Utility easements and subdivisions
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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

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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?


  • 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 EffectUse as Support for Negative adjustment to residential properties adjacent to Powerlines


Residential Lot

&

Existing Pipeline

Easement


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


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 / Farmland

With 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.)


  • 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)

Damages

Loss of 1 Lot @ $250,000

2 Lots 50% Damages @ $125,000 Each

Total Damages = $500,000


New Subdivision

&

Pipeline


  • 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?


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