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Land Description and Analysis <br />15 <br />Easements, Encroachments and Restrictions <br />Based upon a review of the deed and property survey, there do not appear to be any easements, <br />encroachments, or restrictions other than those that are typical for the property type. There is a 35' <br />public right -of -way on Crowell Drive Northwest and a variable public right -of -way on Academy Avenue <br />Northwest, which is typical for this property type. Our valuation assumes no adverse impacts from <br />easements, encroachments, or restrictions, and further assumes that the subject has clear and <br />marketable title. <br />Conclusion of Land Analysis <br />Overall, the physical characteristics of the site and the availability of utilities result in functional utility <br />suitable for a variety of uses including those permitted by zoning. We are not aware of any other <br />particular restrictions on development. Through discussions with the Planning Department of the City <br />of Concord, we understand that if the current improvements were not on the site, it would likely have <br />a residential zoning. The land zoned industrial across from the subject is an old zoning, and the <br />buildings with that zoning are now used as artists' studios. <br />The Glenn Center <br />i <br />H -5 Page 348 <br />