utility easements and subdivisions
DESCRIPTION
UTILITY EASEMENTS AND SUBDIVISIONS. Prepared for Rapid Fire Case Studies October 31, 2012 Present by Donald A. Fisher, MAI. Survey Question: Do Pipelines and Powerlines have significant affects on adjacent residential properties?. - PowerPoint PPT PresentationTRANSCRIPT
UTILITY EASEMENTS AND SUBDIVISIONS
Prepared for Rapid Fire Case Studies
October 31, 2012
Present byDonald A. Fisher, MAI
Survey Question:
Do Pipelines and Powerlines have significant affects
on adjacent residential properties?
•
• • Powerline and Pipeline East of Pinnacle
Road along Blackwell Lane & Wickwine Lane, Henrietta
Powerline and Pipeline East of Pinnacle Road along Blackwell Lane & Wickwine Lane, Henrietta
What do you think is the impact
of the Powerline on adjacent homes?
Negative Factors
Positive Factors
South Side = $65 per SF average assessment
North Side = $69 per SF average assessment
+6% increase of average assessments from adjacent residences to houses one lot away
from the powerline
Reverse of Golf Course Effect
Use as Support for Negative adjustment to residential
properties adjacent to Powerlines
Residential Lot&
Existing PipelineEasement
Total Lot Area = 4.200 Ac.Existing Gas Line Easements = 0.259 Ac. Crosses Lot in Front of House
Original Fee Simple Area = 3.941 Ac.
Assignment: Value Loss from Removal of Trees for New Pipeline
Does Removal of 25% of Trees on Lot Affect Value?
Survey of Residential Lots• < 5% Tree-Covered• > 5% & < 50% Tree-Covered• >50% Tree-Covered
CategoryAverage –
MedianRange
Average$/Ac. Price
Median$/Ac. Price
Less than 5% Treed
$252,315 - $271,258
$57,715 $51,493
Less than 50% Treed
$236,269 - $240,168
$64,910 $63,856
More than 50% Treed
$187,257 - $202,938
$47,257 $54,848
Reasons for Heavier-Treed Lots to Have Lower Values
Reasons for Heavier-Treed Lots to Have Lower Values
•Reduced Views•More Open•Better Lighting•Fewer Leaves•Less Isolated
Heavily-Treed Lots (Before Value)
Showed A Value That Was $15,000 Less Than
Partly-Treed Lots (After Value)
• Before Value of Lot = $225,000
• After Value of Lot = $240,000
• Damages to Lot Due to Removal of Trees»= - $15,000
Open Space / FarmlandWith Existing Pipeline &
Powerline
& New Pipeline
Highest and Best Use– Before Appraisal
EU 1 – Residential Development Land (70 Ac.)EU 2 – Residential Development Land (9 Ac.)
EU 3 – Livestock Farm (15.10 Ac.)EU 4 – Residential Development Land (23 Ac.)
Land AreaTotalAcres
EasementAcres
FeeAcres
EU 1 (U/Ground)
0.82
EU 1 (M&R Station) 0.22
EU 1 (High Voltage Electric)
3.37
Total Acres - EU 1 70.60 4.41 66.19
Percentage of Total Acres
100% 6% 94%
Land AreaSegment
AcresRetainedRights %
EffectiveAcres
EU 1 - Fee Simple (Before) 66.19 100% 66.19
EU 1 (U/Ground) 0.82 25% 0.21
EU 1 (M&R Station) 0.22 5% 0.01
EU 1 (High Voltage Electric) 3.37 10% 0.34
Totals 70.60 95% 66.75
Lost Rights 5%
Land AreaSegment
AcresRetainedRights %
EffectiveAcres
EU 1 – Fee Simple (After) 64.04 100% 64.04EU 1 (U/Ground) - Old 0.82 25% 0.21
EU 1 (M&R Station) – Old 0.22 5% 0.01EU 1 (U/Ground) - New 1.82 25% 0.46
EU 1 (M&R Station) – New 0.11 5% 0.01EU 1 (Perm. Access Rd.)- New 0.22 25% 0.06
EU 1 (High Voltage Electric) 3.37 10% 0.34Totals 70.60 92% 65.13
Rights Lost 8%
Damages
•Direct Damages (Land) = $51,000•Indirect Damages = $0•Temp. Esmt. – Construction = $7,000•Temp. Esmt. – Access = $10,500•Cost-to-Cure (Fencing) = $20,000•Total Damages = $88,500
Alternative Valuation(from Owner’s 2-pg appraisal)
Estate Lots @ $250,000 each(Gross Sum; No Expenses or Discount)
DamagesLoss of 1 Lot @ $250,000
2 Lots 50% Damages @ $125,000 EachTotal Damages = $500,000
New Subdivision &
Pipeline
# Acres Comments1 2.0134 Pipeline easement2 2.5660 Pipeline easement3 3.0400 Pipeline easement4 3.5074 Pipeline easement5 4.4691 Pipeline easement6 3.2944 Drainage easement7 2.1151 1+ acre drainage easement8 4.7803 Drainage & pipeline easements9 4.1751 Pipeline easement
10 2.0545 Minimal pipeline easement11 2.1688 No easements12 2.3665 No easements13 4.5409 No easements14 23.1339 No easements15 2.2975 No easements16 4.5175 Drainage easement
Totals 71.0404
Damages
•Direct Damages (Land) = $0•Indirect Damages = $0•Temp. Esmts. – Construction = $26,000•Cost-to-Cure (Re-drafting plans) = $10,000•Cost-to-Cure (Timber) = $5,000 (comment)
•Total Damages = $41,000
Survey Question:
Do Pipelines and Powerlines have significant affects
on adjacent residential properties?
QUESTIONS?