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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


Utility easements and subdivisions

What do you think Lane & Wickwine Lane, Henrietta

is the impact

of the Powerline

on adjacent homes?


Utility easements and subdivisions

Negative Factors Lane & Wickwine Lane, Henrietta


Utility easements and subdivisions

Positive Factors Lane & Wickwine Lane, Henrietta


Utility easements and subdivisions

South Side = $65 per SF average assessment Lane & Wickwine Lane, Henrietta

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 Effect Lane & Wickwine Lane, HenriettaUse as Support for Negative adjustment to residential properties adjacent to Powerlines


Utility easements and subdivisions

Residential Lot Lane & Wickwine Lane, Henrietta

&

Existing Pipeline

Easement


Utility easements and subdivisions

Total Lot Area = 4.200 Ac. Lane & Wickwine Lane, Henrietta

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? Lane & Wickwine Lane, Henrietta


Utility easements and subdivisions



Utility easements and subdivisions


Utility easements and subdivisions

Heavily-Treed Lots (Before Value) Lane & Wickwine Lane, Henrietta

Showed A Value That

Was $15,000 Less Than

Partly-Treed Lots (After Value)


Utility easements and subdivisions


Utility easements and subdivisions

Open Space / Farmland Lane & Wickwine Lane, Henrietta

With Existing Pipeline & Powerline

&

New Pipeline


Utility easements and subdivisions

Highest and Best Use Lane & Wickwine Lane, Henrietta

– 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 Lane & Wickwine Lane, Henrietta

  • 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 Lane & Wickwine Lane, Henrietta

(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 Lane & Wickwine Lane, Henrietta

&

Pipeline


Utility easements and subdivisions

  • Damages Lane & Wickwine Lane, Henrietta

  • 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: Lane & Wickwine Lane, Henrietta

Do Pipelines and Powerlines

have significant affects

on adjacent residential properties?


Questions

QUESTIONS? Lane & Wickwine Lane, Henrietta