FLS2004-11075 (3)
Cltp (- M/UZ C ( <;~....( ') M~
FLS2004-11075
,
Memo
To~ D Scott Rice / Land Development and Englneenng Manager
From: Les Spits
Date: January 14, 2005
Re: 961 NarcIssus Ave Clearwater Beach 33767-1044
Dear Scott,
Per our meeting this past Wednesday, please find attached the corrected documentation In
regards to the engineering conditions that needed to be met to complete our application for a
variance on the garage extension
I have Included the follOWing
- (Per Item #1 / Traffic Engineering Condition) sealed drawings demonstrating the
length of the driveway to be 20' from the face of the garage to the property line
- (Per Item #2 / Traffic and Engineering Condition) shows 20' x 20' sight visibility
triangles
- (Per Item #1/ Engineering Conditions) a copy of the most recent appraisal Indicating
the valuation of the structure
- (Per Item #1 / Engineering Conditions) a copy of the cost breakdown of the entire
project indicating It Will not exceed the 50% rule
- (Per Sub Items #1 thru #4/ Engineering Conditions) sealed drawings address use of
permanent surface Issues utiliZing 6" fibrous concrete / 3000psI - 6"x6" / 1 Ox1 0
W W m throughout entire dnveway and garage floor / mulched dnveway removed /
Proposed dnve and apron cannot be constructed perpendicular to road Without
removing several established trees as per environmental conditions approved by Rick
Albee / Land Resource Specialist
I trust that thiS completes all requirements for thiS application If so, I would appreciate If you
would appnse Mike Reynolds ASAP so our request for a permit to rebUild our damaged
home can finally move forward
Your assistance IS greatly appreCiated
Les SpitS
ESTIMATED COST OF RECONSTRUCTION/IMPROVEMENT
Parcel #
3J.
I c;?b
r
I \~
I \3Ab4
I d)~' I OOlU
Property Address' qbl ~ACbcs.Sus A&..
c.c.2.AQ.W~l.::..e ~
This Cost Esbmate of Reconstruction/Improvement must be prepared and slQned by a licensed General Contractor
ITEMS COST RECON/REPAIR OFFICIAL
RATIO OF WORK USE
LABOR + MATERIALS
I
Concrete Fonn ETC 41-~3. 4,) "3.u '70
Caroentrv Matenal (rouch) ~ \ 3B . ClC,;) doh
Caroentrv labor (rouah) . ~/A
Roofina 533:>. ~ l~ ~..
Insulation & Weather Stno \ S 3c;. c.u \ c...CJ /0
Extenor FInish (stuccol 9Sc. ~ l-:) ~
Doors WindoW!; & Shutters \ \ bc')Q. c..u \ CO /('\
3J~. c:.&.. \. C",)O <7-;;;.
Lumber Finish
abar (finish) ~/A
Hardware (finISh) or Co&:> '1i' ~
:xc .
Hardware (rouah) dlbO. c.Q :SO~..
Cabmets (built-In) - ~/A .
Floor cavenna (ble/ruol ~c.o . Cot.,:) \c.c ~e:>
Plumbma l j7} O. ~ ~?o
ShowerfTuhrr nllet \b5'7. CQ 50 ~
Electncal \ ~ 5(:). CA:> ~ 7.;0
~\oo. Co 4<.,) ~
Llaht Fixtures
BUlIt-m Aoollances - ,.../.
HVAC .:fClOC) . C4.> \ c..o 0
Pamt \~. Ca:> l <:...To "70
Demolmon and Remnval 30b~. ~
f c:.)
Overhead and Profit ~.c>44.
TOTAL
Contractor Name
(PLEASE ATTACH ANY ADDITIONAL INFORMATION)
L~S s?lLS Contractor LIC #
~lJ~JL~&.
Address:
q~:;,s Auf!.. rr.--t1h.ltS"d2
Phone#. 1d7 - 441..7\ ,4
Date: l \ (\ c; 104
SIQnature
IRle No 9797RB041
LOCATED AT:
961 NarcISsus Avenue
Cartouel Sub, Blk 256, Lot 1
Clearwater Beach, FL 33767
FOR:
Bank of Blue Valley
7900 College Blvd
Overtand Parll, KS 66210
AS OF:
October 7, 2004
BY:
Ronald J Blanco
St Cert Res REA 1860
Form GA3 - 'TOTAL for Wrndows' appraisal soflware by a la mode, rnc - 1-800 ALAMOOE
IAle No 9797RB041
Sunbelt Real Estate Appraisers
7133 Augusta Blvd
Seminole, FL 33777
October 11 2004
Bank of Blue Valley
7900 College Blvd
Overtand Partk, KS 66210
Re Property
Borrower
File No
961 NarcIssus Avenue
Clearwaler Beach, FL 33767
Leslie Spits & Barbara Newman
9797RB04
In accordance With your request we have appraised the above referenced properly The report of that appraisal IS
attached The purpose of thiS appraisal IS to estimate the market value of the property deSCribed In thiS appraisal report
as Improved In unencumbered fee Simple title of ownership
ThiS report IS Intended for use In a mortgage transaction only The lender stated In thiS report, and/or ItS assigns, and/or
HUD may use thiS report ThIS report IS nollntended for any other use
ThiS report IS based on a phYSical analYSIS of the site and Improvements, a loeatlonal analYSIS of the neighborhood and
City, and an economic analYSIS of the martket for properties such as the subject The appraisal was developed and the
reporl was prepared In accordance WIth the Uniform Standards of ProfeSSional Appraisal Practice
The value conclUSions reported are as of the effective date stated on the body of the report and conllngent upon the
certification and limiting cond~lons attached
Please do not heMate to contact me or any of my staff If we can be of addlllonal service to you
Sincerely,
~.L<-Q;;:- IG.
Ronald J Blae
St Cert Res REA 1860
SunbeU Real EStatH Appraisers INC (727) 398 4400
IRle No 9797RB041
FileNo 9797RB04
ProOerlV Address 961 NarcIssus Avenue Crtv Clearwater Beach State FL ZIO Code 33767
Lenal Descnnbon Carlouel Sub Blk 256 Lot 1 Countv Pine lias
Assessor's Parcel No 322815134642560010 Tax Year 2003 R E Taxes S 2 588 00 SMclal Asses menls S 0 00
Borrower Leslie Sorts & Barbara Newman Curren! Owner Leslie Snits & Barbara Newman Occunant rx1 Owner I Tenant Il Vatal11
. ProoerlV nohts aooralsed IX! Fee Slmole I I Leasehold Prolecf Tvne I I PUD rl Condominium IHUONA onlv\ HOA $ N/A lMo
NelohDorflood or Prolect Name Clearwater Beach Man Reference 32-28-15 Census Tract 260 02
Sale Price S NIA Date of Sale N/A n"'rI bnn and t amn"n' nf In'n char 'e<lcon""I"n' to be oald by seller N/A
Lender/Client Bank 01 Blue Vallev Address 7900 Collene Blvd Overland Park KS 66210
Annralser Ronald J Blanco AddrHss 7133 Auc usta Blvd, Seminole FL 33777
Locabon [:) Ur~an I?i! Suburban ~ Rural Predominant _~n~e family hoUSI~ Present lend use % Land use chenge
BUlh up IS] Over 75% o 25 75% 0 Under 25% occupancy PRI AG One family ~ [8J Not likely o Likely
$(000) (yrs)
Growll1 rate o Rapid o Stable o Slow [8J OwlHir 90 ~Low~ 24 family -L o In process
Property values 0 Increasing o Stable o Declining o Tenam 500 Hlnh 50 Mulb famlly_ To
Demand/supply 0 Shortage IS] In balance 0 Over supply ~ Vacant (0-5%) lPredomlnant I CommerCial 5
Markebnn ume Fi Under 3 mos iX1 3-6 mos n Over 6 mos Va,lnv r ,"-, 300-350 30
Note Race and tha racial composition of the neighborhOOd afe not appraisal factors
Neighborhood boundanes and characterlsbcs The sub ect nronertv IS located north of Causeway Blvd west 01 Intracoastal Waterway. soulh of
Eldorado Pomt and east of Mandalav on Clearwater Beach
- Factors that affect the marketabllrty of the properties In the neighborhood (prOXimity to employment and amenlbes, employment sta~lhty, appeal to markeL etc )
- The sublect's area Clearwater Beach IS a barner Island connected to the mainland bv a senes of bndoes and causewavs The sublectls
located In a area of homes that varY aoe construction deslnn and aooeal The sublect's nelohborhood would be conSidered the most
resldenllal area havlno more slnole lamllv homes when com oared to mid & south Clearwater Beach which IS more tounst spec~IC havlnQ a
beach resort tvoo aooeal Good roads orovlde easy access to emnlovment centers schools and renlonal shonn.nn malls Most commun~
serv.ces and local shooolno are within an easy drive from the sublect
Market conditions In the subJect neighborhood (Including support tor the above conclUSions related to lI1e trend of property values, den1<lnd/supply and markebng ome
such as data on competrllve properties for sale In the neighborhood, descnpbon of the prevalence of sales and finanCing conceSSions, etc )
The marketn1a time of 3-6 months IS based on the annralser's observation of the marketmo lime for I,stlnos and sales wlth,n the Immediate area
and the ralio of the number 01 listlnos to sales Also conSidered were the dvnamlcs 01 the nelOhborhood Cltv and state economies plus known
and forecasted chanoes In emolovment amono other economic factors Due to the limlled avallabllltv of vacant residential land overall land are
escalatloo Within the beach commUnities throuol1out Pmellas County Manv of the Older homes are belnn raised to make wav lor new larDer
homes or completelv updated and remodeled to meet the standards of 10dav's buvers
- Proj8CllnlonnatlonforPUDs (If applicable) - -Is thH developer/bullder In contJol of the Home Owners' Association (HOA)? U Yes U No
ApprOlomate total numDer of unrts In the sublect proJect N/A ApprOXimate total number of units lor sale In the subJect project N/A
Oescnbe common elements and recreabonalfaclhbes N/A
DimenSions 46')( 164' x 108' x 131' As per survey Topography Level at Grade
Site area 11 ,358 So Ft Corner Lot 0 Yes [8J No Size Tvolcal for Area
Specific zoning classlflcabon and descnpbon Slnale Famllv Resldenlial Shape Irreaular
ZOning compliance [8J Legal 0 Legal nonconfornung (Grandfall1ered use) D Illegal o No ZOning Drainage Annears Adeouate
"Inh... 1 "'11'" ..Imnrnved rX1 Presem use n Other use /ellOlalnl View SlreeVAveraoe
U1II1Ues Public Other Off-$lts Improvements Type PubliC Private Landscaping TVnlcaUAveraoe
Electnclty IS] Street Asphalt [Sl 0 Dnveway Surtace Dirt & Mulch
Gas 0 CUrb/gutter Concrete [8J 0 Apparent easements TVPlcal UlIlitv
Waler [Sl Sidewalk None 0 0 FEMA SpeCial Flood Hazard Area [8J Yes DNo
Sanitary sewer ~ Street lights Yes .~ R fEMA ZOne . AE" Map Date 9/3/2003
Stomn sewer ~lev None fEMA MaD No 12103C0102G
Comments (apparent adverse easements, encroachments, speCial assessments, slide areas, Illegal or legal nonconforming lonlng use atc) No apparent
adverse easements encroachments or environmental conditions or hazards noted at lime of Insoecllon
GENERAl DESCRIPTION EXTERIOR DESCRIPTION FOUNOA TlON BASEMENT INSULATION
No of Units One Foundation Relnf Concrete Slab Relnl Concrete Area Sq Ft NIA Roof 0
No of Stones One Exterior Walls CBS Crawl Space None % finished NIA Ceiling AV!l [8J
Type (DetJAtt) Detached Roof Surtace Como Shlnole BasHment None Cellmg N/A Walls ~ [8J
Design (Style) Ranch Gutters & Dwnspts Partial Sump Pump None Walls N/A Roor _ 0
EXisting/Proposed El<Istloo Window Type SH Alum Dampness No EVidence Floor N/A None _ 0
Age (Yrs) 47 Storm/Screens No/Screens Settlement No EVidence OutSide Entry N/A Unkoow!!- 0
Effective A e /Yr' I 10-12 Manufactured House N/A Infestation No EVidence
ROOMS Fover LIVlnn Dlnrno Kitchen Den FamiJ\/Rm Rec Rm Bedrooms # Baths laundrv Other Area Sa Ft
:- a"emAnl N/A
Level 1 1 1 Area 1 1 3 2 1908
- Level 2
FInished area above orade contains 7 Rooms 3 Bedroom1sl. 2 Bath 51. 1 908 Souare Feet of Gross llvlno Area
INTERIOR MaterialS/Condition HEATING FWA KITCHEN EQUIP ArnC AMENITIES CAR STORAGE None
Floors Tile & Wood/A-G Type CnWHP Relrlgerator b2J None 0 Flreplace(s) # None 0 None [Sl
Walls Plaster/DW/Avo Fuel ElectrIC Range/Oven b2J Stairs 0 Pabo Concrete !8J Garage #ofcars
Trim/Finish Wood/Avo Condition AveraQe Disposal b2J Drop Stair 0 Deck Lo Wood b2J Attached N/A
Bath floor Ceramic/Good COOLING Central Olshwasher b2J Scuttle IS] Porch None 0 Detached N/A
Bath Wainscot Ceramic/Avo Central Yes Fai\"Hood !8J Floor 0 Fence Wood !8J BUlh In NIA
Doors HC Wood/Ava Other None Microwave 0 Heated R Pool Free Form IS] Carport N/A
Condition Averaoe Wasller/Drver n FInished Soa wi Waterfall rx1 Drrvewav 2-Car
Addlbonal features (SpeCial energy effiCient Items, ffic ) Laroe des loner Laooon-Stvle 0001 and Lanoon soa and waterfalls laroe wood decks above
averaoe landscaolno slate floor In lamllv room
Condition of the Improvements depreciation (phYSical. functional and external), repairs needed, quallly 01 conslrucfion, remodellnwaddillons, etc The sublect IS
In averane to nood overall condition Minimal oh""lcal denreclallon IS due to ane There IS no annarent eVidence of functional or external
obsolescence
-
Adverse environmental cOndltlons (SUCh as, but not limited to, hazardous wastes, tOIClC substances, etc ) present m the ImproVements, on the Site or In the
Immediate VICinity of the sU~lect property See additional comments
UNIFORM RESIDENTIAL APPRAISAL REPORT
Freddie Mac Form 70 6/93
PAGE 1 OF 2
Form UA2 - "TOTAL for Windows' appraisal so1tware by a Ia mode, me -1 800-ALAMODE
FanOle Mae Form 1004 6/93
IAle No 9797RB041
File No 9797RB04
ESTIMATED SITE VAlUE ~ $ 280 000 Comments on Cost Approach (such as source of cost estimate site value
ESTIMATED REPRODUCTION COST-NEW OF IMPROVEMENTS square fool calculation ana for HUD, VA and FmHA, the eSbmated remaining
Dwelling 1,908 Sq Ft @$~ = $ 175,500 economic life of tho property) Marshall and SWift ReSidential
SqFt@$_= Handbook was used In determininG the renroductlon cost of the
.:. Aooliances Entrv Fans = 5,000 Imnrovements In the Cost~roach
: Garage/Carport _ Sq Fl @$ _ =
T olal Estimated Cost New = $ 180,500 The Cost ADD roach In the adlacent section Is floured &lI
_ less PhYSical Funcbonal External RSDlacement Cast not as Renroduct.on Cost
Depreciation 30,0891 I =$ 30100
DepreCiated Value ot Improvements =$ 150400 ~
'As IS" Value of Sne Improvements PooVSpa/Decks/PatlOs =$ 40 000
INDICATED VALUE BY COST APPROACH =S- 470 400
ITEM I SUBJECT COMPARABLE NO 1 COMPARABLE NO 2 COMPARABLE NO 3
961 NarCISSus Avenue 956 Bay Esplanade 59 AcaCia Street 58 Aster Street
Address Clearwater Beach Clearwater Beach Clearwater Beach Clearwater Beach
ProXlmrtv to Sublect 006 miles 074 miles 068 miles
Sales Prrce Is N/A Is 570 000 Is 465 000 Is 525 000
PncelGross llVIM Area rt 26219 rtJl 11 31062 rtJI 11 26923 rtJl
Data and/or PubliC Records Public Records MLS 7047644 PubliC Records MLS 7058963 Public Records MLS 7062450
Verrflcatlon Source Insoectlon Drrlle-bv Insoectlon Dnve-bv InsoectIon Drrve-bv Insoecllon
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION + H$ Adlust DESCRIPTION +H$ AdlUsf DESCRIPTION + HS Adlust
Sales or Rnancmg Conventional Conventional Conventional
Concessions
Date of Salemme 3/2004 4/2004 9/2004
Location Carouel Sub Carouel Sub -~- Mandalay Sub Mandalav Sub
leasehold/Fee Slm Ie Fee SimPle Fee Slmole Fee Slmnle Fee Slmnle
~- 11,J58 Sq FI ~~q.J'l_____ -75,000 5858 SQ Ft 11914 Sn Fl
View Street/Aller aue Street/Averaoe Street/Averaoe Street/Averaoe
DeslOn and Anoeal Ranch/Ava Ranch/ Avo Ranch/Avo Ranch/Ava
QuallN of Conslrucbon CBS/Ava CBS/Ava CBS/Ava CBS/Avn
Age A50E15-20 A371E10-12 \ A58/E12-15 \ A58/E10-12 \
Condition Averaae Good / -25 000 Averane/Good / -10000 Good / -25 000
Above Grade Total Bdnms Baths Total 'Bdrms' Baths : Total : Bdrms ' Baths Total :Bdrms Baths '
Room Count 7 ' 3 2 8 3 2 6 3 2 7 ' 3 3 -3,000
- Gross lIvrno Area 1 908So Ft 2 174 So Ft' -9300 1 497 Sa Ft +14400 1 950 Sn Ft 0
- Basement & finished None None None None
- Rooms Below Grade None None Utllitv Room -1000 None
Funcbonal UtJIIN Averaoe Averaoe Averaae Averaoe
. HeabnolCoollnn Central H/A Central H/A Central H/A Cenlral H/A
- Enerov Efficient Items Standard Standard Standard Standard
GaraoelCarnort None 2-Car Garaoe -5000 None None
- Porcli, Pabo Deck, L9 Patios/Decks Lg Open Porch Porch/Pallos Porch/Patios
Areolacels\ etc None Flreolace -2000 None Flreolace : -2 000
Fence Pool etc Laooon Poot/Sna Encl Pool : pooVSna PooVSna
Kitchen Bullt-m KIt/Ava BUilt-In KIt/Good -5000 BUilt-In KIt/Good -5000 BUllt-m KIt/Good -5000
Net Adl ltotal1 il + 1Xi. S 121300 il + lX1-s 1600 rl + &'1- $ 35 000
AdJustoo Sales Pnce Net 21 3 ~11 Net 03 ~Is Net 67 ~11
of ComDarable Gross 21 3 % 448 700 Gross 6 5 % 463 400 Gross 67 % 490 000
Comments on Sales Companson (Indudlng the sublect property s compabllillty to the nelghbornood etc) All comnarables are cia sed sales the date of which
is shown on the aooralsal reoorl Comparable 1 IS located In the same subdiVISion as the sub ect but IS made un of two lots one vacanl and
bUildable hence the adlustment under "Site" to reflect a bUildable lot ThiS lot was considered surolus land Comnarables 2 & 3 are located In
comoetma subdiViSions As Der MLS all comoarables have more undatlna when com oared to the sublect hence the adlustments under
Condition and Kitchen Comnarable 1 & 3 as ner MLS have much more undatlno than comnarable 2 therefore renUlred a laroer adlustment
Adlustments were made for Gross Llvln Area accordlnolv
ITEM SUBJECT COMPARABLE NO 1 COMPAAABLE NO , COMPAAABlE NO 3
Date, Price and Data No preVIous sale No preVIous sale No preVIous sale 11/2003
Source, for pnor sales In past 3 years In past 3 years In past 3 years $410,000
wlll1ln v,"r 01 ooor Isal PubliC Records PubliC Records PubliC Records Pubhc Records
Analysis 01 any current agreement of sale, opt on, or listing of subJect property and analysIs of any pnor sales of sublecl and comparables within one year of lI1e date of appraisal
The sub.ect has no sales hlstorv Within the nast three \/Aars The Sub ect nronertv has not been listed Within the nast year Comnarables are
closed sales of normal arms lenoth transactions vvrth no known extraordlnarv anreements as condition of sale
INDICATED VALUE BY SALES COMPARISON APPROACH -~ 463 000
INDICATED VALUE BY INCOME APPROACH ill Aoollcablel Estimated Market Rent S N/A IMo x Gross Rent MU~lnller NIA
This appraisal IS made IZQ 'as IS' U sublect to the repairs, aheratlons, inspections or condnlons listed below D sublect to complebon per plans & speclllcaUOns
Conditions of Appraisal ThiS aooralsalls made "AS IS' There were no aooarent ma,or rena.rs noted at time of field Insoectlon
Final ReconCiliation The area IS oredomlnantlv owner-occuoled With the Income aooroach bernn non-aoolicable Both the cost and market data
BPproBches have been utilized With lhe Qreatest emohasls nlaced on the market data annroach
~ The purpose of this appraisal IS to esbmate the market value 01 the real property that IS the subloct of thiS report, based on the above condrtrons and the certJflcatlon, conbngent
and Ilmrtlng conditions, and markel value defrnrbon tliat are stated In the attilched Freddie Mac Form 439/FNMA 10rm 10048 (ReVised 6/93 )
- I (WE) ESTIMATE THE MARKETVALUE,ASOEF~ED,DFTHE REAL PROPERTYTliATIS TliE SUSJECT OF THIS REPORT,ASOF October 7 2004
(WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO BE $ 463,000
APPRAISE~ Z SUPERVISORY APPRAISER (ONLY IF REDUIRED)
~.... Signature DDld D Old Not
Slonature ~l.. Name Inspect Property
Name Ronal J lanco
Dale ReDort Signed October 11 , 2004 Dale Reoort Sinned
Slate Certlflcabon # SI Cerl Res REA 1860 State FL Slate CertillcaMn # Slate
Or State license # State Or Stale license # State
UNIFORM RESIDENTIAL APPRAISAL REPORT
Freddie Mac Form 70 6193
PAGE 2 OF2
Fonm UA2 - 'TOTAL for Windows' appraisal software by a la mode, InC -1-8oo-AlAMODE
fannle Mae Form 1004 693
Borrower/Cllenl Leslie SOIls & Barbara Newman
Prooertv Address 961 NarcIssus Avenue
CIN Clearwater Beach CounlV Plnellas State FL Iln Code 33767
Lender Bank of Blue Valia v
Supplemental Addendum
IAle No 9797RB041
File No 9797RB04
Environmental
DUring the normal research In performing thiS appraisal report, no information regarding adverse
conditions were found In thiS appraisal assignment, the eXistence of potentially hazardous
matenal used In the construction or maintenance of the bUilding, such as the presence of urea
formaldehyde foam Insulation radon and/or eXistence of tOXIC waste, which mayor may not be
present on the property, has not been considered The appraiser IS not qualified to detect such
substances We urge the chent to retain an expert In thiS field, If deSired
land Value
In the Cost Approach, the value of the Site exceeds 30% of the Total Value ThiS IS common In
Plnellas County, where vacant bUilding sites are scarce, and higher pnces are obtainable do to
supply/demand The subject IS located on Clearwater Beach, In a beach resort community
These types of lot, being close to beach and other recreation amenities have good market
appeal, hence premium pnces are obtainable
Digital Signatures'
ThiS report and addenda, If digitally signed by the appralser(s), has signature protection bUilt
In ThIS secunty IS In the form of protected password, allOWing only changes to be made by the
appraiser who has dIgitally signed the report
Fonn TADD - "TOTAL for Windows' appraisal soflware by a la mode, InC - 1 80Q.ALAMODE
IAle No 9797RB041
Borrower Leslie SOltS & Barbara Newman Order #
Prooertv Address 961 NarcIssus Avenue
CllII Clearwater Beach Countv Plnellas State FL liD Code 33767
Lender/Client Bank of Blue Vallav Cllerrt Reference #
U$PAP COMPLIANCE ADDENDUM
File No 9797RB04
Only tnose Hems checked X aoo(v to this reoort,
PURPOSE, FUNCTION ANO INTENDED USE OF THE APPRAISAL
o Tile purpose of tile appraisal IS to provide an opinion of market value of the subject property as defmed In thiS report, on bellalf of the appraisal
company facllitanng the assignment for the referenced client as the Intended user of the report Tile llllh' funcbon of the appraisal IS to assist the
client mentioned In tillS report In evaluating the sublect properly for lending purposes The use of tillS appraisal by anyone other tIlan the stated
Intended user, or for any other use than the stated Intended use IS prohibited
o The purpose of the appraisal IS to prOVide an opinion 01 market value of the sublect properly as defined In thiS report, on behalf of the appraisal
company facllitabng the assignment for the referenced client as tile Intended user of tile report The llllh' funcbon of the appraisal IS to asslstll1e
client mentioned In lI1ls report In evaluating the subJect properly for Real Estate Owned (REO) purposes The use of thiS appraisal by anyone
other tI1an the stated Intended user, or for any other use than the stated Intended use IS prohibited
~ The purpose of the appraisal IS to estimate the market value ,on behall of the appraisal company facllltalrng the assignment for
the referenced client as the Intended user of thiS report The only funclron of the appraisal IS to assist the client mentioned In thiS report m
evaluabng the sublect property for Buddln\1 Permit The use of thiS appraisal by anyone other than the stated mtended
user or for any other use than the stated Intended use IS prohibited
I TYPE OF APPRAISAL AND APPRAISAL REPORT
(gJ ThiS IS a Complete Appraisal wntten In a Summary Report format and the USPAP Departure Rule has rull been Invoked
o ThiS IS a Limited Appraisal wntten In a ___ Repol1 format and the USPAP Oeparture Rule l1as been Invoked as disclosed In
the bodY or addenda of the report The client has agreed that a limrted Appraisal IS suffiCient lor ItS purposes
I SCOPE (EXTENT) OF REPORT
~ the appraisal IS based on the mformalron gathered by the appraiser trom publiC records other Idenlrtled sources inspection of the subJect
property and neighborhood, and selection of comparable sales, listings, and/or rentals wrthrn the subJect market area The onglnal source of tile
comparableb IS shown In tile Oata Source secbon of lI1e market grid along wrth the source of confirmation, If available The onglnal source IS
presented first The sources and data are conSidered reliable When confllcung Informabon was prOVided, the source deemed most reliable has
been used Data believed to be unreliable was not rncluded rn the report nor used as a baSIS for the value conclUSion The extent of analYSIS
applied to thiS assignment may be further Imparted wrthln the report, the Appraiser's Certlflcalron below and/or any other Statement of limiting
Condlbons and Appraiser s Certlflcahon such as may be ulrliled Within the Freddie Mac form 439 or Fannie Mae form 1004b (dated 6193) when
applicable
MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY
~ A reasonable marlletlng time tor the subject property IS
~ A reasonable exposure bme for the subject property IS
I APPRAISER'S CERTIFICATION
I certify thaI. to tile best of my knowledge and belief
The statements of fact contained In thiS report are true and correct
The report analyses, opinions and conclUSions are Irmrted only by the reported assumptions and limiting condlbons, and are my personal,
Impartial, and unbiased prOfeSSional analyses OpiniOnS, and conclUSions
I have no present or prospecbve Interest In the property that IS the subject of thiS report, and nor personal Interest With respect to the parties
Involved unless otherwise stated within the report
I have no bias With respect to the property that IS the sublect of thiS report or to the parties Involved With thiS assignment
My engagement In thiS aSSignment was not contingent upon developing or reporting predetermined resuhs
My compensation for complebng thiS assignment IS not conlrngent upon the development or reporting of a predetermined value or dlrecbon In
value lI1at favors the cause of the client, lI1e amount of the value opIniOn, the attainment of a slrpulated result, or the occurrence of a subsequent
event dlrecby related to the Intended use of ttllS appraisal
My analyses opinions and conclUSions were developed and thiS report has been prepared, In conformity With the Uniform Standards ot
ProfeSSional Appraisal Practice
I have IS! or have not 0 made a personallnspeClron of the property that IS the sulllect 01 thiS report (If more than one person signs thiS report,
this certlflcahon must clearty speCifY which indiViduals did and which indiViduals did not make a personal inspection of the appraisal property )
No one proVided slgmflcant profeSSional assistance to the person slgmng thiS report (~there are excepllons, the name of each indiVidual
prOViding Significant profeSSional assistance must be stated)
NOTf In the case at any conflict With a clrenl proVided cerlltlcatlOn (I e Fannie Mae or freddie MaC), Ihls reVised cerllflcallon shall take
precedence
90-180
90-180
day(s) Ublizlng market condrtJons pertinent to the appraisal assignment
day(s) uhlrllng market conditions pertinent to the appraisal assignment
APPRAISER'S AND SUPERVISORY APPRAISER'S SIGNATURE
APPRAISER
Signature ~,.~,..:.tU
Name Ronald J Blanco
Date of Report (Inspection) October 7 , 2004
State license/Certification # St Cert Res REA 1860
State of License/Certification FL
Expiration Date of license/Certification 11/3012004
SUPERVISORY-APPRAISER (only If required)
Signature
Name
Date of Report (Inspecllon)
Stale license/Certification #
State of Llcense/Certlflcalron
Explrallon Date of License/Certification
o Did Inspect sublect property 0 Inspected Comparallles
o Interior & Extenor 0 Interior & Extenor
o ExteTlor only 0 Extenor only
USPAP compual1tf A~~tndum 4{'99
Sunbelt Real Estate Appraisers INC (727) 398-4400
Form fAUCA -"TOTAL for Windows" appraisal software by a la mode, mc -1-800 ALAMODE
IAle No 9797RB041
DEFINITION OF MARKET VALUE The most probable pnce whiCh a property should bring In a compebtlve and open market under all condllions
requIsite to a fair sale, the buyer and seller, each acbng prudenUy, knowledgeably and assuming the price IS not affected by undue sbmulus Implicit In thiS
defmrtlon IS the consummauon of a sale as 01 a specified date and the pasSing of trtle from seller to buyer under conditions whereby (1) buyer and seller are
tYPically mobvated, (2) boll1 parnes are weillnlormed or well adVised and each acbng In what he conSiders hiS own best Interest (3) a reasonable lime IS allowed
for exposure In the open market, (4) payment IS made In terms 01 cash In U S dollars or In terms 01 financial arrangements comparable thereto, and (5) the pllce
represents the normal conSideration for the property sold unaffected by special or creabve finanCing or sales concessIons" granted by anyone associated With
the sale
. Adlustments to the comparaMes must be made for speclaJ or creative Ilnancrng or sales concessIons No adJustments are necessary
for those costs which are normally paid by sellers as a resuh ot tradlbon or law In a market area, these costs are readily Identifiable
since the seller pays these costs In Virtually all sales transacllons Special or creaUve llnanclng adJustments can De made to the
comparable property by compansons to finanCing terms offered by a t/urd party institutional lender that IS not already Involved rn the
property or transacuon AIf/ adlustment should not be calculated on a mechanical dollar for doUar cost of the flnancrng or concession
but lI1e dollar amount of any adJustment should apprOJllmate the malket s reacllon to the finanCing or concessions based on the
appraiser's judgenwnt
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION
CONTINGENT AND UMITING CONDITIONS: The appraiser's certlflcabon that appears In the appraisal report IS SUDJect to the follOWing
condlbOns
1 The appraiser Will not be responsible for matters of a IBlJal nature that affect either the property being appraised or Ihe title to It The appraiser assumes that
lI1e title IS good and marketable and therefore, Will not render any oplmons about the bUe The property IS appraised on the baSIS 01 rt being under responsible
ownership
2 The appraiser has prOVided a sketch rn the appraisal report to show approXImate dimenSions of the Improvements and the sketch IS Included only to assist
the reader of the report In vlsua~zlng the property and understanding the appraiser s determrnabon of Its size
3 The appraiser lias examrned the available flood maps that are proVided by the Federal Emergency Management Agency (or other data sources) and has noted
In the appraisal report whether the subject srte IS located rn an Idenbfled Special Flood Hazard Area Because the appraiser IS not a sUNeyor, he or she makes
no guarantees, e~press or Imp~ed, regarding Ihls deterrmnabOn
4 The appraiser will not give testimony or appear In court because he or she made an appraisal of the property In question, unless specifiC arrangements to do
so have been made beforehand
5 The appraiser has estimated the value of lI1e land rn the cost approach at rts highest and best use and the Improvements at thell contributory value These
separate valuations 01 the land and Improvements must not be used In conJuncllon with any other appraisal and are Inva~d rt they are so used
6 The apprelser has noted In the appraisal report any adverse condlbons (sucli as, needed repairS, depreClabon, the presence of hazardous wastes, tOXIC
substances, etc l obseNed durtng the InSpecbon of the sublect property or lhat he or she became aware of dunng the normal research Involved In pertoflTlng
the appraisal Unless otherwise stated In the appraisal report the appraiser has no knowledge of any hidden or unapparent conditions of lI1e property or
adverse enVIronmental conditions (InclUding the presence of hazardous wastes IoXlC substances, etc) tllat would make lI1e property more or less valuable, and
has assumed that there are no such condlbons and makes no guarantees or warranties, express or Imp~ed, regarding the condlbon 01 the property The
appraiser will not be responsible for any such condlbons that do eXist or lor any engineering or testing that II1Ighl be reqUired to discover whether such
COndlllons exist Because the appraiser IS not an expert In the flelll of environmental hazards the appraisal report must not be considered as an
environmental assessment of the propijrty
7 The appraiser obtained the Inlorma~on, estlmates, and opinions thai were expressed In the appraisal report 'rom sources that he or she conSiders to be
re~able and believes them to be true and correct The appraiser does not assume responslblJrty for the accuracy of such Items tllat were fumlshed by other
parnes
Ths appraiser will not disclose the contents 01 the appraisal report e~cept as prOVided lor In the Umlorm Standards of ProfeSSional Appraisal Practice
9 The appraiser lias based his or her appraisal report and valuation conclUSion lor an appraisal that Is subject to satlsfactory completion repairs, or
alterations on the assumption that cOmplstion 01 tile Improvements Will be pertormed In a workman~ke manner
10 The appraiser must provide hiS or her pnor wlltten consent before the lender/Client specified In the appraisal report can dlstllbllle the appraisal report
(Including conclusions about the property value the appraiser s Identrty and profesSional deslgnabons, and references to any profesSional appraisal
organizations or the firm with which the appraiser IS aSSOCiated) to anyone other than the borrower the mortgagee or ItS successors and assigns, the mortgage
Insurer consuhants profesSional appraisal organlzabons any state or federally approved finanCial InSllbJIlon or any department agency or Instnumentallly
of the United States 01 any stale or lI1e Dlstnct of Columbia except that the lender/client may distribute the property descnptlon section of the report only to data
collection or repornng seNlce(s) Without haVing to obtain tile appraiser s pnor wntten consent The appraiser's wlltten consent and approval must also
be obtained before the appraisal can be conveyed by anyone to the publiC through edvernsmg, pub~c relations news sales, or oll1er media
Freddie Mac Form 4396-93
Page 1 of 2
Fannie Mae Form 1004B 6-93
Sunbeh Real Estate Appraisers INC a27l 398-4400
Form ACR - 'TOTAL for Windows' appraisal software by a la mode, mc -1-800-ALAMODE
IAle No 9797RB041
APPRAISER'S CERTifiCATION: The Appraiser certifies and agrees that
1 t have researched the subJect market area and have selected a minimum 01 three recent sales of propertlos most similar and proXimate to the sublect property
for conslderabOn In the sales comparison analYSIS and have made a dollar adlustment when appropriate to reflect the n1<Irket reaction to those Items of significant
varlabon If a significant Item In a comparable property IS supenor to, or more favorallle tnan, tile sublect property, I have made a negative adlustment to reduce
the adJUsted sales price ot the comparable and If a slgnlllcant Item In a comparable property IS Inferior to or less favorable than the subject property, I have made
a poslbve adlustment to Increase the adJusted sales pnce of the comparaDle
2 I have taKen Into conslderabon the factors that nave an Impact on value In my development of the esbmate of market value In the appraisal report I have not
knOWingly Withheld any Significant Informabon from me appraisal report and I believe, to the best 01 my Knowledge that all statements and Intormabon In tile
appraisal report are true and correct
3 I stated In the appraisal report only my own personal, unbiased, and profeSSional analYSIS, OpiniOnS, and conclUSions which are subject only to the conbngent
and limiting conditions speCified In thiS form
4 I have no present or prospecbve Interest In the property that IS the subJect to thiS report, and I have no present or prospective personal Interest or bias willi
respect to the pdrtlclpants In the transaction I did not liase, either partially or completely my analYSIS and/or the estimate 01 marKet value In the appraisal report
on tne race cokJr, religIOn, sex handicap familial status or national origin of either the prospective owners or occupants of the sublect property or of the present
owners or occupants ot the properties In too VICInity of the sublec! ploperty
~ I have no present or contemplated tuture Interest In the sublect property and nBither my current or future employment nor my compensation for pertormlng llils
appraISal IS contlnyent 011 the appraised value of the property
6 I was not reqUIred to repon a predetermlneo value 01 linectlon In vdlue thatlavors the cauoe 01 the client 01 any related party the amount of the value esbmate
the attainment of a speCifiC resuh 01 tile occurrence of a subsequent event In order \0 receive my compensabon and/or employment for pertormlng the appraisal I
did not base the appraisal report on a requested minimum valuation a speclllc valuauon, or the need to approve a speCifiC mortgage loan
7 I pertormed this appraisal In conformity Willi the Uniform Standards of Prolesslonal Appraisal Pracuce that were adopted and promulgated by the Appraisal
Standards Board of The Appraisal foundabon and that were In place as of the effective date of thiS appraisal wllI1 the exception 01 the departure prOViSion of those
Standards, which does not apply I acknowledge that an estimate of a reasonable bme for exposure In the open market IS a condlbOn In the definition 01 market value
and the esbmate I developed 1S consistent With the marketmg lime noted rn the nelghbornood seCbon 01 tors report, unless I have otherwise stated In lI1e
reconcillabon section
6 I hav~ personally Inspected the Intellor and extellor areas 01 the sublect property and the exterior of all propertJos listed as comparables In the appraisal report
Ilurther cer1lty that I have noted any apparent or known adverse condlbons rn the subJect Improvemenls, on 1I1e SUbject Site, or on any Site within the Immediate
vicinity 01 the sublect property of whlcn I am aware and have made adlustments for these adverse condlbons In my analYSIS of the property value to the eident that
I had market eVidence to support tl1em I have also commented abOut the effect of the adverse condlbons on the marketabllrty of the subject property
9 I personally prepared all conclUSions and opinions about the real estate that were set forth In lI1e appraisal report. If I relied on Slgmflcant profeSSional
assistance from any IndiVidual or IndiViduals rn the pertomnance of the appraisal or the preparallon of the appraisal report, I have named such Indlvldual(s) and
disclosed the specITlc tasks pertormed by them In the reconclllallon section 01 thiS appraisal report I cemfy that any rndlvldual so named IS qualdled to pertorm
the tasks I have not authollled anyone to mai(e a change to any Item In the report, tIIerefore If an unauthOrized change IS made to the appraisal report I Will take
no responSibilItY tor n
SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser Signed the appraisal report he or she certifies and agrees that
I directly supervise the appraiser who prepar6ll the appraisal report. have reviewed lha appraisal report, agree With the statements and conclUSions of the appraiser
agree to be bound by the appraiser s certifications numbered 4 through 7 allove and am taklnQ full responSibility tor the appraisal and the appraisal report
ADDRESS OF PROPERTY APPRAISED
961 Nan::lssus AI/(lnue, Clearwater Beach, FL 33767
APPRAISER:
signature ~1 y~ -::?
Name Ronald J lanco .
Date Signed October 11, 2004
State Certlflcailon #, 51 Cert Res REA 1860
or State License #
State FL
~I[a~on Dale 01 Certification or License 11/30/2004
SUPERVISORY APPRAISER (only If^requlred)"
1%..&
Signature
Name
Oate Slg ned
State Certlflcabon #
or State license #
State
Expiration Date of Certification or License
o Old
o Old Nollnspect Property
Freddie Mac Fomn 4396-93
Page 2 of 2
Fannie Mae Form 1004B 6 93
Form ACR - 'TOTAL for Wrndows" appraisal software by a la mode, Inc - 1 600 ALAMODE
IAle No 9797RB041
Building Sketch
Borrower/Client Leslie SOlts & Barbara Newman
Prooertv Address 961 Narcissus Avenue
City Clearwater Beach Countv Pine lias State FL Zln Code 33767
Lender Bank of Blue Vallev
Wood Decks and Free Form Pool Spa With waterfall
350'
147
Family Room
WCL Master
Bath
200'
Bath
Master
Bedroom
Kitchen Dining
Room 434
Laundry Room
Foyer
Den
Bedroom
265'
Bedroom
140'
124
SKETCH CALCULATIONS
^'
A1 35Qx147~
A2 326x34 ~
A3 14Qx2Q=
A4 550 x 21 1 ~
AS 124x76=
5145
1108
280
11605
942
M
First Floor
19080
T alai Living Area
19080
Form SKT BlDSKI- 'TOTAL for Windows' appraisal s01tware DY a la mode IOC -1-800-ALAMODE
IFile No 9797RB041
SubJect Photo Page
Borrower/Client Lesl,e SOltS & Barbara Newman
Pronertv Address 961 NarcIssus Avenue
Cltv Clearwater Beach Countv Plnellas State FL Zln Code 33767
lender Bank of Blue Vallev
SUbject Front
961 NarcIssus Avenue
Sales Pnce N/A
Gross llvrng Area 1 ,908
T olal Rooms 7
T olal Bedrooms 3
T otaJ Baltlloorns 2
llICiBlIDn C3nuuel Sub
View SlreeVAverage
Site 11 358 Sq Ft
Quality CBS/Avg
Age A50E15-20
Subject Rear
SUbject Street
Form PICPIX SR - "TOTAL for Windows' appraisal soflwar~ by a la mode, Inc -l-aOO-ALAMODE
IAle No 9797RB041
PHOTOGRAPH ADDENDUM
Borrower/Chent Leslie Snits & Barbara Newman
Prooertv Address 961 NarcIssus Avenue
Cltv Clearwater Beach Countv Plnellas State FL llo Code 33767
Lender Bank of Blue Vallev
Subject s Decking and Landscaping
'.< .,.~t
Subject's Lagoon Spa and Waterfalls
Lagoon Pool and Waterfalls
Fonn GPICPIX - 'TOTAL for Windows' appraisal soltware by a la mode, InC - 1 600 ALAMOOE
Comparable Photo Page
IAle No 9797RB041
Borrower/Client Leslie SOltS & Barbara Newman
Prooertv Address 961 NarcIssus Avenue
CIIV Clearwater Beach County P,nellas State FL ZI" Code 33767
Lender Bank of Blue Vallev
Comparable 1
956 Bay Esplanade
Pro:t to SubJect 006 miles
Sale Pllce 570 000
Gross LIving Area 2,174
Total Rooms 8
Total Bedrooms 3
Total Bathrooms 2
Location Carouel Sub
View StreeVAverage
Site 13 455 Sq Ft
Quality CBS/Avg
Age A37/E10-12 \
Comparable 2
59 Acacia Street
Pro:t to Sublect 0 74 miles
S~e Pnce 465 000
Gross LIving Area 1,497
Total Rooms 6
Total Bedrooms 3
Total Bathrooms 2
Locabon Mandalay Sub
View SlreeVAverage
Site 5,656 Sq Ft
Quality CBS/Avg
Age A581E12-15
Comparable 3
58 Aster Street
Pro:t to Sublect
S~e Pnce
Gross liVing Area
Total Rooms
Total Bedrooms
Total Bathrooms
Locabon
View
Site
Qualrty
Age
o 68 miles
525,000
1950
7
3
3
Mandalay Sub
StreeVAverage
11914 Sq Ft
CBS/Avg
A58/E10-12 \
Form PICPIX CR - 'TOTAL for Windows' aopralsal software by a Ia mode, Inc - 1-600 ALAMOOE
IAle No 9797RB041
Location Map
Borrower/Client Leslie SOils & Barbara Newman
Prooertv Address 961 NarCISSus Avenue
Cltv Clearwater Beach Countv Plnellas Slate FL lJo Code 33767
lendef Bank of Blue Vallev
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IAle No 9797RB041
Flood Map
Borrower/Chent Leslie Salls & Barbara Newman
Prooertv Address 961 Narcissus Avenue
CIN Clearwater Beach County Pine lias Stale FL ZID Code 33767
lender Bank of Blue Vallev
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InterFlood~Ll_
www InterOood com. 1.800.252.6633
Prepared for
Sunbelt Real Estate Appraisers, LLC
961 NarcIssus Avenue
Clearwater Beach, FL 33767
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