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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?.

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Utility easements and subdivisions

UTILITY EASEMENTS AND SUBDIVISIONS

Prepared for

Rapid Fire Case Studies

October 31, 2012

Present by

Donald A. Fisher, MAI


Utility easements and subdivisions

Survey Question:

Do Pipelines and Powerlines

have significant affects

on adjacent residential properties?


Utility easements and subdivisions

  • 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


Utility easements and subdivisions

What do you think

is the impact

of the Powerline

on adjacent homes?


Utility easements and subdivisions

Negative Factors


Utility easements and subdivisions

Positive Factors


Utility easements and subdivisions

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


Utility easements and subdivisions

Reverse of Golf Course EffectUse as Support for Negative adjustment to residential properties adjacent to Powerlines


Utility easements and subdivisions

Residential Lot

&

Existing Pipeline

Easement


Utility easements and subdivisions

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


Utility easements and subdivisions

Does Removal of 25% of Trees on Lot Affect Value?


Utility easements and subdivisions

  • Survey of Residential Lots

    • < 5% Tree-Covered

    • > 5% & < 50% Tree-Covered

    • >50% Tree-Covered


Utility easements and subdivisions

Reasons for Heavier-Treed Lots to Have Lower Values


Utility easements and subdivisions

  • Reasons for Heavier-Treed Lots to Have Lower Values

    • Reduced Views

    • More Open

    • Better Lighting

    • Fewer Leaves

    • Less Isolated


Utility easements and subdivisions

Heavily-Treed Lots (Before Value)

Showed A Value That

Was $15,000 Less Than

Partly-Treed Lots (After Value)


Utility easements and subdivisions

  • Before Value of Lot = $225,000

  • After Value of Lot = $240,000

  • Damages to Lot Due to Removal of Trees

    • = - $15,000


Utility easements and subdivisions

Open Space / Farmland

With Existing Pipeline & Powerline

&

New Pipeline


Utility easements and subdivisions

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.)


Utility easements and subdivisions

  • 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


Utility easements and subdivisions

Alternative Valuation

(from Owner’s 2-pg appraisal)

Estate Lots @ $250,000 each

(Gross Sum; No Expenses or Discount)

Damages

Loss of 1 Lot @ $250,000

2 Lots 50% Damages @ $125,000 Each

Total Damages = $500,000


Utility easements and subdivisions

New Subdivision

&

Pipeline


Utility easements and subdivisions

  • 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


Utility easements and subdivisions

Survey Question:

Do Pipelines and Powerlines

have significant affects

on adjacent residential properties?


Questions

QUESTIONS?


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