a residential real estate investment by manuel...

A residential real estate investment

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Authors Avila, Manuel Frank, 1938-

Publisher The University of Arizona.

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A RESIDENTIAL REAL ESTATE INVESTMENT

byManuel Frank Avila, Jr.

A Thesis Submitted, to the Faculty of theDEPARTMENT OF FINANCE, INSURANCE, AND REAL ESTATE

In Partial Fulfillment of the Requirements For the Degree ofMASTER OF SCIENCE

In the Graduate CollegeTHE UNIVERSITY OF ARIZONA

19 6 8

STATEMENT BY AUTHOR

This thesis has been submitted In partial fulfillment of requirements for an advanced degree at the University of Arizona and is deposited in the University Library to be made available to borrowers under rules of the Library.

Brief quotations from this thesis are allowable without special permission, provided that accurate acknowledgment of source is made. Requests for permission for extended quotation from or reproduction of this manuscript in whole or in part may be granted by the head of the major department or the Dean of the Graduate College when in his judgment the proposed use of the material is in the interests of scholarship. In all other instances, however, permission must be obtained

SIGNED:

APPROVAL BY THESIS DIRECTOR This thesis has been approved on the date shown below:

I X J L 1 M .

Real Estate

ACKNOWLEDGMENTS

I wish to recognize the guidance and assistance given patiently and generously throughout the planning and development of this thesis by Maurice M. Briggs, Visiting Professor of Heal Estate in the Department of Finance, Insurance, and Real Estate, School of Business and Public Administration.

The direction and encouragement extended by David Sirota, Lecturer in Real Estate in the Department of Finance, Insurance, and Real Estate, were also welcome.

Gratitude is expressed to Donald Frank, Appraiser for the Pima County Assessor's Office, for his cooperation and time invested in this endeavor.

Also, I wish to recognize my wife, Sherry, for her devotion to the proofing and typing of this thesis.

ill

TABLE OF CONTENTS

PageLIST OF TABLES............... .................vilLIST OF ILLUSTRATIONS............ ............ XABSTRACT.... . ..................................xi

I. INTRODUCTION............................... . 1The Three Competitive Developments..... .. 3Catalina Totmhouses•.................... 4

II. HISTORY............. 8Sale - January 21, 1931 - John W. Murphy... 8Comparable Sale.... . • ................11Dividing Section 8, T13S, Rl4E For Gifts...11 Establishment of Catalina Foothills

Estate #6..............................11Zoning and Building Permits................15Land Value in Catalina Foothills

Estate #6..... .15III. POPULATION............ .16IV. UTILITIES......... ...19

Gas...... 19Telephone......... .20Roads..... ..................v..............20Sewers....... ....20Water.... ........ .21Catalina Townhouse Utilities.............. .21

V. BUILDING PERMITS....................... ...22Catalina Townhouses..... .......... 22Skyline Bel Air Townhouses................. 24Casas del Oro Townhouses....... .24Multiple Dwellings and Single

Family Residences, 1965..... ..25

iv

VTABLE OF CONTENTS - Continued

VI. DEVELOPER OF CATALINA TOWNHOUSES.............2?Purchase of Lots $1 and 52,,,,,,Financing..........•••. . . .... •.

VII. MORTGAGEE ORIGINAL APPRAISAL SUMMARY

Page

Appraisal Report - WAB Unit on Lot 9.••••30Rating.......................... ...30Neighborhood.................... . . • • *31

Computed Area............................31VIII. MORTGAGE REGULATIONS ON BLANKET MORTGAGES....39

DC. 1966 AND 1967 SALES OF CATALINA TOWNHOUSESAND THE COMPETITIVE TOWNHOUSE DEVELOPMENTS,, A 3

1966 Sales of Catalina Townhouses........431966 Sales of the Three Competitive

Townhouse Developments...............451966 Sales of Casas del Oro

Townhouses .... ....451966 Sales of Skyline Bel Air

Townhouses....... . •.... •. .......461966 Sales of Casa Blanca Villas

Townhouses.......................46January to October 1?, 19&7 Sales of

Catalina Townhouses..................46January to October 17, 19^7 Sales of

the Three Competitive Developments...491967 Sales of Casas del Oro

Townhouses........... • • ..... . .491967 Sales of Casa Blanca Villas

Townhouses........ ...............491967 Sales of Skyline Bel Air

Townhouses.......................50X. ASSESSMENTS AND TAXES IN 1967................51

Catalina Townhouses..........Casa Blanca Villas Townhouses Skyline Bel Air Townhouses... Casas del Oro Townhouses.....

272830

vi

XI. PIMA COUNTY REAL ESTATE ACTIVITY1954 TO SEPTEMBER, 1967....................75Mortgage Data........................76

XII. CONCLUSIONS................................. .80Location..•......................•..•.•....80Density Control............................81Taxes.... ............ .81

APPENDICES.................... ...82APPENDIX A: LAND SALES IN THE CATALINA

FOOTHILLS ESTATE #6 . . . . . . . . . . . . . . . 8 3

APPENDIX B: ZONING DESCRIPTIONS - PIMACOUNTY, ARIZONA...................92

REFERENCES.... ....... .103

TABLE OF CONTENTS - Continued

Page

LIST OF TABLES

Table Page1. Occupants of the Catalina T o w n h o u s e s . . 62. Population i960 - 1975............ ..183. Single Family Residences by Price Range

Issued by Pima County Zoning Inspector.......234. Comparison of the Building Permits

by Units from 1965 to 1967.... .. .............265. Balance Sheet on November 24, 1965...............286. Catalina Townhouses Appraisal Summary............327. Appraisal Analysis of the Initial Four

Townhouses.. .... 338. Unit Construction Cost of MA M Unit on Lot 9,.....349 . Land Improvements for "A” Unit. .... ...36

10. Cost of Porches..................... ............3711. Computed Replacement Cost........................3812. Release Clause...•.•................. ............3913. Disbursement of Mortgage.........................4014. Actual Disbursement of Mortgage..................4115. Tucson Federal Savings and Loan Association

Mortgages for Lots 6 and 7...................4216. 1966 Sales of Catalina Townhouses................4417. Arizona Bank of Mortgages for Lots 6 and 7.......4518. 1967 Sales of Catalina Townhouses...............47

vii

Till

19. Final Payments on $96,000 to Tucson FederalSavings and Loan Association.. . .......... . ..48

20. Arizona Bank Mortgage for Lot 8...................4821. An Explanation of Assessments and Taxes..........5322. Pima County, Arizona Tax Bates, 1967.............5423. Catalina Townhouses Assessments on

Common Elements....................•. •. • • •.. .56

24. Description of the Catalina Townhouses on Lot 9..5725. Assessed Valuation of a Catalina Townhouse

on Lot 9 ................................•.••.5926. Assessments on Building, Common Elements,

and Land - Lot 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 0

27. Taxes in School District #16 for Lot 9 ...........6028. 100# Assessed Valuation - Lot 9 . . 6 029. Casa Blanca Villas Assessments on

Common Elements....•..*.•..... .............. .6230. Description of the Casa Blanca Villas

Townhouse on Lot 109..... ..............63

31. Assessed Valuation of a Casa Blanca Villas(C.B.V.) Townhouse on Lot 109................64

32. Assessments on Building, Common Elements,and Land - Lot 109........................... 65

33. Taxes in School District #10 for Lot 109. . . . . . . . . 6 5

34. 100$ Assessed Valuation for Lot 109 CasaBlanca Villas (C.B.V.)................... .. .65

35. Description of the Skyline Bel Air Townhouseon Lot 2009. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 7

LIST OP TABLES - Continued

Table Page

lx

36. Assessed Valuation of a Skyline Bel Air(S.B.A.) Townhouse on Lot 2009. . . . . . . . . . . . . . 6 8

37. Assessments on Building and Land - Lot 2009. . . . . . 6 9

38. Taxes in School District #16 on Lot 2009.........69

39. 100# Assessed Valuation for Lot 2009Skyline Bel Air (S.B.A. ) . . . . . . . . . . . . . . . . . . . . . 6 9

40. Casas del Oro Townhouses Assessments onCommon Elements..... ... . .....*.............. .71

4-1. Description of the Casas del Oro Townhouseon Lot 102. .................................72

4-2. Assessed Valuation of a Casas del Oro (C.D.O.)Townhouse on Lot 102.........................73

4-3. Assessments on Building, Common Elements,and Land - Lot 102...........................74-

44. Taxes in School District #10 for Lot 102.........74-4-3. 100# Assessed Valuation for Lot 102 Casas

del Oro (C.D.O. ) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4

4-6. Real Estate Taxes............................... .81

LIST OF TABLES - Continued

Table Page

LIST OF ILLUSTRATIONS

Figures Page1. Section 8, Township 13 South, Range 14 East..... 92. Catalina Foothills Area Plan.......... .........103. Dedication of Catalina Foothills Estate #6......124. Catalina Foothills Estate #6 - Lots 1 - 54......135. Catalina Foothills Estate #6 - Lots 55 and 56...146 . Tucson Urban Area Population i960...............1?7. Catalina Townhouses Layout......................298. Monthly Index of Real Estate Activity in

Pima County 1954 to September, 1967........ 789. Mortgage Data Graph.................. ...........79

BrochuresSkyline Bel Air Townhouses.... ..........in pocketCasa Blanca Villas Townhouses....... ....in pocketCasas del Oro Townhouses................. in pocket

x

ABSTRACT

In the past twenty years, cooperative apartments were commonly known in the United States. Then, in the past six years, condominiums swept the country with a new type of ownership. From these two real estate concepts of joint ownership, there emerged the townhouse development as known in Tucson, Arizona and throughout the United States.

This thesis analyzes in detail the Catalina Townhouses Development and then compares it to three competitive developments— (1) Skyline Bel Air Townhouses; (2) Casas del Oro Townhouses; and, (3) Casa Blanca Villas Townhouses.

The analysis includes the history, population study, utilities, building permits, developer, appraisal, mortgages, 1966 and 1967 sales, assessments and taxes, and the economic climate in Tucson, Arizona.

Marketing for the townhouses is geared at present for the older age group due to the price range of $31,000

to $50,000 as well as restrictions such as no children under 16 or 18 years allowed. The older age group alsoappreciates the "carefree maintenance" whereby all owners share the maintenance costs.

xi

CHAPTER I

INTRODUCTION

Modern society embraced the concept of a condominium as individual ownership of one or more units in a multi-unit building or a cluster of dwellings and joint ownership with other unit owners of the various general common elements of the buildings; that is, the land, the lobby, and the utility system (1).

In Tucson, Arizona, townhouses are being developed with similar concepts as the condominiums. The main difference is the general common elements. The sub-lot on which the townhouse is located is not considered a general common element. However, the roads and the exterior land outside of the sub-lots are considered the general common elements. Since the sub-lots on which the townhouses are located are not considered general common elements, there was no need to adopt a new statute for the development of townhouses.

This is a study of the conception, construction, marketing, and financing of a particular townhouse unit in a fourteen unit townhouse development in Tucson, Arizona during a period from 1965 to November, 1967. To show the economic environment of this project during this period,

1

2the history of the fourteen unit townhouse development, the development of the surrounding foothills area, the progress of competing developments, and general building activity in the Tucson area are included in broad terms.

1. The economy of Tucson from 1962 to 1965 was sluggish and construction of new housing units slow. During 1966, activity increased; and, in the first half of 19̂ 7$ the activity was good.

2. Tucson has a great appeal to retired people because of climate, temperature, and lack of humidity.

3. The foothills area, north of the city, bounded on the north by the Catalina Mountains, is in the so- called "Thermal Belt" where temperatures run 10° higher in the winter and 10° lower in the summer than in the city. This area is also relatively dust and smog-free.

4. Zoning and deed restrictions have tended to limit housing to one story, single family dwellings.

5. Virtually all lots are new lots. Land in this area carries premium prices for this reason.

6. Also, several sections (including most of the foothills area) have been in one strong ownership for about thirty years.

The selling season was February of 1966 and 1967

when the contracts were signed according to the developer. Actual recorded dates are shown on Tables 16 and 18.

3The Three Competitive Developments

1. Skyline Bel Air Townhouses is located in the Skyline Bel Air Estates subdivision, 6000 North Swan Road, Pima County, Arizona. The northern boundary of the city of Tucson lies approximately 4.2 miles to the south (Fort Lowell Road). The site is approximately 11.5 miles from downtown Tucson, 9.5 miles from the University of Arizona,10 miles from the Davis-Monthan Air Force Base. There are five-three bedroom townhouses; four-two bedroom townhouses, and one-one bedroom townhouse. Four-three bedroom townhouses, two-two bedroom townhouses, and one-one bedroom townhouse were sold. Prices ranged from #31,000 to #42,500. Sixteen more townhouses are being considered for construction. See the pocket in the rear for brochures.

2. Casa Blanca Villas Townhouses is located at 6100 North Oracle Road, Pima County, Arizona. The northern boundary of the city of Tucson lies approximately 1.6 miles to the south (Roger Road). The site is approximately 6.5 miles from downtown Tucson, 7.2 miles from the University of Arizona, 14.3 miles from the Davis-Monthan Air Force Base. Seven-two bedroom townhouses have been sold. One-two bedroom townhouse has been sold for #28,800 (La Alba). Six-two bedroom townhouses have been sold for #31*800 (La Brisa). There are three designs from which to choose for the two bedroom townhouses: La Alba, La Cresta, La Brisa. Twenty-four more townhouses may be constructed.

3. Casas del Pro Townhouses Is located at 2778 West Magee Road adjacent to the Tucson National Golf Club in Pima County, Arizona, The northern boundary of the city of Tucson lies approximately 7»5 miles to the south (Roger Road). The site is approximately 11.5 miles from downtown Tucson, 12 miles from the University of Arizona, 19.2 miles from the Davis -Mont han Air Force Base. Thirty- nine townhouses were built with a choice of three basic floor plans. Two of the three basic floor plans utilize two bedrooms, whereas the remaining basic floor plan utilizes the three bedrooms. Twenty-six townhouses have been sold, and nine are under contract. Four townhouses are unknown. Fifteen-two bedroom townhouses and seven- three bedroom townhouses have been sold. See the pocket in the rear for brochures.

Catalina TownhousesCatalina Townhouses is located at 6202-6298 North

Campbell Avenue, Pima County, Arizona. From this complex of fourteen townhouses, the specific townhouse located on Lot 9 has been chosen for detailed case study. The northern boundary of the city of Tucson lies approximately three miles to the south (Roger Road). The site is approximately ten miles from downtown Tucson, 7 miles from the University of Arizona,and 13 .3 miles from the Davis-Monthan Air Force Base.

5The project commenced In 1965 with the construc

tion of four townhouses. The fourteenth townhouse was completed in September, 1967, and is presently being offered for sale by the developer. Thirteen have been sold.

There are nine-three bedroom, three bath units; four-two bedroom, two bath units; and one-two bedroom, two bath and atrium (extra room with clerestory) unit. Interestingly, the three bedroom townhouses sold quickly as compared to the two bedroom townhouses despite the fact that most occupants are couples with no children under sixteen years.

In most cases, the third bedroom has become a den; and, in some cases, the third bath has become a storage room. Each townhouse has a walled patio, both front and rear. Bather extensive desert landscaping has been provided. A 20 foot by 40 foot heated swimming pool, sun bathing decks, and a ramada comprise the common area along with the double driveway through the middle of the area.

The thirteen townhouses sold for the following prices: three bedrooms at $36,000; two bedrooms at $31,500;two bedrooms and an atrium at $32,500. With only two exceptions, the entire purchase price was paid in cash. In some cases, extras were requested and paid by the purchasers.

Refer to Table 1 for Occupants of Catalina Townhouses.

6

Table 1OCCUPANTS OF THE CATALINA TOWNHOUSES

Lot Size of Family Bedrooms Occupation

1 Husband and wife 2 Retired Medical Doctor2 Widow 33 Husband and wife 3 Wife - Teacher

Husband - Retired Military

4 Husband and wife 3 Retired Businessman5 Husband and wife 2 Retired6 NOT SOLD 37 Husband and wife 3 Retired Military8 Husband and wife 3 Semi-retired

Businessman9 Husband and wife 2 +

atriumTeacher (Formerly

Businessman)10 Husband and wife 2 Retired Military11 Widow and two

children2 Teacher

12 Husband and wife 3 Retired Businessman13 Husband and wife

(Not occupied yet) 3 Retired

14 Husband and wife 3 Retired Businessman

7In each development of this type, the owner Is

responsible for his own premises; whereas, the common area maintenance Is provided at a monthly service charge. At Catalina Townhouses, the monthly service charge is presently $45.00, which includes all the water, gas for the heating units and pool heater, public liability on the pool or common area, and the five-and-one-half days per week of service from the gardener, pool cleaner, and handy man. However, this monthly service charge does not cover common area real estate taxes, one-fourteenth of which is added to the bills of the fourteen individual owners.

The Catalina Townhouses* Association, a nonprofit corporation collects the monthly charges, pays the bills, and so forth. Each owner of an individual townhouse is a member. Charter and by-laws set forth rules and regulations, which can be summarized as the following: no children or dogs, no exterior remodelingwithout consent of the Association, control of the sale of the townhouse, and others.

CHAPTER II

HISTORY

Robert W. Geyer on April 24, 1928, purchased from the State of Arizona patent land described as Section 8 in Township 13 South, Range 14 East, Gila and Salt River Basin and Meridian, County of Pima, State of Arizona, containing 640 acres more or less, for $7,800, of which $390 was paid down, and a purchase money mortgage of $7,410 for the balance. This is $12.19 per acre based on 640 acres (2). See Figure 1 for a detailed drawing of Section 8, Township 13, South Range 14 East, and see Figure 2 for the Catalina Foothills Area Plan - Master Plan for Community Facilities.

Sale - January 21. 1931 - John W. Murphy On January 21, 1931, Robert W. Geyer assigned to

his brother-in-law John W. Murphy his interest in Section 8 in T13S, Rl4E G and SRB and M, County of Pima, State of Arizona. No agreement of record was found between John W. Murphy and Robert W. Geyer, except that Murphy assumed the mortgage (3). On April 21, 1943, John W. Murphy paid the balance to the State of Arizona and received and recorded the deed (4).

8

9

- • * n 4 7 ' W -■ S K Y t IM F / ^

: > * A f l * M * N T R D . SCALE-|a 600'

Figure 1. SECTION 8, TOWNSHIP 13 SOUTH, RANGE 14 EAST

Figure 2. CATALINA FOOTHILLS AREA PLAN

11Comparable Sale

On September 13. 1930, John W. Murphy purchased from the State of Arizona an additional 480 acres at #7,200, which is #15.00 per acre. The 480 acres are located in the northeast quarter and the south half of Section 16, T13S, B14E G and SEE and M, County of Pima, State of Arizona (5). This transaction may be an indication as to how much he paid for Section 8 .

Dlvidinp; Section 8 , T13S. R14E For Gifts On December 31, 1958, John W. Murphy and Helen G.

Murphy divided the ownership of Section 8 in T13S, Hl4E G and SHE and M, County of Pima, State of Arizona, into 150 shares along with other holdings. Keeping 50 shares, John W. Murphy and his wife distributed 100 shares as gifts to their sons, daughters, and grandchildren.

Establishment of Catalina Foothills Estate #6 On August 13, 1962, Catalina Foothills Estate #6,

Lots 1 through 56 were recorded as a subdivision of a portion of Section 8 and a portion of the northwest quarter of Section 9 and a portion of the southeast quarter of Section 5 T13S R14E G and SRB and M, Pima County, State of Arizona. Blanton and Cole were the Architects-Engineers, and J. Thomas Via, Jr. was the Planning Consultant (6). See Figures 3 , 4, and 5 for the Catalina Foothills Estate #6 Subdivision Plat.

12

** r) * . s . * |

OCR TIP (CATION OP SURVtY.. • “ • ■ „ . A i l r :

M A Y O R A N D C O U N C IL

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B O A R D o r S U P E R V IS O R S»«. * . »•'•••» •.- • .»» • »*. . • * ■ .^ , r. • •

CATALINA FOOTHILLS ESTATES N?&LOTS I TURU S4

EEIM C » W 6 0 IV IS IO N OP A PORTION OP SEC TIO N 6 A N D A P O R T IO N OP T i l t

NW '/4 OP SECTIO N 1 A N D A P O R T IO N OP S E V «O P S E C T IO N 5 T IV S R U E

C P S R f t Pm P IM A C O U N TY, A R IZ O N A

’ lA.»ON ARi IONA

T H IS C O P Y O F R E C O R D E D S U B D IV IS IO N P L A T F U R N IS H E D BY | ’^ V n iiV (Tjtfc & (CniSt (Co*,KlRy

Figure 3 DEDICATION OF CATALINA FOOTHILLS ESTATE #6

13

1 6 - 3 6

if si

« f 1' ;X X ' ̂

CATALINA POOTUILL5 E5TATC5 N?GLOTS I THRU S4

T H .S C O P Y O F R E C O R D E D S U B D IV IS IO N P L A T F U R N IS H E D B Y I ’^ V n i X & ( I n i S t ( U 'U l|> U n V

Figure 4. CATALINA FOOTHILLS ESTATE #6 - LOTS 1 - 5 ^

14

1 6 - 5 0

3cA.Lt I'.IOO'

' • - - - — •--- ZZ.

c o u n t y iN c iN e e n

-• •• « —« - ■ ' ■- I «w»• •••.h » ̂ —- » ■— - *— • 1 «e. «—•• Nw >•“ — • ,S •*"»' . . "4 »»CATALINA FOOTUILLS

ESTATES NO. U6 0 * 0 D OF S U P E f T V H O n SI f *e • ~ • • *• « - *.•

- . t v : * *„*

LOTS 5 5 A N D 5<#B E IN G A S U B D IV IS IO N OF A P O R T IO N OF TUB SOUTH

V l OF THE se V« OF SECTION S .T r lS -S , 0 -1 4 -E G t S S B t M. P IM A C O U N TY , A R IZ O N A

I'tp'i..' i . i*-

T H ,S C O P Y O F R E C O R D E D S U B O .V .S .O R P L . T F U R N IS H E D BY T l i . V r . i . V i i . t l ’c & U r . , s H l 'c m |M « Y '

Figure 5. CATALINA FOOTHILLS ESTATE #6 - LOTS 55 AND 56

15Zoning and Building Permits

There Is a total of 56 lots In the subdivision.Lots 1 to 46 are zoned CB-1 for Single Family Residences. Lots 47, 48, 49, 51, 52, and 53 are zoned TR for Transitional. Lots 50, 54, 55* and 56 are zoned CB-1 for Business. Zoning is also controlled by deed restrictions. See Appendix B for zoning descriptions in Pima County.

In this subdivision. Lots 1 through 46, there are seventeen single family residences constructed as of this date; and, two are in the construction stage. Building permits range from $18,000 to $58,000 excluding land costs. The average price excluding land costs is $34,800. There is a twenty-four unit apartment building on Lots 53 and 54.

The fourteen units of the Catalina Townhouses are on Lots 51 and 52, located 900 feet south of the intersection of Skyline and Campbell on the east side of Campbell (7 ).

Land Value in Catalina Foothills Estate #6

Present land value is $7,750 per acre, which is based on comparable sales in CR-1 for Single Family Residences; and, $12,000 per acre in TR for Transitional zoning. See Appendix A for the Land Sales in the Catalina Foothills Estate #6.

CHAPTER III

POPULATION

The intersection of Campbell Avenue and Skyline Drive is the corner for four zones of population. As shown in Figure 6 of the Tucson Urban Area Population i960, the northwest and northeast zones have zero population. The southwest zone has a population of 100, and the southeast zone has a population of 550 (8 ).

The Catalina Foothills Estate #6 falls into all of the four zones. However, the ultimate density will be controlled by the deed restrictions for single family residences, transitional zoning, and business zoning in the subdivision itself.

Refer to Table 2 on Population for i960 to 1975 within the four zones and the Tucson Urban Area.

16

17TUCSON URBAN AREA

POPULATION-I9 6 0

CITY TOTAL = 2 1 2 , 8 9 2330 3 S O0 $4 — i—-

S' 673

4971 \ •1702 ' f 273

3964267

3069

4430

6135 I 45fc d 5137 I

32445996 820 4377 2630

1233 2 3 5 56347

3 60 02421S 1 * * 0 C I T Y

38433196

i 300 27

Figure 6 TUCSON URBAN AREA POPULATION I960

18

Table 2POPULATION I960 - 1975 (8 )

Year Northwest Northeast Southwest Southeast Tucson .Urban

i960 0 0 100 550 243,0001965 464 263 716 ,590 269,000

1967a 525 290 730 740 296,000

1970b 700 400 950 900 330,000

1975b 1000 900 1200 1100 410,000

a. These figures are estimates.b. These figures are forecasts.

CHAPTER TV

UTILITIES

The following paragraphs describe the utilities such as gas, telephone, roads, sewers, and water, especially for the Catalina Townhouses. Tucson Gas and Electric Company, Mountain States Telephone Company,Pima County Highway Department, and the Sanitary District #1 (Main Office) cooperated in supplying this information.

GasTucson Gas and Electric Company completed on

August 17, 1962, installation of a two-inch plastic gas line to serve Lots 1 through 57 of the Catalina Estate #6

at a cost of $6,800. Tucson Gas and Electric Company proposed that any customer had to pay a minimum of $5.00

for three years until twenty-five customers on separate lots were connected, whichever came first. Cost for the lateral line from the main line to the gas meter is $ .90

per foot paid by the customer.

19

20Telephone

Mountain States Telephone Company installed their main cable in i960 at their own cost. Phone installation is paid by the customer.

RoadsCampbell Avenue was established by Pima County in

1930. In 1962, there was an owner-participation agreement by Murphy and Pima County to pave 2.29 miles. Murphy's cost was $2,293.15. The county paid the balance total not to exceed #10,000.

SewersThe Catalina Foothills Estate #6 has only one

sewer line, which is controlled by Sanitary District #1. This sewer is for the Catalina Foothills Apartments (twenty-four units) which are on Lots 53 and 5^ of Catalina Foothills Estate #6. It consists of a gravity flow to a pumping station, which pumps the sewage through a six-inch steel pipe approximately one-half mile to Santa Catalina Estate, which is under the jurisdiction of the Sanitary District #1. Cost for the pumping station and the six-inch steel pipe was $8,000. The Catalina Town- houses have two septic tanks to service the fourteen townhouses. To construct a pumping station and a six- inch steel pipe for the Catalina Townhouses to the existing pumping station will cost about $5*000.

21Water

Located at 4407 North Campbell, Tucson, Arizona, the Water Company that supplies water to Catalina Estate #6 Is owned by John W. Murphy.

Catalina Townhouse Utilities The Catalina Townhouses have one gas meter. There

fore, one bill Is paid equally by all townhouse owners.This is also true for the water bill. The electric bills are separately paid by each townhouse owner.

CHAPTER V

BUILDING PERMITS

The costs of the building permits for the Catalina Tovmhouses, Skyline Bel Air Townhouses, and Casas del Oro Townhouses are listed for comparison in the following paragraphs. The multiple units and the single family residences issued building permits are then compared for the same price range in Pima County, Arizona in 1965.Refer to Table 3 for Single Family Residences by Price Range Issued by Pima County Zoning Inspector.

Casa Blanca Villas Townhouses was not included in this comparison, because building permits for three units were issued on July 6, 1966 at §60,000 (or an average of §20,000) and for two more units on July 26, 1967 at §31,800 each. The building permits for these multiple dwellings were listed after 1965.

Catalina TownhousesOn November 24, 1965, Catalina Townhouses had a

building permit issued for fourteen units at §350,000 (or an average of §25,000 per unit).

22

Table 3SINGLE FAMILY RESIDENCES BY PRICE RANGE ISSUED BY PIMA COUNTY ZONING INSPECTOR

VALUATION 1957 1958 1252 i9 6 0 1261 1362 1262 1964 1965 1966 TOTALLess than $ 3 ,000 72 85 40 19 21 23 26 15 10 6 317S 3•000 —— 3,999 35 32 23 8 10 13 7 11 6 6 151

4 ,000 —— 4 ,999 243 39 32 11 13 9 12 15 6 4 3845.000 — 5,999 348 617 707 381 24 6 19 17 6 10 21356 ,000 —— 6,999 264 757 561 113 37 58 27 240 27 7 20917,000 - - 7 ,999 276 210 467 742 153 498 368 228 37 6 29858,000 —— 8 .999 408 588 358 334 273 199 163 l 6 l 193 15 26929,000 — 9,999 225 359 354 160 608 257 337 248 43 32 2623

10,000 —— 10,999 155 163 170 128 132 273 207 98 75 59 146011,000 —— 11.999 67 68 61 44 31 115 151 51 46 14 64812,000 —— 12,999 178 159 126 42 43 91 139 77 67 24 94613,000 —— 13,999 39 63 135 11 40 37 44 57 51 24 50114,000 —— 14,999 33 38 94 62 46 40 40 29 29 18 42915,000 — 15,999 39 67 59 51 39 51 36 36 48 32 458l6 ,0 0 0 —— 16,999 25 35 40 30 12 27 44 33 29 41 31617,000 —— 17,999 16 23 20 42 19 19 38 17 I f 17 22618,000 —— 18,999 22 20 35 31 21 19 37 22 36 44 28719.000 — 19,999 8 11 l l 3 2 8 10 11 18 21 10320,000 —— 20,999 26 36 27 31 18 28 24 41 44 55 33021,000 —— 21,999 2 6 6 5 2 9 11 9 12 5 6722,000 —— 22,999 9 10 13 14 8 17 14 16 18 14 13323,000 —— 23.999 1 5 11 7 6 2 4 5 13 4 5824,000 —— 24,999 6 4 11 4 6 13 8 10 9 10 8125,000 —— 25,999 16 13 21 22 20 15 21 28 40 39 23526,000 —— 26,999 3 1 4 5 6 3 8 2 9 12 5327,000 ■— 27,999 1 3 2 4 5 4 5 4 10 7 4528,000 —— 28,999 0 0 1 3 3 9 2 5 6 16 4529,000 — 29,999 2 l 3 3 1 9 1 3 2 3 2830,000 —— 30,999 9 10 14 14 8 6 15 7 15 27 12531,000 —■ 31.999 0 l 1 3 1 2 2 0 1 2 1332,000 32,999 0 1 3 2 3 3 4 7 8 1 3233,000 - - 33 ,999 0 5 0 1 1 1 0 3 3 3 1734,000 34,999 0 2 1 1 1 1 0 1 2 0 335.000 — 35,999 2 4 2 3 3 10 10 9 9 4 5636,000 —— 39,999 2 1 2 3 0 10 3 3 7 10 4140,000 ------ ___ 8 _ 1 2 _ 2 1 __24 __ 21 _20 -24 186

TOTAL (10 Years) 2540 3448 3432 2349 1634 1906 1861 1540 980 616 20306

HHH/cc 1-9-6? W

Skyline Bel Air TownhousesOn February 9, 19^5, Skyline Bel Air Tollhouses

had a building permit issued for four units at #88,000

(or an average of #22,000 per townhouse unit).Whereas these four units and the units in the

competitive townhouse developments were registered as multiple dwellings when Issued their building permits, the following four units were registered as single family residences when issued their building permits.

On May 5. 1965, a building permit was issued for #22,000. On September 30, 1965, another permit was issued for #22,000. On November 18, 1965, two permits were issued, one for #28,000 and the other for #2 5,000.

(Skyline Bel Air Townhouses also had building permits issued on February 8 , 19^7 for #30,000 and on March 15, 1967 for #25,000.)

Casas del Pro TownhousesOn October 26, I965, Casas del Oro Townhouses had

a building permit issued, for thirty-nine units at #798,000

(or an average of #24,600 per unit). These figures do not include the pool, recreation building. and the guard house.

25Multiple Dwellings and Single Family Residences, 1965

In 1965, the Pima County Zoning Inspector listed a total of 105 single family residences for which building permits had been secured. Four of these 105 single family residences actually were multiple dwellings of Skyline Bel Air Townhouses. The 14 units of Catalina Townhouses, the 4 units of Skyline Bel Air Townhouses, and the 39 units of Casas del Oro Townhouses were listed as multiple dwellings. While there were 57 multiple dwellings registered, there were actually 6l multiple dwellings including the four from Skyline Bel Air Townhouses.

Adding the 105 single family residences to the 57 multiple dwellings gives a sum of 162 units for which the building permits were secured in 1965. The three townhouse developments which had 6l multiple dwellings out of the total 162 units comprised 37*65 per cent of the total units for which building permits were issued in the range from #22,000 to #29,000.

Ranging from #22,000 to #40,000 plus, there were building permits issued for 173 single family residences in 1965* Adding 173 single family residences to 57 multiple dwellings gives a sum of 230. The three townhouse developments which had 6l units out of 230 comprised 26.52 per cent in this price range.

Refer to Table 4 for a Comparison of the Building Permits by Units from 1965 to 1967.

26

TABLE 4COMPARISON OF THE BUILDING PERMITS

BY UNITS FROM I965 TO 1967

Year #22,000 to #29,000 #22,000 to # 0 ,000+

1965 162 unitsa b230 units

1966 102 176

1967 0 102 220

a. The three townhouse developments comprise 37*65 per cent of these 162 units (6l out of 162).

b. The three townhouse developments comprise 26.52 per cent of these 230 units (57 out of 230).

c. The research for this table was limited to September, 1967.

DEVELOPER OF CATALINA TOWNHOUSES

Foothills Builders, Incorporated, whose officers are Robert G. Murphy, John G. Payson, and Walter G.Roediger, Jr., developed and built Catalina Foothills Townhouses. Foothills Builders, Incorporated was incorporated October 14, 1964-.

Purchase of Lots 51 and 52 Foothills Builders, Incorporated, purchased Lots

51 and 52 of Catalina Foothills Estate #6 from the Murphy clan recorded as of November 30, 1965 according to the Recorder’s Office, Book 2630. page 25. Refer to Table 5 for the Balance Sheet on November 24-, 1965. The architect’s fee of $4-,000, surveying expenses, and so forth were not shown on the book of account since the stockholders paid for those costs. Stockholders also provided costs over and above mortgages. The contractor’s profit remained in the corporation as recorded at Tucson Federal Loan and Savings Association.

CHAPTER VI

27

28Table 5

BALANCE SHEET ON NOVEMBER 24, 1965 .

Assets Liabilities and . . Net Worth

3.05 acres Section 8 T13S Rl4E near Skyline Drive

Capital stock and surplusand Campbell Avenue

$36,000 $36,000

FinancingFoothills Builders, Incorporated, recorded the deed

for Lots 51 and 52 as having an indicated price of $36,000. There is a mortgage of $3^*200 at 6 per cent due eighteen months from November 29, 1965. Mortgagee is the Murphy clan as is recorded in the Recorder's Office, Book 2630. page 30. Therefore, the net worth of the Foothills Builders, Incorporated was $1,800 with liabilities of $34,200.

Tucson Federal Loan and Savings Association approved a loan of $96,000 at 6 per cent on December 8 , 1965, for the construction of four units of Catalina Townhouses on Lots 1 , 2 , 9» and 10. The Murphy clan subordinated to the $96,000 loan. Refer to Figure 7 for the Catalina Townhouses,Catalina Foothills Estates #6, Lots 51 and 52.

240.39Lot 8Lot 7Lot 6Lot SLot 4Lot 2.Lot 1

Tr a.c

Lot I®

CERRADA MORENO

CHAPTER VII

MORTGAGEE ORIGINAL APPRAISAL SUMMARY

Tucson Federal Savings and Loan Association cooperated In supplying the following Information regarding the appraisal of Catalina Townhouses.

The mortgage was $96,000 at 6 per cent for twenty- five years. The lender charged an initial fee of $1,965. Originally, the Catalina Townhouses conceived thirteen- two bedroom townhouses and one-three bedroom townhouse.As it now stands, there are nine-three bedroom townhouses and five-two bedroom townhouses. Refer to Table 6 for the Catalina Townhouses Appraisal Summary.

Tucson Federal Savings and Loan Association loaned $96,000 or 57 per cent on the appraisal based on the value of $169,000 for the four units, pool, and land. Refer to Table 7 for the Appraisal Analysis of the Initial Four Townhouses Covered by the $96,000 Mortgage.

Appraisal Report - "A" Unit on Lot £Rating

The quality of ,,AW Unit on Lot 9 is very good. The type is a multiple of one out of seven "A" Units projected. The conformity, location, salability, and trend are very good.

30

31Neighborhood

There is fair accessibility to shopping, school, and transportation. The zoning is Transitional. The price range is from §25,000 to #100,000. The typical age is from one to three years in the immediate area.The sales are comparable to Catalina Townhouses on Lots 1 , 2 , 3 , 4, 5 , and 6.

Refer to Table 8 for the Unit Construction Cost of "A" Unit on Lot 9* Refer to Table 9 for Land Improvements for "A" Unit.

Computed AreaThe computed area for the main building is 1,657

square feet. The total square feet for the carport, storage, and masonry frame is 485 square feet.

Refer to Table 10 for Cost of Porches and Table 11

for the Computed Replacement Cost.

32

Table 6

CATALINA TOWNHOUSES APPBAISAL SUMMARY

7 "A" Units at $32,700 $228,900

6 "B" Units at 30,900 185,4-001 "C" Unit at 35,000 35,000

TOTAL $44-9,3006 "A" Units at $160,6004- "B" Units at 99,700 - 260,300

1 "A" Unit2 "B" Units1 “C” Unit $189,000

Pool walks, drive, etc., and land

33

Table 7APPRAISAL ANALYSIS OF THE INITIAL FOUR TOWNHOUSES

»A” Unit #32,700.BuildingValue

Less Common Elements #2,143.*Less Land 3 ,800. 5,943. #26,757.

«C» Unit #35,000.Less Common Elements #2,143.*Less Land 3 ,800. 5,943. 29,057

2 *‘B" Units at #30,900 each

Less Common Elements #4,286.*#61,800.

Less 2 Lands 7 ,600. 11,886. 49,914.

Plus Pool 10,000.Plus Land #3,800 xl4 53,000.

TOTAL #168,928

ROUNDED #169,000

a. See Table 9 .

3^

UNIT CONSTRUCTION COST OF "A" UNIT ON LOT 9Table1 8

Cost ItemsFlat Cost Sq. Ft. Cost'+ - ' + -

Walls - Construction - solid masonry; face material burnt adobe; window - steel and aluminum wall - thickness 8 inches; no corner.

Foundation perimeter - concrete block.

Roof - style - flat and some open beam; shingles; composition and built-up; insulation - rock-wool.

Heating system - forced air, plant - central.Cooling system - forced air, plant - refrig.Floors - Material - cement; tile approx. 275 sq. ft. at $2.50 a sq. ft.; covering - VT also carpet.

Finish walls - plaster - dry wall.

Plumbing - two bathrooms, two tubs.

Plumbing - two lavatories, two toilets; hot water heater, sink, and laundry tray, total fixtures 10.

Quality - good tub enclosed; tile - formica kitchen tile bath - v/ash floor.

1682

*380

;$90.

$ .95

$ .36

35Table 8 - Continued

Cost Items Flat Cost Sq. Ft. Cost+ - + -

Built-ins - range - oven 440-225DishwasherDisposalExhaust fans - hoodsElectric space heaters (2)Fireplaces (1)Dryer roughDoorVanity each bath In-ground garbage

$215

60

100500

50

ADJUSTMENT TOTAL0,.... §1,902 $.59

a. The following is based on the Marshall Valuation Service, Marshall and Steven Publication Company, Los Angeles, California:

Basic square foot cost $10.58One story plus 5 per cent .53

Masonry rate plus 19 per cent 2.01$13.12

.59Adjustment71 To build Unit "A"

*13-71 sq. ft. cost.

36

Table 9LAND IMPROVEMENTS FOR "A" UNIT

Terraces rear 220 sq. ft. at $1.25 # 275 Terraces front 192 sq. ft. at $1.25 140 Patio wall 37 L.F. x 6 in. at $5.10 188 Steel gate, planter, and fountain at extra 200 Rear patio planter 50 Underground utilities electrical 500

One/fourteenth of the common facilities^ 2,143

TOTAL $ 3,596

a. The total cost of the common facilities is:Swimming pool - 42 x 20, $ 10,000heater, chlorinator, ramanda 24 x 16

Approximately 15,000 sq. ft. 3,000of paved drivesSidewalls - Approximate 2,000total areaLandscaping, sculptures, 15,000fountains, and reflecting pools __________

§ 30,000

37

Table 10 COST OF PORCHES

Porches - Front and rear canopy with masonry tile.

Area Unit Cost Value

312 sq. ft. #1.93 #602

38

Table 11COMPUTED REPLACEMENT .COST

Main building 1,657 sq. ft. x $13.71 $22,717Flat cost additions 1,902Porches - basement 602Garage - car port 485 sq. ft. x $2.95 1,430

VALUE OF THE MAIN BUILDING ... $26,651

Replacement of the value of the building "Value of the Main Building" x area factor 95 per cent (85 and 10 custom equity). $25,318

Deduct depreciation - 0 -

TOTAL BUILDING VALUE ......... $25,318Land improvement 3,596

Land value - approximate size 466 x 270 is 3.05 acres. One/fourteenth of $53,000 total value of one unit. 3,800

TOTAL V ALUE..... ......... $32,714

CHAPTER VIII

MORTGAGE REGULATIONS ON BLANKET MORTGAGES

This chapter includes the $96,000 blanket mortgage for Catalina Townhouses given by Tucson Federal Savings and Loan Association, the release clause, the planned and actual disbursement of the mortgage, and two additional mortgages also given by Tucson Federal Savings and Loan Association for the construction of two more units.

As shown in Table 12, the mortgagee will release Lots 1, 2, 20, and 9 from the lien of the $96,000 mortgage according to the Recorder's Office, Book 2636, page 8 7.

Table 12 RELEASE CLAUSE

Lots Payments

1 $24,0002 & 10 23,000

9 26,000

39

40Tucson Federal Savings and Loan Association had an

initial payment plan for disbursement of the $96,000 mortgage as shown in Table 13.

Table 13DISBURSEMENT OF MORTGAGE

Footing, walls, septic tank $19,200Floor poured, exterior walls 19,200

Roof on, interior framing, wiring 19,200

Dry wall, finish carpentry 19,200

Balance payable when ready for occupancy 19,200

MORTGAGE TOTAL $96,000

The building permit was issued on November 24, 1965

having a value of $350,000. On March 7, 1966, four townhouses were completed; and, on November 30, 1966, three more were completed giving a total of seven townhouses completed according to the Pima County Building Permit Department.

As shown in Table 14, the first stage of the payment plan was disbursed on January 5 , 1966; and, the final stage was disbursed on June 27, 1966 as reported by the Tucson Federal Savings and Loan Association.

Table 14-ACTUAL DISBURSEMENT OF MORTGAGE

Description TransactionDate Disbursement

New loan 01 12-13-65

Service charge income 22 12-13-65 $ 1 ,952.00Loan fees payable 24 12-13-65 13.00ck. 1036099 Palo Verde 27 1-05-66 19,200.00ck. 1047693 Palo Verde 27 2—01—66 19,200.00ck. 1038371 Palo Verde 27 2-08-66 9 ,600.00ck. 1048967 Palo Verde 27 2-22-66 28,800.00ck. 1050038 Arizona Lot 26 3-17-66 501.751052683 Int. 4-30-66 40 5-05-66 1,159.09ck. 1052862 Palo Verde 27 5-06-66 5,250.00Interest charge 40 5-31-66 417.421054960 Palo Verde Fin. 27 6-27-66 9,488.991054959 Tuc. Fed. Int. 7 /8 6-27-66 417.75

TOTAL #96,000.00

Within this period, Tucson Federal Savings and Loan Association gave two additional mortgages as shown in Table 15 (9).

On June 1, 1966, Foothills Builders made a payment of $23,000 to Tucson Federal Savings and Loan Association to release Lot 1.

42

Table 15TUCSON FEDERAL SAVINGS AND LOAN MORTGAGES FOR LOTS 6 AND 7

Lot Mortgage Mortgage Mortgage SuborAmount Recorded Released dinated

3 $26,000 March 15, 1966 June 10, 1966 Murphys

4 26,000 March 15, 1966 May 24, 1966 Murphys

CHAPTER DC

1966 AND 1967 SALES OF CATALINA TOWNHOUSESAND THE COMPETITIVE TOWNHOUSE DEVELOPMENTS

This chapter includes the sales and mortgages given for constructing some of the units for Catalina Townhouses as shown in Tables 16 through 20; and, for comparison, this chapter also includes the sales for Casas del Oro Town- houses, Skyline Bel Air Townhouses, and Casa Blanca Villas Townhouses in 1966 and 1967.

1966 Sales of Catalina TownhousesSix of the Catalina Townhouses were sold for cash as

shown in Table 16. On March 16, 1966, one more townhouse was built resulting in a total of eight townhouses.

On September Ik, 1966, Foothills Builders made a second payment of #26,000 against the §96,000 loan by Tucson Federal Savings and Loan Association obtaining a release of Lot 2.

Therefore, at the end of 1966, Catalina Townhouses had sold six units out of eight units which had been completed; and, six more units were to be constructed.

43

1966 SALES OF CATALINA TOWNHOUSESTable 16

Lots Recorded Dates Sales Prices

4 May 13, 1966 #36,000*1 May 27, 1966 31,500*3 June 7. 1966 36,000°

11 August 2 , 1966 31,500d2 September 13, 1966 3 6,000°

12 December 13, 1966 3 8,000f

a. Recorder’s Office, Book 2744. page 219.b. Recorder’s Office, Book 2754. page 103.c. Recorder’s Office, Book 2760. page 319.d. Recorder’s Office, Book 2799. page 10.e. Recorder’s Office, Book 2828, page 231.f. Recorder’s Office, Book 2889. page 120.

Arizona Bank gave two §27,000 first mortgages on September 20, 1966 for Lots 6 and 7 as shown in Table 17.

45

Table 17ARIZONA BANK MORTGAGES FOR LOTS 6 AND 7

Lots MortgageAmount

MortgageRecorded8:

Mortgage^Released

Subordinated

6

7§27,000

27,000

September 20, 1966

September 20, 1966 May 29, 1967MurphysMurphys

a. Docket 2835. pages 426 - 433•b. Book 2997. page 580.

1966 Sales of the Three Competitive Townhouse Developments

1966 Sales of Casas del Oro TownhousesAt the end of 1966, Casas del Oro Townhouses had

sold fifteen units with prices ranging from §32,800 to §46,000. Four buyers paid cash, and the remaining eleven assumed mortgages which ranged from §25,000 to §32,700

from Western Savings and Loan Association in Phoenix, Arizona (10).

461966 Sales of Skyline Bel Air Townhouses

At the end of 1966, Skyline Bel Air Townhouses had sold six units. Four buyers paid cash with prices ranging from §37,500 to §40,500, and the remaining two units had mortgages. One mortgage was for §10,332.11 from Newell and Robbs Mortgage Company, 2939 East Broadway, Tucson, Arizona; and, the other mortgage was for §36,500, under trust notarized in Honolulu, Hawaii as recorded in the Recorder’s Office (11).

1966 Sales of Casa Blanca Villas TownhousesAt the end of 1966, Casa Blanca Villas Townhouses

did not sell any of their units. In the planning stage, twenty-four units were being considered for construction.

January to October 17, 1967 Sales of Catalina Townhouses As of October 17, 1967, Catalina Townhouses had

sold seven more townhouses at a total price of §240,500 as shown on Table 18. Five paid cash totaling §171,000. One took subject to the mortgage of §24,000, which was the remaining balance of the §96,000 mortgage. The other purchaser placed a mortgage of §27,000 on his unit. The unit on Lot 6 remained unsold at this time.

Therefore, thirteen out of the fourteen units were sold during 1966 and 1967.

47

Table 181967 SALES OF CATALINA TOWNHOUSES

Lots Recorded Dates Sales Prices

14 Hay 5, 1967 #36,000*7 . May 17, 1967 36,000b5 August 9 , 1967 31,500°

13 August 22, 1967 36,000d10 September 12, 1967 32,500®9 September 12, 1967 32,500f8 October 9 , 1967 37,000s

a. Recorder's Office, Book 2987. page 82.b. Recorder's Office, Book 2995. page 137.c. Recorder's Office, Book 3053. page 443.d. Arizona Land, Title and Trust Companye. Recorder's Office, Book 3076, page 203.f. Recorder's Office, Book 3076. page 201.6. Recorder's Office, Book 3095. page 10.

48Foothills Builders, Incorporated made third and

fourth payments on the $96,000 mortgage given by Tucson Federal Savings and Loan Association as shown in Table 19 and released Lots 9 and 10, As mentioned before, the balance of $24,000 was taken as "subject to" by one of the purchasers.

Table 19FINAL PAYMENTS ON $96,000 TO TUCSON FEDERAL SAVINGS & LOAN

Date PrincipalPayment

PaymentAmount Balance

August 29, 1967

September 12, 1967

YesYes

$15,000

8,000

$47,00032,000

24,000

Foothills Builders, Incorporated received a third mortgage from the Arizona Bank as shown in Table 20 (12).

Table 20ARIZONA BANK MORTGAGE FOR LOT 8

Lot MortgageAmount Mortgage

RecordedMortgageReleased

Subordinated

8 $27,750 April 28, 1967 October 17, 1967 Murphys

49January to October 17. 196? Sales of the Three Competitive Developments

1967 Sales of Casas del Oro TownhousesAs of October 17, 19^7* Casas del Oro Townhouses

had sold eleven more townhouses at a total sales price of $435t800, averaging $39»500 per unit. Five paid cash, and six assumed a mortgage. The average mortgage was $27,500 as recorded in the Recorder's Office (13).

Therefore, from 1966 to October 17, 1967, twenty- six townhouses out of thirty-nine were sold. According to the saleslady, nine out of the remaining thirteen units are under contract.

1967 Sales of Casa Blanca Villas TownhousesAs of October 17, 19^7, Casa Blanca Villas

Townhouses had sold two townhouses for $62,500. The two purchasers assumed a mortgage, sum total of $46,350 as recorded in the Recorder's Office (14).

Therefore, two townhouses out of the originally planned twenty-four were actually constructed and purchased. In early 19&7, there had been three model units constructed as recorded in the Pima County Building Permit Department. According to the salesman, five townhouses are under contract.

1967 Sales of Skyline Bel Air TownhousesAs of October 17, 19&7, Skyline Bel Air

Townhouses sold one more townhouse for $42,500 for cash (15).

Therefore, from 1966 to October 17, 1967, seven out of the ten townhouses were sold. Three arestill for sale.

CHAPTER X

ASSESSMENTS AND TAXES IN 1967

An Explanation of Assessments and Taxes as shown in Table 21; and, the Pima County, Arizona Tax Rates, 1967

as shown in Table 22 are included in this chapter to provide a basis for understanding how the taxes are determined for the four townhouse developments.

For comparison purposes, the assessments and taxes for a specific unit from Catalina Townhouses, Skyline Bel Air Townhouses, Casa Blanca Villas Townhouses, and Casas del Oro Townhouses are included as shown in Tables 23 through 45. Each of the competitive units was chosen by size as compared to the unit from Catalina Townhouses.The Pima County Assessor's Office supplied the information for these tables. The tables for each of the four townhouse developments reveal the following:

1. Assessments of the common elements for an improved lot from each of the four townhouse developments except for Skyline Bel Air Townhouses which has no common elements.

2. A description of one unit from each development,3. Assessed valuation of one unit from each of the

four developments.

51

524. Assessments on the building, common elements, and

the land for each improved lot in each development.5. Taxes in the School District for each unit. The

Catalina Townhouses and Skyline Bel Air Townhouses are located in School District #16; whereas, Casa Blanca Villas Townhouses and Casas del Oro Townhouses are located in School District #10.

6. One-hundred per cent assessed valuation for the unit from each of the four townhouse developments.

53

Table 21AN EXPLANATION OF ASSESSMENTS AND TAXES

1. Beal estate is assessed at approximately 125? per cent of the actual value.

2. Improvements are assessed at 20 to 25 per cent of the actual value with a 23 per cent average.

3. Personal property is assessed at 10 per cent of the improvement.

4. Common elements are assessed at 23 per cent.5. School District #l6*s tax rate for land, improve

ment, common elements, and personal property is §10.06 per Si00.

6. School District #10's tax rate for land, improvement, common elements, and personal property is §13.2566 per §100.

Table 22PIKA COUNTY, ARIZONA - TAX RATES. 1967

54

Rates per $100 Valuation:State Rate: $1.7000 County Rate: $2.7478County Library: $ .0586 Junior College: $ .0520

County Valuation: $466,045,266.

State and County SchoolDistrict City of Tucson TOTAL

State and County $4.5584 14.4998 1(Outside Corporate Limits of Tucson) $4.5584

State and County (Inside Corporate Limits of Tucson) 4.4998City and School District #1 4.4998 $8.7912

8.61068.6982$1.7500 15.0410

City and School District #8 4.4998 1.7500 14.8604City and School District #10 4.49984.4998 4.5584

1.7500 14.9480City and School District #12 7.6788 m , 13.9286South TucsonSchool District #1 and 8.7912 13.8184High School #1 School District #6 and 4.5584 8.7912 (Tucson) 13.3496High School #6 School District #8 and 4.5584 2.9958 (Marana) 7.5542High School #8 School District #10 and 4.5584 8.6106 (Flowing Wells) 13.1690High School #4 School District #12 and 4.5584 8.6982 (Amphitheatre) 13.2566

High School #12 4.55844.5584 7.6788 (Sunnyslde) 12.23728.9696School District #13 School District #15 and 4.4112 (Tanque Verde)

High School #3 4.5584 1.2306 (Ajo) 5.7890School District #16 4.5584 5.4982 (CatalinaFoothills) 10.0566

School District #20 School District #30 and 4.5584 1.0782 (Vall-Pantano) 5.6366High School #30 4.5584 1.2976 (Sahuarlta) 5.8560

School District #35 4.5584 3.6364 (San Fernando) 8.1948School District #37 4.5584 .9696 (Empire) 5.5280School District #39 4.5584 1.1480 (Continental) 5.7064School District #40 4.5584 2.7182 (Indian Oasis) 7.2766School District #44 4.5584 3.6584 (Redlngton) 8.2168School District #49 4.5584 7.5580 (Sopor!) 12.1164School District #51 4.5584 3.3960 (Three Points) 7.9544aCounty Free Library $.0586 excluded In corporate limits of city.

WHERE FOLLOWING SPECIAL DISTRICT RATES APPLY. ADD TO ABOVE TOTALS: Per $100 Value

Sanitary District # 702 1.9448 Sanitary District # 798 .1048 Sanitary District # 799 *0702

City of TotalImprovement Districts Tucson Per $100 Valuation

Carriage Hill #1 #795 $ .4434.4222Carriage Hill #2 #802Casa Grande #803 1.0692Desert Steppes #804 l: «Hermosa Hills Estates #794Lakeside #2 #793 1.0990.4228Longview Estates #1 #786Longview Estates #2 #787 .4438Manana Grande "B" #789 *5304Manana Grande "C" #791 .5218Orange Grove #785 .7120Rolling Hills #790 .62246.30004.0000

Flowing Wells Irrigation District #703 Per AcreSanta Cruz Irrigation District #737 Per Acre

First half of the 1967 taxes due September 1, 1967 — Delinquent November 1, 1967

Second half of the 196? taxes due March 1, 1968 — Delinquent May 1, 1968.

CATALINA TOWNHOUSES 016-036-000-0501 thru 0510

56

Table 23CATALINA TOWNHOUSES ASSESSMENTS ON COMMON ELEMENTS

Recreation Area Sq. Ft, Rate Amount

Swimming pool and deck

Pergola 120 SO. 33S848

AO

TOTAL #888*

a. One/fourteenth of this total amount is assessed of each townhouse owner.

57

DESCRIPTION OF THE CATALINA TOWNHOUSE ON LOT 9Table 24

Structure ResidenceFoundation Concrete - 4" thickWalls Burnt adobe - 8" thick, lintel

steel, mortar wash finish.Roof Flat, rafters 4" % 8" - roofing

is gravel.Inside Finish Living room, dining room; floor

is concrete; walls are burnt adobe and painted (roof and ceiling are the same), windows are metal, partition and celling are dry; two bedrooms are the same as above.

Two bedrooms The same as "Inside Finish."Two bathrooms Walls are dry; floor is concrete;

number of fixtures are six; two tubs; color marble back; two toilets; two basins color marble vans; class "C".

Kitchen Sink is stainless steel; drain- board form; cupboard is medium large wood; walls are dry; ceiling is dry; floor is vinyl; built-in electric range.

One other room Floor is concrete; burnt adobe walls and painted partition and celling are dry; wooden window.

Heating Fireplace; heat pump; cooling.Lighting Class fixture "B".Plumbing Hot water and automatic

58

....Table 24 - Continued

Storage Foundation is concrete; roof is gravel; concrete floor; interior walls have no finish; ceiling is 2" z 6" rafters; wooden doors; wall.

Car Port Foundation is concrete; supports are 4" x 6"; floor is gravel; wall is 26.7 L.F. of 8" of burnt adobe wall 2.0 ft. high; mortar washer; roof is gravel; ceiling is 2" x 6" rafters.

Terrace Concrete foundation; 2" clay tile; floor.

Patio wall 8” burnt adobe; concrete foundation; mortar finish and wash; height 5 ft.; cap is concrete.

59

Table 25ASSESSED VALUATION OF A CATALINA TOWNHOUSE LOT 9

Structure Area Sq. Ft. Rate Amount

Residence 1612 #2.23 $3,595.Storage 54 .94 51.Carport 415 .31 129.Covered Porch 125 .50 63.Terrace #1 213 H ON 34.Terrace #2 281 .06 17.Canopy 81 .22 18.Patio Wall 37a .82 30.Heating and Cooling 371.

TOTAL 1966 $4,308.DEPRECIATION - 86.

TOTAL 1967 $4,222.

a. The Patio Wall's measurements are expressed in linear feet.

60

Table 26ASSESSMENTS ON BUILDING, COMMON ELEMENTS, AND LAND - LOT 9

Land Improvements Common Elements.

1350.. $4,222. $63.

Table 2?TAXES IN SCHOOL DISTRICT #l6 FOR LOT 9

Land Improvements Total Recorded

($350 x $10.06) $35.21

($4285 x $10.06) $430.97 $466.18 $466.02

Table 28100# ASSESSED VALUATION - LOT 9

Improvements RealEstate

CommonElements

TotalValue

SalesPrice

($4,308 x 4) ($350 x 8 ) (§63 x 4)$17,232.: . $2 ,800. #252. $20,284. $32,500

CASA BLANCA VILLAS TOWNHOUSES014-073-000-0101 thru 124

62

Table 29CASA BLANCA VILLAS ASSESSMENTS ON COMMON ELEMENTS

Common Elements Area Sq. Ft.

Rate Amount

Swimming Pool $787.Cool DeckShower and Rest Rooms 238 $1.30 309.Pergola 563 .33 186.Terrace and Steps 126 .10 13.Drive Blacktop 55,200 .04 2 ,208.Patio Wall #3 359a .76 196.

TOTAL $3,799.b

a. The Patio Wall’s measurements are expressed by linear feet.b. One/twenty-fourth of this total amount is

assessed of each owner.

63

Table 30DESCRIPTION OF THE .CASA BLANCA VILLAS TOWNHOUSE ON LOT 109

Structure ResidenceFoundation ConcreteWalls Concrete block; frame; 4" - 8"

thick; lintels are concrete; finish is Bondex and Stucco.

Roof Flat; rafters are 2” x 10"; roofing is gravel.

Inside Finish Floor is concrete; walls are frame; plaster and painted living room and bedroom.

Two Bedrooms Floor is concrete; walls are frame; plaster and painted.

Two Bathrooms Walls are frame dry; floors are vinyl tile; 1 tub; 1 shower; two toilets; two basins; class "C".

Kitchen Built-in-electric range; floor is asphalt vinyl-tile; heat is automatic furnace; forced hot air (duel pac); fuel is gas.

Cooling Refrigeration air conditioning through ducts; entire area; electric.

ASSESSED VALUATION OF A C.B.V. TOWNHOUSE ON LOT 109Table 31


Residence l,66o $2.19 $3,635Storage 55 .93 51.Carport 480 .58 278.Covered Porch 55 ♦58 32.Canopy 204 .20 41.Terrace 349 .08 28.Ramp 87 .08 7.Patio Wall #1 23a .63 14.Patio Wall #2 46a .56 26.Walk 145 .08 12.Air Conditioning 382.

TOTAL 1967 - $4,506.

a. The Patio Walls #1 and #2 are measured by linear feet.

65Table 32

ASSESSMENTS ON BUILDING, COMMON ELEMENTS, AND LAND— LOT 109

Land Improvements Common Elements Personal Property

#285. #4,506. $158.10# (#4506 + #158)

. #466.

Table 33TAXES IN SCHOOL DISTRICT #10 FOR LOT 109*

Land Improvement s PersonalProperty

SanitaryDistrictImprovements

TotalTaxes1967

(#285 x #13.26)#37.83

(§4664 z #13.26)#618.44

($466 x #13.26)§62.84

($4949 x $1.9448)$96.25 $814.36

a. As of October 20, 1967, the unit on Lot 109 had not been sold for Casa Blanca Villas Townhouses. If It had been sold, there would have been a total of $>8l4 .3 6 taxes.

Table 34100^ ASSESSED VALUATION FOR LOT 109 C.B.V.

Improvements RealEstate

CommonElements

TotalValue

SalesPrice

($4506 x 4) (#285 x 8 ) ($158 x 4)$18,024. $2 ,280. $632. $20,936. $31,800

SKYLINE BEL AIR TOWNHOUSES O67-OOI-OOO-200I thru 2010

DESCRIPTION OF THE SKYLINE BEL AIR TOWNHOUSE ON LOT 2009

6 ?

Table 35

Structure ResidenceFoundation ConcreteWalls Concrete block; frame; 8" thick

ness; lintels are steel; finish is plaster and painted.

Roof Pent; rafters are 2" x 8U; roofing is gravel.

Inside Finish Floor is concrete; windows are metal.

Two Bedrooms Floors are concrete; walls are plaster and painted.

Two Bathrooms Walls are dry; floors are vinyl; asbestos; 11 fixtures; 2 tubs;1 shower; 3 toilets; 5 basins.

Kitchen Built-in electric.One Other Room; One Living Room One Dining Room

Floors are concrete; walls are plaster and painted.

Heating Automatic furnace; hot air and fuel is gas.

Cooling Refrigeration air conditioning through ducts; entire area covered.

Storage Foundation is concrete; walls 4" thickness; roof is gravel; walls of interior have no finish.

68

Table ]6ASSESSED VALUATION OF A S.B.A. TOWNHOUSE ON LOT 2009


Residence 2014 12.15 #4,330.Covered Porch 486 .56 272.Storage 62 1.08 67.Car Shelter 484 .08 523.Terrace 243 00o 19.Party Patio Wall #1 43a .68 29.Party Patio Wall #2 28a 00o- Os]

CM

Air Conditioning 46).

TOTAL 1966 #5,725.LESS DEPRECIATION " 1:L5‘

TOTAL 1967 #5,610.

a. The Party Patio Walls #1 and #2 are measured by linear feet.

69

ASSESSMENTS ON BUILDING AND LAND— LOT 2009Table 37

Land Improvements Personal Property

#250 . # 5 ,6 1 0 . $561 .

Table 38TAXES IN SCHOOL DISTRICT #l6 ON LOT 2009

LandImprovements

PersonalProperty


TotalTaxes1967

Record

(#250 x # 1 0 .0 6 )

(#5610 x # 1 0 .0 6 )

(# 5 6 l X # 1 0 .0 6 )

# 2 5 .1 5 # 5 6 4 .3 6 $ 5 6 .4 4 # 1 1 3 .9 6 $ 7 5 9 .9 1 $ 7 5 9 .7 0

Table 39100# ASSESSED VALUATION FOR LOT 2009 S.B.A.

Improvements Real.Estate

CommonElements

TotalValue

SalesPrice

(#5725 % 4) ($250 x 8) NONE$22,900. $2,000. - 0 - $24,900. #31,000.

CASAS DEL ORO TOWNHOUSES 015-037-000-0101 thru 0139

71Table 40

CASAS DSL ORO TOWNHOUSES ASSESSMENTS ON COMMON ELEMENTS

Common Elements Area Sq. Ft. Rate . Amount

Swimming Pool Swimming Deck 1,752 # .10

# 1,139. 175.

Storage 74 1.10 81.Terrace 2,352 .08 188.Pergola #1 and #2 686 .28 192.Patio Wall #1 2,135* .65 1,388.Patio Wall #2 378a .55 208.Pavillion 510 1.45 740.Filter Room 111 .98 109.Men's Dressing Room and Sauna 417 1.30 542.Ladles' Dressing Room and Sauna 211 1.30 274.Entry #1 and #2 42 .57 24.Gazebo 78 1.50 117.Guard Building 50 1.10 60.Covered Porch 39 .48 19.Golf Cart Shelter 894 1.98 1,770.Golf Cart Ramp 1,562 .16 250.Street Paving 71,250 .03 2,138.Street Curbing 4,750 .08 OCO

Street Lighting 11 • 35 CO

TOTAL $10,179.ba. The Patio Walls are measured by linear feet.b. One/thlrty-nlnth of this total amount is assessed of each owner.

72Table kl

DESCRIPTION OF THE CASAS DEL ORO TOWNHOUSE ON LOT 102

Structure ResidenceFoundation ConcreteWalls 8” concrete block; 4" frame; dry;

finish stucco painted.Roof Flat; rafters 2" x 10"; roofing

gravel and composition.Inside Finish Living room; dining room; floors

are parquet; walls dry painted.Two Bedrooms Floors of concrete and parquet;

walls dry and painted.Two Bathrooms Walls frame dry and painted;

floors vinyl tile; 2 tubs of marble; 1 shower; 2 toilets; 2 basins.

Kitchen Walls dry and painted; built-in electric range.

Den Parquet floor; painted walls.Heat and Cooling Fireplace; heat; refrigerated air

conditioning; gas and electric; thermostat control thru ducts; entire area.

Plumbing Hot water and automatic.Garage Foundation is concrete; walls 8"

block stucco; roof flat and composition; interior walls stucco painted; aluminum door with masonite overhead 7 ft. x 16 ft.

Accessories Covered porch; concrete foundation; flat, gravel, composition roof; painted ceiling; terrace with concrete foundation; patio with walls 4" concrete block;4 ft. high.

73

ASSESSED VALUATION OF A C.D.O. TOWNHOUSE ON LOT 102Table 42

Structure Area Rate AmountSq. Ft.

Residence 1,797 $2.50 $4,498.Storage 40 .73 29.

. Carport 484 .64 310.Furnace Room 29 .65 19.Covered Porch #1 165 .74 122.Covered Porch #2 363 .65 236.Terrace 38 .08 3 .Drive 253 .08 20.

aPatio Wall 63 .08 43.Air Conditioning 414.

TOTAL 1966 $5,694.DEPRECIATION - 114.

TOTAL 1967 $5,580.

a. The Patio Wall is measured by. linear feet.

74

ASSESSMENTS ON BUILDING, COMMON ELEMENTS, AND LAND-LOT 102Table 43

Land Improvements Common Elements Personal Property

1375. $5,580. $261. $584.

Table 44TAXES IN SCHOOL DISTRICT #10 FOR LOT 102

Land Improvements

—

PersonalProperty


TotalTaxes1967

Record

($375 % $13.2566)($5,841 x $13.2566)

($584 x $13.2566) ($375 + $5841) X

$1.9448 .$49.72 $774.52 $77.44 $120.88 $1,022.32 Same

Table 45100?, ASSESSED VALUATION FOR LOT 102 C.D.O.

Improvements RealEstate Common

ElementsTotalValue

SalesPrice

(§5,694 x 4) ($375 x 8) (§26l x 4)§22,776. §3,000. §1,044. 326,820. §37,500.

CHAPTER XI

PIMA COUNTY REAL ESTATE ACTIVITY 1954 TO SEPTEMBER, 19&7

Arizona Land, Title and Trust Company compiles a monthly index of real estate activity in Pima County,The data for this index is secured from the public records of Pima County and employed in this formula:

No. of deeds .+ no. of mortgages .+....no. of contracts + $ amt, of contracts

10,000MONTHLY INDEX = +

$ amount of Revenue Stamps 11

The monthly index as shown in Figure 8 begins January, 1954, and ends September, 1967. This graph reveals the rapid increase of real estate activity beginning in 1958 and continuing into the middle of 1959. After mid-1959. the activity dropped off gradually until mid-1961, at which time a slow increase began again. Of particular interest is the great fluctuation in activity beginning in mid-1962 and the peak of 900 in April, 1962, which was due to Green Valley's development.

75

For the remainder of the year, it fluctuated between 600 and 700. In the early part of 1965, it jumped to 700 and dropped to 480 in May. The activity during the year dropped off gradually.

In 1966, when the four townhouse developments were in the construction or planning stages, the January monthly index was 550 while the December index was 320 showing a decrease. However, even though the monthly real estate activity was decreasing during 1966, Casas del Oro Townhouses, Skyline Bel Air Town- houses, and Catalina Townhouses continued to increase their sales and construction. Therefore, the 1966

real estate activity in Pima County, Arizona was not indicative of the sales and construction of the three townhouse developments.

Mortgage DataThe Arizona Land, Title and Trust Company also

compiles data on mortgages, which is broken down accord ing to the type of lenders as shown in Figure 9* In May, 1963t the total dollar amounts of mortgages, and the institutional lenders had shown a marked downward trend. This reflects the general decline of the real estate market in Tucson and Pima County at the end of 1966 and the upward trend in 1967.

77The "tight money situation" was the cause of

reaching a low in 1966, and a loosening of the grip was the cause of the upward trend in 1967.

Therefore, out of a total of 27 townhouses that were sold, fourteen buyers paid cash, eleven assumed mortgages; and, two had mortgages placed on their property. The decline in the real estate activity and the mortgages had little effect on the townhouses. The majority of the buyers do not have to rely on the localeconomy.

MONTHLY INDEX OF REAL ESTATE ACTIVITY IN PIMA COUNTY1954 - SEPTEMBER 1967

SOURCE: ARIZONA LAND TITLE AND TRUST COMPANY

JJ-LLLJFMAMJ J ASONOJFMAMJJ ASONOjf MAMJ J ASONOJ FM AM J JASON0JFMAMJJA3ONOJFMAMJJASONOJ FMAH J jASONOJFMAMJJASONOJfMAMJJ A SONO JF MAM J J At ONOJ PMAMJ J AlQMO JF MAMJ J A tONO JFMAM4 J A tONOJ f MAMJ J AtOMO1954 1955 1956 1957 1958 1959 I960 1961 1962 1963 1964 1965 1966 1967

Figure 8. MONTHLY INDEX OF REAL ESTATE ACTIVITY 'IN PIMA COUNTY 1954 TO SEPTEMBER, 196?

-o00

DOL

MORTGAGE DATA GRAPH 1 9 5 4 -S E P T E M B E R 1967

SOURCE: ARIZONA LAND TITLE AND TRUST COMPANY

total mortgages-e FINANCIAL INTERMEDIARIES ■a PURCHASE MONEY MORTGAGES - OTHER

VJFMAM JJASON 0J PMAMJJ AIONOJFMAMJJASONOJF MAMJJA1ON0JFMAM JJASONDJFMAMJ JASONDJFMAMJJAIOMOJF MAMJ JiSONOJF MAMJ J AIONOJFMAIN JA SONO JFMAiU JASONDVF MAMjJ ASONOJFMAMJ VASOWD J FMAMJJ AS 0 NO1954 1955 1956 1957 1958 1959 I960 1961 1962 1963 1964 1965 1966 1967

Figure 9s MORTGAGE DATA GRAPH

-oNO

CHAPTER XII

CONCLUSIONS

Catalina Tovmhouses was well-conceived and well-marketed with the exception of the last unit which presently remains for sale. The developer has exceeded his goal, received his money, and left.

The developer started with four units, tested the market; and, the developer changed from thirteen- two bedrooms and one-three bedroom to nine-three bedrooms and five-two bedrooms.

LocationThe location of Catalina Townhouses will

meet the present and future needs of the townhouse owners as well as other families in the area. It will remain stable and attractive and retain the social amenities that are desired for a long period of time. This is being done by deed restrictions on the land by controlling the type and height of the building, the quality of construction, and the design. Since zoning code may be changed if desired, the building codes may not be up-to-standard.

80

81

Density ControlAlso, the deed restrictions will control the

density of population indirectly by regulating the amount of land per unit; that is, Catalina Estate #6 is zoned as Single Family Residence which requires 1.25 acres per lot.

TaxesReal estate taxes also influence decisions as

to where to locate. Catalina Townhouses are located in School District #16 which has a rate of §10.0566 per §100 as compared to School District #10 which has a rate of §13.1690 per §100. This was observed in Chapter X Assessments and Real Estate Taxes. Refer to Table 46.

Table 46REAL ESTATE TAXES

Townhouse Developments Sq. Ft.RealEstateTaxes

SalePrice

Catalina9,Skyline Bel AiraCasa Blanca Villas*1

bCasas del Oro

1612

20141660

1797

§466.02759.70814.00

1,022.32

332,500.31,000.31,800.37,500.

a. Location is School District #16.b. Location is School District #10.

APPENDICES

8 2

APPENDIX A

LAND SALES IN THE CATALINA FOOTHILLS ESTATE #6

The following land sales in the Catalina Foothills Estate #6 were secured from the Pima County, Arizona Recorder’s Office in Book 16 of Maps and Plats at page 36. In order to further investigate the deeds and the mortgages for each lot, microfilms as listed by book and page must be secured.

83

84

LOT 16 1.186 acres or 51,666 square feet

Record OwnerDate

Recorded Book Page1-12-59 1364 5523-24-61 1753 50

Snowden, Robert F. - Trustee 2-20-62 1896 166

Dungan, Joe P. & M. Beryl 11- 2-62 2012 180Revenue Stamp $9.90 which gives a value of $9,000.

Mortgage $6,750 at 6 per cent for five years. Quarterly installments not less than $337*50, plus interest. Restriction Book 1993 of Docket at page 10. CR-1 Zoning. No apartments Lots 1 - 4 6 .

Dungan, Elsie Fern 12-27-65 2647 154Quitclaim Deed. No Revenue Stamps. Real estate

assessed valuation 1964 was $450; and, in 1965 -67, it was $900. Real estate taxes in 1967 were $90.50. There were no improvements.

85


Record OwnerDate

Recorded Book Page1-22-59 1364 5523-24-61 1753 50

Snowden, Robert F. - Trustee 2—20—62 1896 166

Clark, Charles N. & Anne B. 11- 9-62 2015 76Revenue Stamp #10.50 which gives a value #9.545

12-28-62 2035 220Changed to joint tenancy with right of survivor

ship. Real estate taxes including improvements are #1,022.76. Land is #95.04.

86

LOT 35 1.262 acres or 5^.991 square feetDate

Record Owner Recorded Book PageSnowden, Robert F. - Trustee 2—20—62 I896 166

Foothills Builders, Inc., a 7- 1—66 2778 306corporation.

Revenue Stamp $7 »70 which gives a value of#7,000.

Wetzel, Ralph J., Jr.& Marcy C. I-I8-67 2913 472

Revenue Stamp #44.00 which gives a value of #40,000. Joint tenancy. Mortgage Arizona Bank #30,000. Real estate assessed valuation, 1963 - 67, $405.00. Improvement of assessed valuation, 1967, pool at #522.00 and residence at #4,623.00. Real estate taxes including improvements are #609.94.Land #40.72.

8?


Record OwnerDate .

Recorded Book PageSnowden, Robert F. - Trustee 2-20-62 I896 166

Eck, Lester J. & Clara M. 3-30-65 2460 17Joint tenancy.

9-13-65 2576 270

Carol Howe a widow conveys to Eck, all rights. Real estate assessed valuation, 1963 - 67, §385. Improvements assessed valuation, 1966, §4,228.Annual deposit #85.00. Built-in 1965. Real estate taxes including improvements #497 and land #38.72.

88

LOT 44 1.636 acres or 71*273 square feet

Record OwnerDate

Recorded Book Page1-12-59 1364- 5523-24-61 1753 50

Snowden, Robert F. - Trustee 2-20-62 1896 166

Stevenson, Suzanne Slivercruys 11- 1-62 2011 22

Revenue Stamp #13.20 which gives a value of #12,000. Mortgage #9,000 at 6 per cent interest for three years. Quarterly installments #750 plus interest commencing I-I-63. Real estate assessed valuation 1963 - 67, at #54-0. Improvement of assessed valuation 1966 at #8,459, 1967 at #8,290. The address is 6132 North Piedra Seca. The residence was built in 1965. Original value (assessed) #8,4-59. Real estate taxes including improvements #971.36 and land #54.30.

89

LOT 45 1.485 acres or 64,634 square feetDate

Record Owner Recorded BookSnowden, Robert F. - Trustee 2—20—62 1364 552Stevenson, Gordon & Barbara C. 3-19-65 2453 3

Revenue Stamp $14.30 which gives a value of $13,000. Mortgage $9,750 at 6 per cent due March 15,1968. Monthly installments $270.84 plus interest commencing April 15, 1965.

1-22-66 2669 228

Gordon Stevenson conveys all rights to Barbara C. Gordon by a Quitclaim Deed.

5-15-67 2993 503Suzanne Silvercruys Stevenson, a widow, conveys

all rights to Barbara Corbusier Stevenson, in her sale and separate right, by Quitclaim Deed. Revenue Stamp $0.55.

Williamson, A. S. R. & Leonore M. 6- 1-67 3005 52Revenue Stamp $33 includes Lots 45 and 66 which

gives a value of $30,000. Real estate assessed valuation 1963 - 67 at $585. Real estate taxes in 1967 were $58.84.

90

LOT 46 1.914 acres or 84,556 square feetDate

Record Owner Recorded Book PageSnowden, Robert F. - Trustee 2-20-62 1896 166Scott, Craig & Dorothy 3-22-63 2073 45?

Revenue Stamp $14.85 which gives the value of #13,500. Mortgage $12,000 at 6 per cent for four years. Annual Installments $3,000.

Snowden, Robert T. - Trustee 10- 8-63 2164 571

Revenue Stamp $14.85 which gives a value of$13,500.

Stevenson, Gordon & Barbara C. 3-19-65 2453 13Mortgage $10,125 at 6 per cent due March 15, 1968.

Installments $281.25 plus interest commencing April 15, 1965.

1-26-66 2669 228

Gordon Stevenson conveys all rights to Barbara C.Gordon by a Quitclaim Deed.

Williamson, A. S. R. & Leonore M. 6- I-67 3005 52

Refer to information on Lot 4 5. Real estate assessed valuation 1963 - 67 was $610. Real estate taxes were $61.34.

91

LOT U-7 4.236 acres or 184,502 square feet

Record OwnerDate -

Recorded BookSnowden, Robert F. - Trustee 2-20-62 1896 166

Crandall, George M. & Laura Ann & Crandall, Bert F. & Chestnut, Cora Mae 1— 3—64 2202 288

Revenue Stamp 035*20 which gives a value of032,000. Mortgage 07,000.

6-23-66 2772 ’331Cora Mae Chestnut conveys all rights to family by

Quitclaim Deed. Real estate assessed valuation 1963 - 67

was at 01,260. Real estate taxes were 0126.72.

APPENDIX B

ZONING DESCRIPTIONS - PIMA COUNTY, ARIZONA

As found In the County Zoning Plan of Pima County, Arizona; this appendix includes the following;

Article 9 in Sections 901 to 910. CR-1

Single Family Residence Zone as of August, 1952 with revisions made January, 1956; June, 1959; September, 1966; November, 1966.

Article 14 in Sections 1401 to 1410. TR Transitional Zone as of August, 1952 with revisions made January, 1956; November, 1957; September, 1958; January, 1966.

Article 15 in Sections 1501 to 1510. CB-1 Local Business Zone as of August, 1952 with revisions made January, 1956; July, 1956; February, 1965; March, 1966.

92

93ARTICLE 9

CR-1 SINGLE RESIDENCE ZONE

Section 901. USES PERMITTED:-a. One-family dwelling.-b. Public park, public or parochial school.-c. Church, providing the minimum off-street

parking requirements, as set forth in Article 22, are met.

-d. A trailer for not more than 90 days during construction of a residence on the same premises, which period may be extended for an additional period of 90 days upon application to the Zoning Inspector.

-e. Agriculture or horticulture used only for the purpose of propagation and culture and not for retail sales, including any number of poultry, rabbits, and similar small animals. On lots of not less than36,000 square feet not more than one (1 ) head of cattle, horses, sheep, goats, or other similar animals more than six (6) months of age per 10,000 square feet of lot area, excluding swine. (Ord. No. 1966-40 of 9-20-66)

-f. Home occupation.-g. Accessory building or use.-h. College, community service agency, govern

mental structure, library, museum, playground or athletic field, private school, subject to the conditions set forth in Subsection 6oi-k of this Ordinance (Ord. No. 1955-56 of 10-18-55).

-i. Guest ranch, in accordance with Article 20, Guest Ranch Regulations, and upon condition that the site be not less than 4 commercial acres and that any buildings located thereon occupy not more than 30$ of the site area and are located no closer than 100 feet to any adjoining property (Ord. No. 1955-56 of 10-18-55).

-j. Hospital, clinic, dispensary or sanatorium, subject to the conditions set forth in Subsection 601-m of this Ordinance (Ord. No. 1955-56 of 10-18-55).

-k. Private, athletic, sport or recreation club, or lodge, subject to the conditions set forth in Subsection 601-n of this Ordinance.

-1 . Temporary real estate office, subject to the conditions set forth in Subsection 601-p of this Ordinance (Ord. No. 1955-56 of 10-18-55)•

-m. Golf course, other than miniature, in private ownership, but open to the public, subject to the conditions set forth in Subsection 601-s of this Ordinance (Ord. No. 1959-28 of 6-2-59).

94-n. Coimmnity Stable, provided that said use

shall be located on a site of no less than ten (10) commercial acres nor more than twelve (12) commercial acres and shall be located within and not closer than 500 feet from the boundary of the area or subdivision to be served, that no more than one (1) horse be kept for each 10,000 square feet of land area and, provided further, that all buildings and structures such as, stables, sheds, tack rooms, feed rooms, including fencing and corrals inside which the animals must be kept, be not less than 100 feet from any property line and that all roads and parking areas shall be surfaced with a dust-proof material which will minimize the creation of dust. No loud speakers nor amplification shall be used and any outdoor lighting shall be hooded and controlled so that the source of light shall not be visible from any adjoining residential zone and, further provided, that the applicant shall provide the Zoning Inspector with the written consents, by number and area, of seventy-five per cent (75/0 of all property owners within 500 feet of the site, and the site shall not be located closer than 200 feet to another community stable, and further such permit shall be revocable when the non-profit community organization ceases to function or when the community stable is not properly maintained. (Ord. No. 1966-45 of 11-22-66).Section 902. MAXIMUM BUILDING HEIGHT: 2 stories or 30 feet.Section 903. MINIMUM LOT AREA: 36,000 square feet.Section 904. MINIMUM LOT WIDTH: 100 feet.Section 905. MINIMUM LOT AREA PER DWELLING UNIT:36,000 square feet.Section 906. MINIMUM FRONT YARD: 30 feet.Section 907. MINIMUM SIDE YARDS: 10 feet each.Section 908. MINIMUM REAR YARD: 40 feet.Section 909. MINIMUM DISTANCE BETWEEN MAIN BUILDINGS:20 feet except as required in Section 2410 for a rear dwelling.

95

Section 910. DETACHED ACCESSORY BUILDINGS:-a. Permitted, coverage: one-third, of the total

area of the rear and. side yards.-t>. Maximum height: 20 feet.-c. Minimum distance to main buildings: 7 feet,-d. Minimum distance to front lot line:6o feet,-e. Minimum distance to side and rear lot lines:

4 feet if building is not used for poultry or animals;50 feet if building is used for poultry or animals; and further provided that all horses, cattle, sheep, goats, or other similar animals must be confined within a stock-tight fence (no material shall be permitted not ordinarily used for stock-tight fence) in an area of no less than 400 square feet per animal and such fenced-in area shall be set back 40 feet from any property line. (Ord. No. 1966-40 of 9-20-66).

96ARTICLE 14

TR TRANSITIONAL ZONE

Section 1401. USES PERMITTED:-a. Any use permitted in the CR-3, CR-4 and

CR-5 zones.-b. Tourist court or hotel, together with the

following accessory uses located on the premises and having no exterior entrance closer than 100 feet to a public street:

Retail shops Personal services Recreational facilities Restaurant Beverage Service-c. Professional or semi-professional office.-d. Private club or lodge (non-profit).-e.. Trailer court on a state or federal highway,

within 1,000 feet of the highway but not closer than 100 feet to a more restrictive zone which prohibits trailers, subject to the conditions set forth in subsection 2101-c of this Ordinance (Ord. No. 1958-51 of 9-16-58).

-f. Club, college, community service agency, governmental structure, library, museum, playground or athletic field, private school.

-g. Community storage garage (Ord. No. 1954-31 of 9-21-54).

-h. Guest ranch in accordance with Article 20, Guest Ranch Regulations.

-i. Hospital, clinic, dispensary, or sanitarium (Ord. No. 1955-59 of 11-21-55).

-j. Office, real estate (Ord. No. 1954-31 of 9-21—54).-k. Repealed (Ord. No. 1955-56 of 10-18-55).-1 . Administrative, engineering, scientific

research, design or experimentation facility, and such processing and fabrication as may be necessary thereto, providing that all such operations be completely housed within buildings located on a site of no less than10,000 square feet; that all such buildings shall set back not less than 25 feet from any property line abutting a residential zone; that a dust proofed off- street parking area be provided for all such vehicles incidental to said operation; and that one additional such parking space be provided for each 3 persons regularly employed on said premises; that a masonry wall

97or a screened planting not less than 5 feet high shall be erected and maintained on any property line directly abutting any residential zones; that there is no manufacturing or warehousing of goods for sale at wholesale or retail; and that any activity conducted on said premises shall be free of dust, noxious smoke, fumes, odors or unusual vibrations or noise. (Ord. No. 1966- 3 of 1—18—66).Section 1402. MAXIMUM BUILDING HEIGHT: 2 stories or30 feet.Section 1403. MINIMUM LOT AREA: 10,000 square feet forresidential uses.Section 1404. MINIMUM LOT WIDTH: 60 feet.Section 1405. MINIMUM AREA PER DWELLING UNIT: 1,000square feet.Section 1406.Section 1407.Section 1408.Section 1409. 14 feet.

MINIMUM FRONT YARD: 20 feet.MINIMUM SIDE YARDS: 7 feet each.MINIMUM REAR YARD: 25 feet.MINIMUM DISTANCE BETWEEN MAIN BUILDINGS:

Section 1410. DETACHED ACCESSORY BUILDINGS:-a. Coverage permitted: 40j£ of the minimum

rear yard area plus 50/? of any additional space in the rear of the principal building.

-b. Maximum building height: 20 feet.-c. Minimum distance to main buildings: 7 feet,-d. Minimum distance to front lot line:60 feet,-e. Minimum distance to side lot lines: 4 feet,-f. Minimum distance to rear lot line: 4 feet

if building is not used for poultry or animals; 15 feet if building is used for poultry or animals.

ARTICLE 15

CB-1 LOCAL BUSINESS ZONE

Section 1501. USES PERMITTED:-a. Any use permitted in Section 1401 (TR

Transitional Zone).-b. The following uses, which in any CB-1

zone shall be conducted wholly within a completely enclosed building unless otherwise specified and any use operating as a store, shop or business, shall be a retail establishment and all products produced on the premises shall be sold at retail on the premises: (Ord. No. 1966-13 of 3-8-66).

Antique store Apparel storeArt needlework or hand-weaving establishmentArt gallery or storeAuto parking lot (within or without a

building) subject to the provisions of Section 2203

Auto mechanical repair, trailer rental, wholesale of oil (package only), in conjunction with service stations on State or Federal highways only, provided there is no outside storage of autos or parts, and no body or fender work, painting or upholstering

BakeryBank, safe depository or trust company Barber or beauty shopBicycle shop (no sales or servicing of

motor scooters or motorcycles)Book, newspaper, magazine, stationery,

art or drawing supply storeCafe, lunch room (provided no dancing

is allowed and no alcoholic beverages sold except beer and wine)

Catering serviceChurchCigar storeCleaning, dyeing, laundry, collection

aSen°LinicClub or lodge (non-profit)

99Community service agency Confectionery store Custom dressmaking, millinery,

hemstitching or pleatingCustom weaving or mending Day nursery or child-care center Dealer in coins, stamps or similar

collector's items DelicatessenDental or medical laboratory Department store, variety store Drug storeDry goods or notions store Electrical appliance store Florist shop Frozen food locker Furniture or house furnishing store Garage for public storage only Gasoline service station (incidental

repairing only) subject to the provisions of Section 220?.

Gift, curio, novelty, toy or hobby shopGovernmental structureGrocery, fruit or vegetable storeHardware storeHotelIce cream storeIce station for packaged sales only Interior decoratorJewelry store or jewelry and watch repair Laundry and dry cleaning units provided

the same occupy no more than 3,000 square feet of gross floor area

Leather goods store Library, rental or public Liquor store for packaged sales only Heat, fish or dressed poultry market,

provided no live poultry are kept on premises. Messenger officeMultigraphing, mimeographing, duplicating,

addressographing MuseumMusic, phonograph or radio store Nursery, flower, plant or tree (within a

building or enclosure)Office: business, professional or semi-

professionalPhotograph studio or photographic supplystore Postal station

100Pressing establishment Refreshment standReligious rescue mission or temporary

revivalSchool, barber or beauty culture School, business School, dramatic School, handicraft, painting or

sculptureShoe store or shoe repair shop Sporting goods, hunting and fishing

equipment storeStation, bus or stage Tailor shop Taxicab stand TaxidermistTheater, except drive-in or outdoor

theaterWater, telephone or telegraph distribu

tion, installation or electrical receiving or distribution station (within or without a building) subject to the provisions of Section 2403

Other similar enterprise or business of the same class, which in the opinion of the Board of Supervisors, as evidenced by resolution of record, is not more obnoxious or detrimental to the welfare of the particular community than the enterprises or businesses above enumerated. (Ord. No. 195^-32 of 9-21-54) (Ord. No. 1956-20 of 7-2-56)-c. Accessory building or use (not involving

open storage), when located on the same building site (Ord. No. 1954-32 of 9-21-54).

-d. Trailer court not on a state or federal highway not closer than 100 feet to a more restrictive zone, subject to the conditions set forth in subsection 2101-c of this Ordinance (Ord. No. 1954-32 of 9-21-54) (Ord. No. 1957-51 of 10- 7-57) (Ord. No. 1958-7 of 2—18—58)

-e. Administrative, engineering, scientific research and development, design or experimentation facility, and such treatment, processing, and fabrication as may be necessary thereto, provided that all such operations be completely housed within buildings

101located on a site of not less than 10,000 square feet; that all such buildings shall be set back not less than 25 feet from any property line abutting a residential zone; that a dust proofed off-street parking area be provided for all vehicles incidental to said operation; and that one additional such parking space be provided for each three (3) persons regularly employed on said premises; that a masonry wall or a screened planting, not less than five (5) feet high, shall be erected and maintained on any property line directly abutting any residential zones; and that any activity conducted on said premises shall be free of dust, noxious smoke, fumes, odors or unusual vibrations or noise discernible beyond the property line and further that the architecture of all structures shall be compatible with the surrounding area and all open areas of an improved lot shall be maintained in a dust free condition by landscaping with trees, shrubs, suitable ground cover, undisturbed natural growth, or by covering with material that will provide an all weather surface (Ord. No.1955-30 of 5-16-55) (Ord. No. 1966-18 of 4-19-66)

-f. Restaurant or tea room, including a cocktail lounge or bar in connection therewith, upon condition that no outside door opens into the cocktail lounge or bar, and, provided further, that the applicant for a permit shall provide the Zoning Inspector with the written consents of 75% of the owners, by number and area, of property within 300 feet of the site for which the permit is sought (Ord. No. 1956-20 of 7-2-56)Section 1502. HAXIHUH BUILDING HEIGHT: 2 stories or30 feet.Section 1503• MINIMUM LOT AREA: None for uses listedin Sections 1501-b and 1501-e; 10,000 square feet for residential uses (Ord. No. 1955-59 of 11-21-55)Section 1504. MINIMUM LOT WIDTH: None for uses listedin Sections 1501-b and 1501-e; 60 feet for residential uses (Ord. No. 1955-59 of 11-21-55)Section .1505. MINIMUM LOT AREA PER DWELLING UNIT:1,000 square feet for residential uses (Ord. No. 1955-59 of 11-21-55)Section 1506. MINIMUM FRONT YARD: 20 feet, which may beused to meet off-street parking requirements, or as part of off-street parking lot.

102Section 1507. MINIMUM SIDE YARDS: None for uses listedin Sections 1501-b and 1501-e; 7 feet each for residential uses (Ord. No. 1955-59 of 11-21-55)Section 1508. MINIMUM REAR YARD: 25 feet, except asprovided in Section 24-16 for a corner lot, which may be used to meet off-street parking requirements, or as part of off-street parking lot.Section 1509. MINIMUM DISTANCE BETWEEN MAIN BUILDINGS: None for uses listed in Sections i501-b and 1501-e; 14- feet for residential uses (Ord. No. 1955-59 of 11-21-55)Section 1510. DETACHED ACCESSORY BUILDINGS:

-a. Permitted coverage; 4-0̂ of the required rear yard and any additional space within the buildable area

-b. Maximum building height: 20 feet within the required rear yard; 2 stories or 30 feet within the buildable area

-c. Minimum distance to main building: 7 feet -d. Minimum distance to front lot line: 20 feet -e. Minimum distance to side lot lines: None -f. Minimum distance to rear lot line: 4- feet

REFERENCES

With the exceptions of References #1, #7. and #8; these references are found in the Recorder’s Office, Pima County, Arizona.

1. Encyclopedic Dictionary of Real Estate Practice.Prentice-Hall, Inc., 1955, 1962.

2. Miscellaneous Book 32, page 46l.3. His cellaneous Book 44, page 63.4. Book 254, page 42.5. Book 44, Certificate Number 5865.6. Book 16, Maps and Plats, page 36.7. Pima County Zoning and Building Permit Department,

Arizona.8. Population Study. January 1, 1967, Tucson,

Pima County, Arizona.9. Docket 2702, pages 114-117; Docket 2763, page 278.10. Book 2729,

Book 2722, Book 2706, Book 2734, Book 2790, Book 2785, Book 2741, Book 2860,

page 143; Book 2734, page 337; page 277; Book 2702, page 129; page 63; Book 2787, page 269; page 333; Book 2873, page 345; page 88; Book 2849, page 718; page 260; Book 2744, page 95; page 349; Book 2819, page 51; page 938.

11. Book 2862, page 6; Book 2887, page 10;Book 2865, page 1; Book 2860, page 798;Book 2668, page 8 ; Book 2669, page 14.

12. Book 2983, page 159; Book 3100, page 172.

103

13. Book 3010, page 134; Book 3032, page 347;Book 2914, page 465; Book 2921, page 423;Book 3021, page 598; Book 2952, page 444;Book 3049, page 109; Book 3084, page 4o6;Book 3105, page 121; Book 3096, page 84;Book 2790, page 90.

14. Book 3040, page 88; Book 3031, page 7.15. Book 3052, page 312.

3 SRoc-Huees

CASA BLANCA VILLAS offer mastery of private-home ownership within the concept of carefree living. The charm of this way of life in the Catalina Foothills is complemented by the private heated Swimming Pool, sunning area and Ramada.. . . you are master of your possessions and your own way-of-life at Casa Blanca Villas.

i| 9 (,9HI

m

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GEORGE N. GENEMATAS / developer

JIM W. FRAZER / general contractordirector and past president of Tucson Homebuilders Association

La Alba (The Dawn). . . is a garden entry villa, designed with a light-airy atmosphere throughout its single level. A unique feature is the exile den off the dining area.

The exterior design is offered in two additional choices, as shown below. However, all three exteriors display a minimum of wood surfaces in order to provide carefree living.

diningareaB E D R O O M

L I V I N G R O O M

utility

dinette V l

C A R P O R TB E D R O O M

gardenentry

A-3

La Cresta (The Summit). . . depicts Santa Catalina Foothills living at its finest while the three levels provide its charm.

All three exterior optional designs comply with the utmost in carefree CASA BLANCA VILLA ownership when it is noted that the front entry door is the only exposed wood surface.

TIH 1 D-D [M l

M l H D D e ]Q a ] f o i [ § 0

GEI J I D ^

La Brisa (The Breeze). . . Designed on a single garden level . . . has a patio entry and affords comfortable luxury living complemented by the circular fireplace.

Other special appointments are the master-bath dressing room, incorporated in the master bedroom wing, the wet bar in the dining area and the openness of the glass-sliding wall in the Morning Room.

&

B-3

diningareaMASTER

BEDROOM -■ -i *LIVING ROOM

dinetteDRESSING

ROOM utility

storage

CARPORT

BEDROOM

gardenentry

ROBERT J. MAASSEN, AIA / a r c h i t e c t

In t e r io r d e s ig n b y

LEON H. KENNEWAY, AIDo f H a y d e n F u r n i t u r e / T u c s o n

GARAGE

PARCEL2 PARCEL8J _ _ _

PARCEL7

1PARCEL L6

PARCEL5

CAS A„B LAN C A^ 6 1 0 0 N O R T H O R A C L E R O A D

April 15, 1967C A S A B L A N C A V I L L A S

LA A L B A LA C R E S T A LA B R I S AS A L E S P R I C E . . . . . . . . . . . . . $ 2 8 , 8 0 0 . 0 0 $ 3 5 , 8 0 0 . 0 0 $ 31 ,800.00

M O R T G A G E TERMS:25% down p a y m e n t ...B A L A N C E D U E . . . . . . . .

7 , 2 0 0 . 0 0 21 ,600.00

8 , 9 5 0 . 0 0 $ 2 6 , 8 5 0 . 0 0

7 , 9 5 0 . 0 0 $ 2 3 , 8 5 0 . 0 0

25 y e a r s at 6%% i n t e r e s tM o n t h l y M o r t g a g e P a y m e n t $ 145M o n t h l y T a x e s 51M o n t h l y M a i n t e n a n c e Fee* 40

A one b e d r o o m v i l l a model is now i n f o r m a t i o n k i n d l y m a k e i n q u i r y

.86 $ 1 8 2 . 3 2 $ 162 . 0 6Oo 6 4 . 0 0 5 6 .00

.00* 4 0 . 0 0 * 4 0 . 0 0 *bei ng o f f e r e d , for f u r t h e rsales r e p r e s e n t a t i v e .

* THE M O N T H L Y M A I N T E N A N C E FEE P R O V I D E S FOR THE F O L L O W I N G S E R V I C E S :

• Fire I n s u r a n c e and E x t e n d e d c o v e r a g e , on each Villa.• Fire I n s u r a n c e and E x t e n d e d c o v e r a g e , on R a m a d a .• P u b l i c L i a b i l i t y I n s u r a n c e , c o v e r i n g all C o m m o n A r e a s and p r o t e c t i o n for each V i l l a Owner.• W a t e r , used by each V i l l a O w n e r and all C o m m o n Areas.• T r a s h C o l l e c t i o n , at each V i l l a t w i c e a w e e k .• Pool M a i n t e n a n c e , c l e a n i n g and w a t e r t r e a t m e n t .• L a n d s c a p e M a i n t e n a n c e , of all c o m m o n A r e a s and C a c t u s G a r d e n s in f r o n t of each Villa.• E x t e r i o r P a i n t i n g , of each V i l l a and R a m a d a e v e r y 5 y e a r s .

COME, TODAY, TO CASA BLANCA

w

An incomparable view . . . the Catalina Mountains by day . . . and down in the valley by night, the lovely city lights of

Tucson.

A so convenient location . . . adjacent to a new shopping center, yet completely private with no through traffic and a

private entrance to shopping plaza.

Maintenance free exterior design . . . t h e front door and carved wooden shelf are the only exposed exterior wood. Each exterior door is weather stripped.

Interior design for so quiet living. Each apartment is individually piped and wired. There is no transmission of plumbing noise or electrical interference. The walls separating apartments are 8-inch masonry walls filled with sand plus air space. In addition, there are two plastered walls. This new and modern wall design almost completely eliminates the transmission of sound. It is an exclusive with Casa Blanca Villas.

A beautiful Ramada, a heated swimming pool, plus luxurious private patios for each apartment adds further to the concept of luxurious carefree living.

Sophisticated interior design combines practical functional living with good taste and beauty.

Each villa has its own private patio with a designed masonry patio wall to insure complete privacy.

Exterior grounds are landscaped in beautiful desert cacti and rocks.

The spacious kitchens are equipped with the latest Frigidaire appliances including range, double oven, dishwasher, disposal.. . your choice of colors, of course.

Large utility room has built-in facilities for washer and dryer.

The latest in central heating and filtered air-refrigeration is yours. . . and a 40-gallon glass-lined hot water heater.

You have a choice of lighting fixtures within the allowance as stated for each vil la. . . and, of course, your choice of interior paint colors.

Your plumbing fixtures are all the best from American Standard with “Delta” mixing value and Speakman “Anystream" shower heads.

CASA BLANCA CONDOMINIUM VILLAS

6100 NORTH ORACLE ROAD Office and Mailing Address / 5250 N. Oracle Tucson, Arizona Phone: 887-6141

CASA BLANCA VILLAS

THE SALE PRICE INCLUDES THE FOLLOWING CUSTOM FEATURES:•Individual Warranty Deed to Parcel, Villa and l/24th of Common Areas

•Private Back Patio, with minimum 5 foot Patio Wall• Private Garden Entry• Carport or Garage for 2 Cars• Recessed Trash Containers for each Villa• Natural Gas Heating and Electric Refrigeration, both permanently filtered

• Water Heater, Glass Lined, 40 Gallon• Appliances are Custom Deluxe Frigidaire,Dishwasher

DisposalStove and Oven(double ovens in La Brisa and La Cresta, Frigidaire Flair in La Alba)• Inter-Corn and AM, FM Radio throughout Villa with frontdoor speaker•Architectural Designed, Gas Lamp with Mailbox at Curbside•Choice of all interior wall colors, Formica or Ceramic Tile, hard-surface floor covering and color of appliances• Three different exterior elevations are offered for preference of individual tastes, as well as 3 different cabinet styles, hardware and an allowance for lighting fixtures• For the buyer so interested, an allowance can be made to cover carpeting which may also be included in the mortgage

Please allow 120 days for oonstruotion and completion of the Villa after the signing of the Sales Agreement.

APART FROM THE COMMONPLACE

Recreation is a part of living, in SKYLINE BEL AIR ESTATES. Ownership includes membership for the enjoyment of: . . . A racing-size, swimming pool;. . . bath house and dressing rooms; . . . two tennis courts;. . . horse stables and miles of dedicated, scenic bridle trails;. . . plus, a recreation center, with three-way fireplace, bar, ice chest, dance floor, and substantial parking area. SKYLINE BEL AIR ESTATES is conveniently situated within a fifteen minute drive to Tucson’s seven country club and

l e l l l y k

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SKYLINE BEL AIR ESTATES

Optional equipment and accessories available at additional nominal cost: All decorator items; carpets, drapes, shutters, mirrors on doors, bathroom dressing table, wallpaper (installation is provided); washer, dryer, refrigerator; fancy tub enclosure, gold fixtures, intercom, automatic door closers, and outdoor barbecue. Putting green outdoor carpeting and railing upstairs patio, available on model C.

6000 NORTH SWAN ROAD • P.O. BOX 6001 • PHONE: 325-1535 • TUCSON, ARIZONA

Welcome to a new experience in luxurious living. Nestled in the foothills above the valley, SKYLINE BEL AIR TOWNHOUSES absorb the ever changing mood of desert and mountains. Here is an investment protected by careful planning, sensible restrictions, underground utilities . . . convenient to shopping, recreation, churches, and schools. BEL AIR TOWNHOUSES assure you security of ownership with freedom of apartment living. You receive a deed to your property, a title insurance policy from Stewart Title Guaranty Company, as well as an individual interest in recreational and garden areas.

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Your guests will become aware of a home that beckons sincere hospitality and substance. The reflection of Spanish influence in design reveals the charm and individuality of elegant, leisure living. Sweeping lines of traditional stucco in bold expanse are softened by the intricate patterns of decorative walls and windows. A massive mahogany front door invites guests into the ornate foyer, surrounded by glass.

You may locale telephone and television jacks wherever desired.

Spaciousness is woven into the charm and warmth of every room. To harmonize with your decor, select either acoustic Spanish or roll texture ceilings. The master bedroom invites seclusion and solitude. You will appreciate the large, walk-in dressing area. At last, closets that accommodate almost everything. Eight foot high, bi-fold doors give twenty percent more storage space. Built-in shoe racks are also an extra bonus.

• *» ' . . . . . . . .

: : $ 5

Architect will assist you in selectingchanging plans without charge.

Brighten your day in the kitchen designed just for you. Select from a wide choice of factory and custom built cabinets. Dishwasher, disposal, oven, hooded range, and many other features are at your fingertips. Pick the choice of formica or simulated marble or tile tops for your kitchen and bath.

Bar and bar sink offer unlimited entertainment possibilities. A step away, a sizable utility room is equipped with laundry tub, work table, washer and dryer outlets and vents, for either gas or electric appliances.

F

I

SNDgr 3885 IBS

. VWith its attractive wall and decorative iron gate, the front patio becomes part of your home.

At dusk, the friendly lamp, mounted on the custom mail box, turns on automatically.

For that all important convenience of extra freedom from responsibilities, outside maintenance is provided.

Outdoor enchantment is favored in your own expansive back patio, with its handsome, solid roof, patio lighting, and personalized landscaping.

Two-story townhouses include an upstairs patio with awning.A capacious, enclosed storage area is a part of the huge double carport. From this convenient quarter, garbage pickup service is offered.

Sound-proof party wall, double wall construction, steel reinforced floors and footings assure you of quality construction. Coon and Chonls, A rchitecture & P lanning C onsultants • Custom D evelopm ent C orporation, Builders • Ray M anley P hotography, by Mickey Prim • Truly N olen A dvertising, Inc.

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G O L D K E Y H O M E S

AT THE

T U C S O N N A T I O N A L GOLF C L U B , T U C S O N , A R I Z O N A

MOD ELS : 2 7 7 8 W E S T MAGEE ROAD

C A S A S DEL ORO S A L E S OF F I C E P H O N E : 2 9 7 - 4 1 2 1

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. . . IDEAL SETTING FOR YOUR WAY OF LIFE

Sun-splashed mountains form the enchanting background for

velvety green fairways that grace the Casas del Oro setting.

In its luxuriantly landscaped, estate-like atmosphere, quiet

avenues lead to the warm, inviting facade of a townhouse

designed to frame your way of life, built on your own

individually deeded lot. Snug yet spacious privacy abounds

within its sturdy, soundproofed walls. Yet, just a few steps away

are all the gay accoutrements of an exclusive recreation area

. . . and one of Arizona’s finest golf courses, The Tucson

National Golf Club.

MAKE THE MOST

OF LEISURE H O U R S

The careful planning and work-saving devices of your Casas del Oro townhouse allow you greater leisure time . . . and the beautifully landscaped recreation area offers myriad opportunities for enjoying those carefree hours.

Plunge into the shimmering depths of a resort-size swimming pool. Relish the invigorating atmosphere of Sauna baths and exercise room. Employ the well- appointed kitchen area for large-scale entertaining. Meticulous maintenance of these common areas is assured by a modest annual membership fee in the Casas del Oro Improvement Association.

Fun-oriented facilities . . . plus easy access to The Tucson National Golf Club, with a cartport housing transportation to carry you over the fairways . . . are part of the good life awaiting you at Casas del Oro.

EVERYTHING WITHIN EASY REACH

CANYON DEL ORO _JR . HIGH SCHOOL ' . -

GRADES 7 10

CALLE CONCORDIA

THE TUCSON NATIONAL GOLF CLUB 4 ESTATES

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CASAS DEL ORO1 & TOWNHOUSES

CHURCHCATHOLICSCHOOLS

M ETHODISTCHURCH

GRADESCHOOL16CHURCH

CASA

£s&,mBUS

SERVICE

BAPTISTCHURCH

TO DOWNTOWN TUCSON

Nature’s majesties delight the eye in every direction, creating an illusion of complete withdrawal from urban life. Yet all the urban conveniences are within easy reach of Casas del Oro. Schools, churches and shopping centers are all close by, and a short, fifteen-minute drive takes you to downtown Tucson. Bus service is also available.

An added satisfaction to Casas del Oro residents is the sure knowledge that the verdant fairways beside Casas del Oro are not just a passing pleasure, but assurance that your view will remain virtually unchanged over the years.

Rare, indeed, is this sublime coupling of prudent practicality with the joys of a leisurely life.

Overall exterior design, developed by the distinguished architectural firm of Haver, Nunn and Jensen, is Spanish-Mediterranean-Moorish. A wide choice of elevations insures individuality without impairing the total effect of graceful symmetry.

Lavish use of carved wood and Mexican tile adds a gay note of color and charm.

To further enhance this serene, well-balanced setting, all utilities are hidden underground.

Luxuriantly landscaped grounds provide a delightful background, and strategic grouping gives each Casas del Oro townhouse a superb view of golf course greenery sweeping off to the mountain-rimmed horizon.

Infinite variety is possible within the framework of three basic floor plans. An experienced color coordinator on Dell Trailer’s staff will help you express your own good taste in appointments.

You have a wide choice of colors for both exterior and interior walls. Hardware and lighting fixtures are available to accent your chosen decor, whatever the period. Kitchen cabinets, doors and other wood surfaces are stained to your specifications from our samples. Counters in the kitchen may be tile or formica. In the bath vanities you may have your choice of tile, formica or cultured marble. Floors in these rooms as well as the breakfast room may be of your choice from our wide selection of better quality floor tiles.

Your Casas del Oro townhouse is uniquely your own.

Casas il del O r o OFFERS YOU PLANNED HARMONY. . . . . . P L U S AMPLE OPPORTUNITY TO E X P R E S S YOUR OWN GOOD TASTE

Plan A offers single-floor convenience, with double garage or carport, choice of three elevations. Spacious rooms include a full dining room in which you may easily seat twelve, and a kitchen that features triple sink, luminous ceiling and many built-in appliances including a double oven, and, of course, a separate breakfast area. Arcadia doors open onto patio from master bedroom as well as the living room. Cupboards and closets galore. Clerestory ceiling is available in all plans as an optional feature at extra cost.

Plan B, with double garage, is a three- level design featuring balcony study which may be transformed into a third bedroom. Living room with soaring twelve-foot ceiling. Full dining room. Master bath has sunken tub, separate shower and luminous ceiling over double vanity. Wet bar conveniently located right off dining room. Ample storage space convenient to every room.

PLAN CBEDROOM — 3 BATH

Plan C offers two full floors, ideally arranged for the larger family, with complete privacy assured each member. Second floor terrace in Models C2 and C3 is optional at slight additional cost. Built-in bar convenient to both living and dining room. Its well-utilized space includes full dining room and extensive closet and cupboard areas. Double garage or carport.

LIVING ROOM

< InOARAGE OR CARPORT

D BEDROOM NO 2

E

EACH DAY IS A NEW ADVENTURE

IN LIVING AT

Casas del Oro

. . . and you set the scene according to your mood.

Choose complete privacy within the luxurious quiet of your own home. Join your neighbors at Sauna bath or pool. Entertain with ease in your own well-appointed home or at the spacious recreation center. Take advantage of the fac ilities of The Tucson National Golf Course, so convenient to your Casas del Oro address.

However you define the goal in your own personal pursuit of happiness, whatever route you choose to take . . . you’ll find the ideal setting as one of the fortunate few who live at Casas del Oro.

CASAS DEL OROFall 1967

M O D E L S

LOT 6 - A PLAN Furniture Total

Selling PriceDown Payment - 25%Mortgage - 75% - 25 years

$ 40,675. 00 10,175. 00 30, 500. 00

9,419.30 50,094.75PRICE INCLUDES CARPETS,DRAPES, WALLPAPER, SHUTTERS AND LANDSCAPING.

LOT 7 - C PLAN


$ 51,850. 00 12,950. 00 38,900. 00

13,957.00 65,807.00PRICE INCLUDES CARPETS,DRAPES, WALLPAPER, SHUTTERS AND LANDSCAPING.

LOT 17 - B PLAN

Selling Price Down Payment - 25%Mortgage - S6% - 25 years

7/

$ 37, 900. 00 "---- ---^ PRICE INCLUDES CARPET PAD

7, 600. 00 30,300. 00

LOT 21 - B PLAN


$ 45,153.88 11,353.88 33, 800. 00

PRICE INCLUDES CARPETS, DRAPES, WALLPAPER AND LANDSCAPING.

Annual Fee — Casas Del Oro Improvement Association — $300.00 per year

Prices, Terms and Interest subject to change without notice.

D E L L T R A I L 0 R C O N S T R U C T I O N C O M P A N Y

a residential real estate investment by manuel...

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