# UTILITY EASEMENTS AND SUBDIVISIONS - PowerPoint PPT Presentation

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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

• 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

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