Laserfiche WebLink
5. Topography <br /> Physical features of the land will also have a direct <br /> bearing on the value of the land. The highest value <br /> tracts in mountainous areas are most often those that <br /> are level or nearly level or at least have utility <br /> for agricultural uses in the near term and for <br /> development uses in the future . Extremes in <br /> elevation within either the tract being appraised or <br /> in adjoining access points will tend to lessen the <br /> land unit value. <br /> 6. Government Regulatory Approval . <br /> In Colorado and the Garfield County area government <br /> regulation of land use, over the last several years , <br /> has progressively become more severe and intense . <br /> The Garfield County marketplace demonstrates that <br /> land with governmental project approval gains a <br /> significant market value premium increment. <br /> Two land sales were developed for this appraisal which are <br /> consistant with other commercial and industrial land sales in <br /> the area. <br /> Sale No . 1 , from Jammaron to Orrison , took place in March of <br /> 1982 in Section 35, T6S , R89W. It is a five area retangular <br /> shaped tract which sold $250 , 000 . This parcel is located <br /> between Carbondale and Glenwood Springs adjacent to and west of <br /> the D&RGW spur line railroad track. Immediately adjacent to <br /> the spur line track is State Highway 82. The property was <br /> developed into an alcohol beverage distribution center with <br /> spur line service to the warehouse. At the time of sale , this <br /> property was zoned "A-I" , "Agricultural-Industrial" , and it was <br /> necessary to seek government regulatory approval for a zone <br /> change as well as other land use regulations . The cost of all <br /> the governmental approvals were born by the purchaser in <br /> addition to the sales price. The topography of this sale was <br /> nearly level . This sale developed a sale price per acre of <br /> $50, 000. <br /> The second sale noted was from Dixon-Dunbar to Gerbaz in the <br /> West Glen Industrial Park within the city of limits of Glenwood <br /> Springs . This sale took place in August of 1984 and the land <br /> size was 3. 12 acres. The sales price was $281 , 463 . This sale <br /> is located between the D&RGW railroad main-line track and the <br /> Colorado River in the Western portion of Glenwood Springs south <br /> of the Colorado River . While the topography of this sale was <br /> superior to subject , extensive land shaping was required to <br /> accommodate the large beverage warehouse presently being <br /> constructed . This sale developed a sales price per acre of <br /> $90,213. <br /> -11- <br />