Elwell Conservation Area/Connecticut River Greenway Acquisitionsl
KNOW ALL MEN BY THESE PRESENT
C 3343
of 2206 Hampton Manor, Northampton, Hampshire
in consldoration of Sixty five thousand dollars ($65,000.00), paid,
with wurruntll roucuuatn
of City Hall
210 Main Street
Northampton, Massachusetts
,339
That I, Alice K. Pekaln, a widow, formerly Alice K. Elwell
County, Massachusetts,
grant to the City of Northampton, a Municipal Corporation in Hampshire County
tho land in Northampton, Itampshiro County, Mnssnchusotts, with structures
and improvements thereon described as follows;
PARCEL I. Beginning at an iron pin on the northerly side of
Damon Rond at tho southeasterly corner or land of John I. Bak, said
point of beginning Having coordinatos in The City of Northampton
Coordinate System of North 20183,95 and East 30119,97; thence N 40
20' 00" E along land of said Bak a distance of ono hundred twelve
and ninety -two hundredths (112.92) feet to an iron pin; thence N 45
40' 25" W along land of said Bak and land•of Edward A. and Julia A.
Drozdal a distance of threo hundred eight and forty hundredths
(308.40) foot to an iron pin; thonco N 26 46' 43" E along land of
said Drozdals a distance of sixty and no hundrodths (60.00) foot to
nn lron•pin; thonco N 45 40' 25" W nlong lnnd of said Drozdals two
hundred oighty-four and forty hundredths (284.40) foot to an iron pin;
thenco S 26 46' 43" W along land of said Drozdals a distnnco of sixty
and no hundredths (60.00) foot to nn iron pin; thonce N 45 40' 25" W
nlong lnnd of tho Northampton Regal Trust a dibtnnco of four hundrod
movonty -fivo and four hundrodths (475.04) foot to an iron pin; thonco
H 24 :1o' 30" W nlong land of wnid NurthnmpLou Hognl Trust n distance
of eight hundred thirty -four and fifty- tanvon hundredths (834,57) feet
to an iron pin; thenco N 17 03' 12" E along land of the City of
Northampton a distance of ono hundred ten (110) feet, more or less
to a point at the Connecticut River; thence in a general southeasterly
direction by the Connecticut River a distance of four thousand three
hundred forty (4,340) feet, more or less, to a point; thence S 28 13'
54" W along land of Joseph P. and Janet M. Krok a distance of fifteen
(15) feet, more or loss, to an iron pin; thence continuing S 28 13'
54" W along land of said Kroks a distnnco of ono hundrod sixty -four
and Hixtnon hundredths (164.16) foot to an iron pin nt Old Wntor
Street; thonco N 68 06'27" W along wnid Old Wntor Stroot two hundrod
fifty -four and no hundredths (254.00) foot to a point at Damon Road;
thence N 66 10' 10" W along said Damon Road a distance of fivo
hundrod eight and noventy -five hundredths (508,75) foot to a point;
thenco N 62 36' 05" W along said Damon Rond a distance of one hundred
fifty -ono and forty -two hundredths (151.42) foot to an iron pin;
thence N 37 20' 30" E along land of Moses Dutoau a distance of eighty
and no hundrodths (80.00) foot to an iron pin; thonco N 61 34' 38" W
along land of said Dutoau, land of Edward Baldyga, and land of Lester M
Greenough a distnnco of fivo hundred thirty -six and thirty -six hun-
dredths (536.36) foot to an iron pin; thonco S 28 59' 30" W along land
of said Greenough a distance of seventy -eight and no hundrodths (78.00)
foot to an iron pin at Damon Road; thence N 60 39' 36" W along said
Damon Road n distnnco of two hundred and oighty hundredths (200.80)
foot to a point; thonco N 51 54' 46" W along Hnid Damon Road a dis-
tanco of five hundrod fiftoon and nino (515.09) feet to a
point; thence northwesterly on n curvo to the loft having a radius
of five hundrod seventy -five (575.00) foot along said Damon Road a
distance of seventy -six and forty -five hundredths (76.45) foot to
the iron pin at the point of beginning, and containing thirty -nine
and six tenths (39.6) acres, more or less.
3 5 O
Conveying, also, PARCEL I a Right -of -Way 20' in width leading
from Damon Road across Old Water Street and across the southwesterly
corner of land of aforementioned Joseph P. and Janet M. Krok as re-
corded in Hapshire County Registry of Deeds in Book 1528 At Pages -414
and 416.
PARCEL II, That portion of Elwell's Island, so- called,
located in the Connecticut River northwesterly of the Boston and
Maine Railroad, more particularly bounded and described as follows:
Beginning at a point on the northwesterly side of the Boston and
Maine Railroad having coordinates in The City of Northampton Coordinate
System of North 19153, more or less, and East 32894, more or loss;
thence in n general northwesterly direction by tho Connecticut River
a distance of throo thousand six hundred and seventy (3670) foot,
more or loss to a point at tho northwest and of said Elwull's Island;
thence in a general southeasterly direction by the Connecticut River
a distance of three thousand six hundred and sixty (3,660 feet,
more or less, to a point on the northwesterly, side of the said Boston
and Maine Railroad; thence S. 52 56' 40" W along said Boston and Maine
Railroad three hundred thirty (330) feet, more or less to the point
of beginning, and containing sixty and nine tenths (60.9) acres, more
or less.
PARCEL III. That portion of Elwell's Island, so- called, located
in the Connecticut River southeasterly of the Boston and Maine Rail-
road more particularly bounded and described as follows:
Beginningat a point on the southeasterly side of the Boston and
Maine Railroad having coordinates in the City of Northampton Coordinate
System of North 19090, more or less, and East 33003, more or less; then
N 52 56' 40" E along said Boston and.Maine Railroad a distance of
two hundred twenty (220) feet, more or less to a point; thence in a
general southeasterly direction by the Connecticut River one hundred
thirty (130) feet, more or less to a point at land now or formerly
of The Inhabitants of Hampshire County; thence southwesterly by lnnd
now or formerly of The Inhnbitants of Hampshire County a. distance of
one hundred eighty (180) feet, more or loss to a point; thence in a
general northwesterly direction by the Connecticut River a distance
of one hundred eighty (180) feet, more or less, to the point of
beginning and containing thirty -one thousand (31,000) square feet
more or less.
All as shown on a plan of "land in Northampton, Mass. belonging
to Alice K. Pekala et Als" dated December 18, 1973 from the office
of Harold L. Eaton, Registered Land Surveyor, Sunrise Drive, Hadley,
Massachusetts, to be recorded herewith.
For my title see the Estate of my deceased husband, James H. Elwel'
probated at Hampshire County Probate Court, and deed from my children,
James H. Elwell,Jr., Thomas L. Elwell and Nancy M. Elwell dated July 12
1979 recorded at Hampshire County Registry of Deeds in Book 2113, at
Page 128.
Said real property is conveyed to said City under the provisions of C.L. Chap-
ter 40 section 8C, to be managed and controlled by the Conservation Commission of the
City of Northampton for passive recreation and conservation purposes, which may in-
clude agricultural uses, and for the protection, preservation, promotion and develop-
ment of the natural resources of said City.
i t c O. Lk.:
j =3
14
brief
roup,
s and
infor-
Fiefs:
overea ting mentalillness, and a
variety for people suffering
ilea physical illnesses.
shire.
fealth
,rectory Nurses to meet
whose
blem or The 49th annual meeting of
m g from District One of the
Massachusetts Nurses' Associa-
`Mutual- tion will be held Sept. 19 at the
Franklin Whale Inn in Goshen.
es, lists Registration will begin at 4 :30
ilablein p.m. with a short business
he men- meeting and dinner at 6:30.
leasant There will be an election of of-
ficers.
f local Dianne Uustall of Amherst
a s will speak on Your Value:
at the What is it Worth
etts in Any nurse from Western
ters of Massachusetts may attend.
IasLa Reservations must be made
before Sept. 12 at the District
One office, 38 Gothic Street.
"are
who
can
and
that
they
Bent Scouts organize
l ing FLORENCE
Boy Scout
Troop 110 will hold its first
ups meeting tonight at 7 in the scout
lies room of the parish house of the
iith Florence Congregational
"ly, Church,
are Any boy, 11 or older, may join.
en, Parents who wish information
ts, about the troop may contact the
g, scoutmaster, Paul Conant.
'rom elevator
Salvo House for the elderly, 81
n elevator there yesterday after
arm button in the car, stopping
bor.
partment's second elevator to
car and opened a side panel in
/omen to step into the working
firefighters spread sand on a
Is Avenue parking lot about 8'
11 a car parked in the lot.
'nail Israel
The chairman of the
memorabilia, Elinor Adelson
series of events 'is;: Marcia Sarah Budgar, Faye Isgur, P
ing Goldstein. Serving on theplann- Allen, Margo Coole
nc emmittees are: historian, Bloomber Y. Loufe
Carlson, hospitaiity, Betsy Neugeborn anddGe trude
a D o ris Wolfe, Sunic Kantrowiti'" Berger public itv.
nd 1 Miriam Allen, 'Cppanh9;,, an fl T.a,
THIS AERIAL VIEW shows the outline of 100 acres of land under an option e
the Connecticut River Watershed Council for conservation purposes.
area includes 4,300 feet of river frontage near Damon Road and the 61 -acr
Elwell Island just North of the Coolidge Bridge, P P °ses. The
County considers aiding
of island Property Purchase
jd' the city
The Hampshire County commissioners are right to buy the land for one
'considering giving a piece of county land to option. The council will go before the city's
the city for a proposed 100 -acre recreation conservation commission Sept. a 10 to request
area on the Connecticut River.
The county's land could be used as the sources oftcash to buy the land using outside
city's share of the cost in p the Meanwhile, at least one farmer
property which includes Elwell Island off interested in leasin acres of
Damon Road and about 40 acres along the agricultural land included in the property,
shoreline on the river. Under a proposal, said Terry Blunt, the council's 0 executive
state and federal perty,
y would be sought to director. The money from the lease would be
buy the property for $6 w
Using the county land as its share of the said. toward any costs incurred by the city, he
project could eliminate the need for using any
city cash to carry out the project.
The Connecticut River Watershed Council Ha
The property is owned by Alice Pekela of Manor, who acquired it from her
unique parcel of bein g used for a variety of recreational p
r_
is leading the effort to secure the property, husband, the late James Elwell. It alread is
considered by some as a uni
river 'property. The council has secured the er
P poses by' boaters, picnickers, and cam
q u s.
'Reading notice
O'Rourke's Auto School (Est
1949), New D.E. Class Tuesday,
e
Remember hnvj_
Sept. 11! People's Institute, 3i
Gothic St. Patient, experienciecl
and licensed instructor s
584-4000. lessons for adults. Cfal1
Born in
I lospital t
IRWIN
East St.
Friday.
MCMAH;
5 63 Puffton
c laughter, I,,
MELLST
,lusan, M
a daughter,'
PURDY,
30 King Phil
field. a daui
SHINNE
Deborah, _1
Meet our hottest s
value and great sto!
bridge provide ove
tapes. and portable
and what•nots:End
base and the center,
records. The light
•independent switch
purchased separate/
the regular price by S
be?
regular
REQUEST FOR REIMBURSEMENT FUNDS
FOR THE ACQUISITION OF TITNEUS ISLAND
UNDER THE URBAN SELF -HELP AND
LAND WATER CONSERVATION FUND PROGRAMS
Submitted to Mr. Joel Lerner, Director
Division of Conservation Services
Executive Office of Environmental Affairs
100 Cambridge Street
Boston, Massachusetts 02202
Submitted by: City of Northampton, Massachusetts
City Hall
210 Main Street
Northampton, :'Massachusetts 01060
NARRATIVE
The following is a categorical breakdown of accrued expenditures:
4
a. Administrative expense:
T. Cove appraisal 500.00
Subtotal 500.00
c. Land, structures, right -of -way:
A. Pekala land purchase 64,200.00
Connecticut River Watershed Council
purchase of option 800.00
Subtotal 65,000.00
m. Miscellaneous costs:
A. Pekala property tax reimbursement 110.88
A. Pekala closing costs reimbursement
(Excise Stamps) 148.20
Subtotal 259.08
TOTAL $65,759.08
Maureen Ryan -Wise, Esq.
City Solicitor
DATE: May 15, 1981
Harry Jekanowski, Jr., Esq.
Assistant City Solicitor
CITY OF NORTHAMPTON
MASSACHUSETTS
City Hall
210 Main Street
Northampton, Massachusetts 01060
Legal Department
586 -6950
TITLE CERTIFICATE
I hereby certify that I have examined the title to the premises known as ELWELL
ISLAND in Northampton, Massachusetts formerly owned by Alice K. Pekala and now
owned by the City of Northampton.
At this time the City of Northampton holds good and clear marketable title of
record to the premises, free and clear of all encumbrances which would materially
effect the title, excepting any easements oy)restrictions of records.
Rya
e o So licitor
0 ain Stree
rthampton, MA 01060
�n etiy council, July 17 19 8 0
CITY OF NORTHAMPTON
MASSACHUSETTS
Upon recommendation of the Northampton Conservation Commission
RESOLUTION
City Council of the City of Northampton on this 17th
day of July, 1980, hereby resolves and authorizes the
Conservation Commission of the City of Northampton to
purchase the tract of lance known_as Elwell's Island on the
Connecticut River and the adjacent shoreline that is now
held under an option to purchase by the Connecticut River
Watershed Council, Inc.; containing 100 acres, more or less,
for a price not to exceed $65,100.00, provided that the
following conditions are met:
1. Title to the property to be conveyed shall be
satisfactory to the City Solicitor of the City of Northampton.
2. A letter to proceed with this purchase shall be
obtained by the City from the Director of Conservation Services,
Executive Office of Enviromental Affairs, of the Commonwealth of
Massachusetts on or before August 29, 1980. Said letter to
proceed must indicate that the City of Northampton will be
qualified to apply for reimbursement under the Urban Self -Help Land
Acquisition program of the Commonwealth of Massachusetts if the
City of Northampton completes this purchase.
3. The City of Northampton will not expend the purchase
Made this 2nd day of February, 1981 between the
City of Northampton hereinafter
refereed to as the PARTICIPANT, and the Commonwealth of Massachusetts acting;
by and through the Secretary of the Executive Office of Environmental Affairs,
hereinafter referred to as the COMMONWEALTH.
WHEREAS, the PARTICIPANT has established a Park, Recreation or Conservation
Commission under G.L. c. 45 or c. 40, s.8c and has made application to the
COMMONWEALTH for assistance under the Massachusetts Urban Self -Help Program,
so- called, under Chapter 933, Acts of 1977, as it may be amended, for a pro-
ject briefly-described as follows: (describe project and include description
of property) This project will consist of the acquisition of 99+ acres, including
a 60 acre island (Elwells Island) in the Connecticut River and frontage land on
the west bank of the river.
*Development of these sites shall occur within a reasonable period of time
following acquisition. Reimbursement shall be made after submission and
approval of an acceptable operation and maintenance management plan for the
,pfi MinITTter referred to as the PROJECT. WHEREAS, The COMMONWEALTH has re-
viewed said application and found the PROJECT TO be in conformance with the
purposes of Chapter 933, Acts of 1977, and in conformance with the State-
wide Comprehensive Outdoor Recreation Plan (and any other relevant statutes,
regulations or state program).
WHEREAS, the COMMONWEALTH has approved said application and has obligated
certain iuods in the amount of Fifty two thousand two hundred and eighty
52,280.00
dollars and no cents.
P4
T11E C0M4ON::EALTH` MASSACHUSETTS:
EXECUTIVE OFFICE OF ENVIRONMENTAL AFFAIRS
DIVISION OF CONSERVATION. SERVICES
URBAN SELF -HELP PROGRAM
PROJECT AGREEMENT
1. WITNESSETH: the COMMONWEALTH and the PARTICIPANT mutually agree to per-
form this agreement in accordance with the Massachusetts Urban Self -Help
Program, so- called, and G. L. c. 45 or c.40,
The PARTICIPANT agrees to perform the PROJECT described above by authorizing
its COIU'IISSION to develop, manage, maintain and operate the PROJECT i.n
accordance with the terms of and the obligations contained in the PARTI-
CIPANT'S application and any other promises, conditions, plans, specifi-
cations, estimates, procedures, project proposals, maps and assurances
made a part thereof, and with any special terms and conditions attached
hereto, all of which are incorporated by reference. All significant de-
viations from the PROJECT shall be submitted to the COMMONWEALTH for prior
approval.
COMMONWEALTH OF MASSACHUSETTS
BY
Sep etary, Executive Office
of Environmental Affairs
Approved as to appropriation
Ci Auditor
PARTICIPANT
BY
Chief Executive Officer Cr '-ode
PARK, RECREATION OR
CONSERVATION COMMISSION
BY
dOgr...‹...)
Attached hereto evidence of authority to execute this contract on behalf
of the PARTICIPANT: In the else of a municipality, a certified copy of the
vote or votes of the governin body authorizing the PROJECT, appropriating the
municipality's funds therefor, and authorizing execution of this Agreement by
the Officer; Board, or Commis ion whose signature(s) appears above.
April 30, 1981 at 11 o'clock and 39 min. A. M. Rec'd, Ent'd and Exam'd.
RAW LAND COMPARABTE
Reference: Book 2214, Page 73
Hampshire County Records
Registry of Deeds
Subject: Lots 10 -11 -12
Howard Street
Belchertown, MA 01007
Selling Price: $6.300 total
Date: 3 -17 -81
ANALYSIS CONLUSIONS
Lots in this area of Belchertown have traditionally demanded a sales
price of between $5,000 $7,500 per lot. This recent sale evidenced the
deleterious effects of both wetland problems and easement situations. Of
these considerations, the wet land was the decidedly negative factor in 2=___
reducing market appeal and limiting value. If factored proportionately,
the cost per lot was $2,100. This approximates a percentage reduction of
42% to 20% of estimated market value of lots in Belchertown without the
wet land problem. The corresponding decrease in value of the subject
property (Elwell Island), particularly that portion of the property
actually forming the island segment of the land, tends to reflect that
range of loss shown in this comparable. With this then as a point of
reference, I submit that the "residual" value given to the wet portion
of Elwell Island is reasonable and has a demonstrated similarity in terms
of problem and commensurate value. Therefore, I believe the $350 value
of that property is realistic and has a basis for comparison.
Prepared by Thomas Cove in conjunction with his appraisal of the Elwell Island
tract.
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Appraisal Report
Elwell's Island and Damon Road
Property of Alice K. Pekala
Thomas A, Cove'
Appraiser
Northampton, Massachusetts
January 15, 1981
WOODWARD
8 North King
Northampton,
(413) 586 -011
January 15, 1981
Mr. Joel Lerner, Director
Division of Conservation Services
Dept of Environmental Management
100 Cambridge Street
Boston MA 02200
Dear Mr. Lerner,
Please find enclosed our appraisal report concerning the land
parcel known as Elwell's Island. I have appraised this property
and, in my opinion, the Fair Market Value of this property as of
January 14, 1981 is SEVENTY FIVE THOUSAND DOLLARS ($75,000).
Res ectfully Submitted,
Thomas A. Cove
Appraiser
TA C /lgd
GRINNELL
Street
Massachusetts 01060
1
Each Office is Independently- Owned and Operated
Exhibits and Addenda
Table of Contents
Letter of Transmittal
Statement of Limiting Conditions 1
Purpose of the Appraisal 2
Property Identification. 3
Area and Neighborhood Analysis 4
Highest and Best Use 5
Property Data 6
Analysis and Conclusions 7
Certification of Appraiser 9
Assumption and Limiting Condition
The report is made subject to the following assumptions and limiting
conditions:
(1) The subject property is deemed to be free and clear of all
encumbrances.
(2) Matters of a legal nature including but not limited to the legal
description are deemed to be correct but not so warranteed by
the appraiser.
(3) Information gathered from others is deemed accurate but not so
warranteed by the appraiser.
(4) The appraiser shall not be required to appear in court or give
testimony concerning this appraisal.
(5) Sketches, photographs or any visual aids included in .his report
are deemed accurate but not so warranteed by the appraiser.
(6) No portion nor the entirety of this report shall be used by
other than the stated recipient of this report as noted in the
letter of transmittal. Likewise, information con_tai.'.ied herein
may not be used without the written approval of the appraiser
for purposes of public relations or media transferal.
1
Purpose of the Appraisal
The purpose of this appraisal is to estimate the fair market value of
the property known collectively as Elwell's Island located off Damon
Road and including property located in the Connecticut River as
described in the enclosed documents.
The uniqueness of the property is perhaps best scored by the lack of
true comparable sales. Further, since the proposed buyer is the City
of Northampton, variables must be considered from the "investor's"
return on equity and normal definitions of highest and best use. The
municipality is assumed to have other than purely monetary profit
motives for wishing to obtain said property.
For these and other reasons developed in the body of the report,
"comparables" reflecting agricultural usage as well as residential
development must suffice and be factored in our determination of
value through the Market•DPta Approach.
2
Property Identification
The subject property consists in essence of two distinct parcels of
land located along Damon Road in the City of Northampton, Massachusetts
bordering the Connecticut River _including a 20 foot right of way
leading from Damon Road across Old Water Street and across the scut*
westerly corner of land owned by Joseph P. and Janet M. Kruk as
recorded in Hampshire County Registry of Deeds in Book 1r.28 at pages
414 and 416. This portion of land has an approximate frontage of
1865' on Damon Road including' a part on Old Water Street and consists
of 40 i- acres.
The second parcel of land is located in the Connecticut River and is
known as Elwell s Island and is approximately 60-V- acres. Still
growing, it is anticipated that the Northern end of the island will
eventually be joined. by sediment into a contiguous portion with the
western area described above forming a peninsula from the Damon Road
property into the river.
Proximity to Rte 91 Interchange 'and immediate access to Route 9 are
favorable assets to this property.
Further information is located in the addenda to this report, as well
as Deed information, site plans and geological descriptions.
Area and Neighborhood Analysis
The subject property is located in the City of Northampton,
Massachusetts and is more specifically located as fronting Tarpon Road
and bordering the Connecticut River near the Coolidge Bridge. Indeed
the larger portion of the property is located in the Connecticut River
and is known as Elwell`s Island, a title given to the property
collectively. Convenient to Routes 9 and Interstate 91, the property
is in an area of mixed zoning with small businesses, shopping centers,
an industrial park, airport and single and multi- family residences
all within a two mile radius.
Proximity to the ,business center of Northampton is deemed an asset to
this area as is the immediate access to Route .5 as well as those roads
noted above.
The neighborhood notes gradual expansion and an upward trend. Real
estate values in the area typically appreciate from 5% to 7% per year
with even greater appreciation in commercially zoned property.
Highest and Best Use
The subject property is presently partially wooded and undeveloped
land use, where possible, is for agricultural purposes. The highest
and best use is for agricultural purposes to continue and for
recreational pursuits to be expanded. Highest and best use being
defined as "the most profitable likely use to which a property can be
put. The opinion of such use may be based on the highest and most
profitable continuous use to which the property is adapted and
needed, or likely to be in demand in the reasonable near future.
However, elements affectink value which depend upon events or a
combination of occurences which while within the realm of possibility,
are not fairly shown to be reasonably probable, should be excluded
from consideration. Also, if the intended use is dependent on an
uncertain act of another person, the intention cannot be considered.
That use of land which may reasonably be expected to produce the
greatest net return to land over a given period of time. That legal
use which will yield to land the highest present value. Sometimes
called optimum use." 1
The subject property has the potential to generate income to a
municipality through users fees, however, at this time seems to be
best suited for passive recreational purpose.
1
Appraisal Terminology and Handbook, American Institute of Real Estate
Appraisers, Chicago, Illinois, 1967, Page 99.
Property Data
Owner: Alice K. Pekala
Address: 2206 Hampton Manor, Northampton MA 01060
Site Description: 19 1, 19 10
Frontage: 1885' (Damon Road)
Depth: Indeterminable
Area 100 Acres
Shape: Basically Rectangular
Topography: Relatively Flat
Utilities: Water, Telephone, Electricity (Except to Island)
Street Improvements: .Paved
On Site Improvements: None
Access: 191, Rts. 5, 10, 9.
Analysis and Conclusions
Since appraisal of real estate is not an exact science, the
interpretation of given sets of circumstances many times must replace
the more desirable formulae through which problems may be
quantitatively solved. Observation, analysis and interpretation
are then involved in the reconcilliation of this report. Since no
truely comparable properties exist in the neighboring states, the
appraiser has through discussions with asses.snrs, investors, buildets
and involved parties determined to work only within the data
available and limit conjecture to minimal controlled concepts.
It is deemed that the property under analysis consists of two
separate parcels of real estate. Further, Parcel I, or the Damon
Road property is additionally factored into two areas: (a)property
having demonstrated income producing capacity, i.e. agricultural r_':ts
and (b) property with potential residential value. Parcel II is the
Elwell's Island on an area susceptible to flooding each spring and
therefore deemed unfit for permanent residential -use but entirely in
keeping with a special conservancy usage.
I site the case of the Town of Hatfield vs. Byrne to underscore the
concern over price exactness rather than price range in the
determination of river front property. This case, which is still in
court, deals with the question of land value along the Connecticut
River. The uniqueness of the property in terms of value is the basis
for the court case and should serve to underscore the problem of
appraising the subject property.
7
As I have evidenced the Market Data Approach is the most realistic
of the three commonly applied methods of determining value. The
uniqueness of the property and the proposed application deem
unappropriate the Income and Cost approaches since market rents
and cash throw -offs are as unlikely as reproduction and
replacement values.
Therefore, I believe the Fair Market Value of the subject property
to be SEVENTY FIVE THOUSAND DOLLARS ($75,000) as of January 14, 1981.
Thomas A. Cove
TAC /lgd
8
I state that I have personally inspected the property and have
no present or contemplated interest in the property. It is my
opinion that the market value of the appraised property is
SEVENTY FIVE THOUSAND DOLLARS ($75,000) as of January 14, 1981.
ThomasA. Cove
TAC/lgd
Certification of Appraiser
Mass Real Estate Broker 112514
Conn Real Estate Broker 145110
Assoc. Member Society of Real Estate Appraisers
9
SLI
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1. Re: Duda
Book 1818, page 322
Hampshire County Registry of Deeds
2. Re: Parsons
Book 1714, page 239
Ibid.
3. Re: Omasta
Book 2078, page 146
Ibid.
4. Re: Malinowski
Bock 2080 page 128
Ibid.
5. Re: 8zynal
Book 2195, page 298
Ibid
Comparable Real Estate Reference
City of Northampton, Massachusetts
Office of Planning r1d Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development Conservation
historic Preservation Housing Rehabilitation
Planning Board Zoning Board of Appeals
Mr. Joel Lerner, Director
Division of Conservation Services
Department of Environmental Management
100 Cambridge Street
Boston, "A 02202
Dear Yr. Lerner:
January 12, 1981
To meet the federal requirements for receiving federal land and
water conservation funding for the acquisition of Elwells Island, a
revised appraisal is being prepared, using the market data approach.
LTaving spoken with Ray Goodrow and with John Sullivan, I have been
informed that your department will accept a single revised appraisal
to meet the federal requirements. Two individual appraisal reports
were submitted, prepared by Mr. Thomas Cove and Mr. Patrick Goggins,
respectively. Mr. Cove and Mr. Goggins have agreed to work jointly
in preparing a revised appraisal that will meet the federal require-
ments for land and water conservation funding. They have assured me
that this revised appraisal will reach your office by January 16, 1981.
The preparation of this revised appraisal has occasioned con-
siderable work by Mr. Cove and Mr. Goggins. As I think you understand,
the Elwells Island property is. a unique property, with nothing com-
parable, and it is therefore a very difficult task to provide detailed
supporting appraisal information. Per. Cove and Mr. Goggins essentially
donated their services to the City in the preparation bf their earlier
appraisals (Mr..Cove was paid $100, and Mr. Goggins was paid nothing).
To reimburse these qualified and dedicated appraisers for the additional
work involved in preparing the revised appraisal, the City of Northamp-
ton wishes to amend its application for funding to request an additional
250 for the cost of appraisals. I understand from John Sullivan
that the cost of appraisals is a reimbursable expense, and we feel that
this additional funding for appraisals is extremely warranted under the
circumstances. Mr. Cove and Mr. Goggins have agreed to complete the
revised appraisal for this amount.
Thank you again for assisting Northampton in our endeavor to ac-
quire the significant natural area of Elwells Island.
cc: Patrick Goggins
Thomas Cove
ely%
W
Gene Bunnell, irector
Office of Planing and
Development
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