PROPERTY EVALUATION (RESTRICTED REPORT)
Source: https://sherwood.support/wp-content/uploads/2016/12/Easement-Valuation-rev-9-30-14.pdf The southern section of the subject would most likely fall into the fifth category showing a 26% to 49% discount given that the easement is located along a portion of land with restricted uses given the zoning and the size of the parcel. Even so, the discount would most likely be towards the lower end of the range as the lot is utilized for parking and there is little potential for future development. The eastern portion of the subject would most likely fall into the sixth or seventh category as the Coachella Valley Water District will maintain subsurface pipeline easement rights, but it will have minimal effect on the use and utility of the land given that it will be utilized to access a proposed dog park. In addition, the lot’s width would allow for little or no potential development, further reducing the effect of a subsurface easement. Given the size and location of the subject, the highest and best use of the lot would be to continue to utilize the southern portion for parking purposes while the eastern portion is used to access a proposed dog park. There is a 468 square foot section of the lot that cannot be utilized for parking given the access easement. This equates to 12% of the southern portion of the lot or 8% of the total lot area. The highest and best use is also unlikely to change given that there is little vacant land surrounding the subject that could be part of an assemblage and subsequently redeveloped. Therefore, the presence of an access easement would not be considered a large hinderance to any potential development.
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