraisal report or the
partiCipants to the sale The "Estimate of Market Value" In the appraisal report IS not based in whole or in part upon the race,
color, or national origin of the prospective owners or occupants of the property appraised, or upon the race, color, or national
ongln of the present owners or occupants of the properties In the vicInity of the property appraised
3 The Appraiser has personally inspected the property, both inside and out, and has made an exterior Inspection of all comparable
sales listed in the report. To the best of the Appraiser's knOWledge and belief, all statements and Information In this report are true
and correct, and the Appraiser has not knowingly Withheld any significant information
4 All contingent and limiting conditions are contained herein (Imposed by the terms of the assignment or by the undersigned
affecting the analysis, opinions, and conclusions contained in the report)
5 ThiS appraisal report has been made In conformity With and is subject to the requirements of the Code of ProfeSSional Ethics
and Standards of ProfeSSional Conduct of the appraisal organizations with which the Appraiser is affiliated.
6 All conclUSions and opinions conceming the real estate that are set forth in the appraisal report were prepared by the
Appraiser whose signature appears on the appraisal report, unless Indicated as "Review Appraiser'. No change of any item in the
appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no responsibility for any such
unauthonzed change
CONTINGENT AND LIMITING CONDITIONS: The certification of the Appraiser appeanng in the appraisal report IS subject to the
following conditions and to such other specific and limiting conditions as are set forth by the Appraiser In the report.
1 The Appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or the title thereto,
nor does the appraiser render any opinion as to the title, which IS assumed to be good and marketable. The property IS appraised
as though under responsible ownership ,
2 Any sketch In the report may show approximate dimenSions and IS included to assist the reader In visualizing the property
The Appraiser has made no survey of the property
3 The Appraiser IS not required to give testimony or appear In court because of haVing made the appraisal With reference to
the property In question, unless arrangements have been previously made therefore.
4 Any dlstnbutlon of the valuation In the report between land and Improvements applies only under the existing program of
utilization The separate valuations for land and building must not be used in conjunction with any other appraisal and are invalid if
so used.
5 The Appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would
render it more or less valuable. The Appraiser assumes no responsibility for such conditions, or for engineering which might be
required to discover such factors.
6. Information, estimates, and opinions fumished to the Appraiser, and contained in the report, were obtained from sources
conSidered reliable and believed to be true and correct However, no responsibility for accuracy of such items fumished the
Appraiser can be assumed by the Appraiser
7 Disclosure of the contents of the appraisal report IS govemed by the Bylaws and Regulations of the profeSSional appraisal
organizations with which the Appraiser IS affiliated.
8 Neither all, nor any part of the content of the report, or copy thereof (including conclUSions as to the property value, the
Identity of the Appraiser, professional designations, reference to any profeSSional appraisal organizations, or the firm with which the
Appraiser IS connected), shall be used for any purposes by anyone but the client speCified in the report, the borrower If appraisal
fee paid by same, the mortgagee or ItS successors and assigns, mortgage Insurers, consultants, profeSSional appraisal organizations,
any state or federally approved financial institution, any department, agency, or instrumentality of the United States or any state or
the Dlstnct of Columbia, Without the previous wntten consent of the Appraiser; nor shall it be conveyed by anyone to the public
through advertiSing, public relations, news, sales, or other media, without the wntten consent and approval of the Appraiser
9 On all appraisals, subject to satisfactory completion, repairs, or alterations, the appraisal report and value conclusion are
contingent upon completion of the improvements In a workmanlike manner
DateJ~_l'!~_ _~ ~_ _! 9..~l_ _ _ _ _ _ _ _ _ _ _ _ _ _ __
FIRREA
Jan 91
4' , .
ADDITION TO CERTIFICATION AND STATEMElfT OF LIMITING CONDITIONS
for conformity with
Uniform Standards of Professional Practice
10. In compliance with Rule 2-3 of the Uniform Standards of Professional Practice,
I certify that, to the best of my knowledge and belief:
- the statements of fact contained in this report are true and correct.
- the reported analysis, opinions, and conclusions are limited only by the reported
assumptions and limited conditions, and are my personal unbiased professional
analysis, opinions, and conclusions.
- I have no present or prospective interest in the property that is subject of this
report, and I have no personal interest or bias with respect to the parties involved.
- my compensation is not contingent upon the reporting of a predetermined value or
direction of value that favors the cause of the client, the amount of the value
estimate, the attainment of a stipulated amount, or the occurrence of a subsequent
event.
- my analysis, oplnlon, and conclusions were developed, and this report has been
prepared, in accordance with the Uniform Standards of Professional Practice.
- I have made a personal inspection of the property that is the subject of this report
(If more than one person signs the report, this certification must clearly specify
which individuals did not make a personal inspection of the appraised property.)
- no one provided significant professional assistance to the person signing this
report. (If there are exceptions, the name of each individual providing significant
professional assistance must be stated.)
DISCLAIMER OF HAZARDOUS SUBSTANCES
This is to certify that we have not observed nor have any knowledge of the existence
of potentially hazardous materials or pollutants used in the construction or maintenan
of the building, such as the presence of urea formaldehyde foam insulation, and/or the
existence of toxic waste, which mayor may not be present on the property. However, w
are not qualified to detect such substances. The existence of potentially hazardous
waste materials or pollutants may have an effect on the property value. We recommend
retaining an expert in this field if necessary.
Date: June 3, 1993
Appraiser(
FIRREA 91