Site Analysis: Dimensions, Utilities, and Environmental Factors

Site Analysis: Dimensions, Utilities, and Environmental Factors

This chapter delves into the critical aspects of site analysis – dimensions, utilities, and environmental factors – essential for accurate land valuation. A thorough understanding of these elements is crucial for determining the highest and best use of a property and, consequently, its market value.

1. Site Dimensions and Shape

The physical size and shape of a site significantly influence its usability and value. These factors directly affect the potential building footprint, usable outdoor space, and overall development feasibility.

• 1.1 Measurement and Units:

  • Accurate measurements are fundamental. Common units of land measurement include:

    • Feet (ft)
    • Acres: 1 acre = 43,560 square feet
    • Rods: 1 rod = 16.5 feet (Historically used, less common now)
    • Chains: 1 chain = 66 feet
    • Miles: 1 mile = 5,280 feet
    • Hectares: 1 hectare = 2.471 acres (Common in metric systems)

  • Converting between units is frequently required.

    • Example: Converting 80 rods to feet: 80 rods * 16.5 ft/rod = 1320 ft

  • Mathematical Representation of area:

    • Area of a rectangle: A = l * w (where ‘l’ is length and ‘w’ is width)
    • Area of a triangle: A = 0.5 * b * h (where ‘b’ is base and ‘h’ is height)
    • Area of a circle: A = π * r^2 (where ‘π’ is pi ≈ 3.14159 and ‘r’ is the radius)
    • Area of a trapezoid: A = 0.5 * h * (b1 + b2) (where ‘h’ is height, ‘b1’ is base 1, and ‘b2’ is base 2)

• 1.2 Legal Descriptions:

  • Understanding legal descriptions is paramount for accurately determining site boundaries. Common methods include:

    • Metes and Bounds: Describes property lines using distances (metes) and directions (bounds) from a known point of beginning (POB). Bearings are often expressed in degrees, minutes, and seconds (e.g., N89° 59’ 59” E).
    • Government Rectangular Survey System (GRSS): Divides land into townships, ranges, sections, and fractions thereof (e.g., NE 1⁄4 of SW 1⁄4).
      • Township: 6 miles by 6 miles, containing 36 sections.
      • Section: 1 mile by 1 mile, containing 640 acres.
    • Plat Maps: Used for subdivided land, showing lot numbers, dimensions, easements, and other relevant information. (See Exhibit 12.2).

  • Calculating Acreage from Legal Descriptions:

    • Example: Calculate the acreage of the “NW 1⁄4 of SW 1⁄4”:

      • SW 1⁄4 = 160 acres
      • NW 1⁄4 of SW 1⁄4 = 160 acres / 4 = 40 acres

• 1.3 Shape Considerations:

  • Regularly shaped parcels (e.g., rectangles, squares) are generally more desirable as they offer more flexibility in development.
  • Irregular shapes (e.g., oddly angled, narrow frontage) may limit building options and reduce overall value.
  • Corner lots can offer enhanced visibility for commercial properties but may have increased setback requirements.

• 1.4 Frontage:

  • Road frontage is crucial for access and visibility, particularly for commercial properties.
  • Minimum frontage requirements are often stipulated in zoning regulations.
  • Insufficient frontage may render a parcel unbuildable.

2. Utilities

The availability and capacity of utilities are fundamental considerations in site analysis. Lack of adequate utilities can significantly limit development potential and negatively impact value.

• 2.1 Essential Utilities:

  • Water: Potable water supply is essential for residential and commercial development. Consider source (municipal, well), pressure, and availability.
  • Sewer: Sanitary sewer systems are necessary for wastewater disposal. Alternatives include septic systems, which require suitable soil conditions and compliance with regulations.
  • Electricity: Electrical service is crucial for powering buildings and equipment. Consider voltage, amperage, and transformer capacity.
  • Natural Gas: Natural gas provides heating and cooking fuel. Availability can vary significantly by location.
  • Telecommunications: Access to internet, phone, and cable services is increasingly important.
  • 2.2 Utility Easements:
  • Drainage Utility Sewer Easement (D.U.&S.E.) examples include underground cables, water pipes.

  • 2.3 Capacity and Availability:

  • Verify that existing utility infrastructure has sufficient capacity to serve the proposed development.

  • Investigate the cost and feasibility of extending utility lines to the site if necessary.
  • Contact local utility providers to obtain information on service availability and connection fees.

• 2.4 Impact on Value:

  • Properties with readily available and adequate utilities are generally more valuable.
  • The cost of extending utilities can be a significant development expense, reducing the overall land value.
  • Restrictions on septic system usage in flood hazard areas can significantly impact development potential and value.

3. Environmental Factors

Environmental factors play a crucial role in site suitability and value. These factors encompass topography, soil conditions, flood hazards, wetlands, and potential contamination.

• 3.1 Topography:

  • Topography refers to the surface features of the land, including elevation, slope, and drainage patterns.
  • Steep slopes may increase construction costs due to the need for grading and retaining walls.
  • Poor drainage can lead to flooding and erosion problems.
  • Contour Maps:
    • Contour lines connect points of equal elevation.
    • Close contour lines indicate steep slopes.
    • Widely spaced contour lines indicate gentle slopes.

  • Slope Calculation:

    • Slope (%) = (Vertical rise / Horizontal run) * 100

• 3.2 Soil Analysis:

  • Soil composition and properties influence foundation stability, drainage, and suitability for septic systems.
  • Soil maps prepared by government agencies (e.g., USDA Natural Resources Conservation Service) provide valuable information on soil types and characteristics.
  • Soil Texture:
    • Refers to the proportion of sand, silt, and clay particles in the soil.
    • Sandy soils drain well but have poor nutrient retention.
    • Clay soils retain water but can be poorly drained.
    • Loam soils (a mixture of sand, silt, and clay) are generally ideal for plant growth.
  • Percolation Test: Measures the rate at which water drains through the soil, crucial for septic system suitability.

• 3.3 Floodplain and Wetlands Analysis:

  • Floodplains are areas susceptible to flooding, often designated by FEMA (Federal Emergency Management Agency).
  • Wetlands are areas saturated with water, supporting unique ecosystems. Protected by federal and state regulations.
  • Development in floodplains and wetlands is often restricted or prohibited.
  • Floodplain Determination: Appraisers should NOT definitively state if a property is or is not in a flood hazard area. Instead, indicate where the property lies on the FEMA map.
  • Wetland Mapping: Conducted by the US Fish and Wildlife Service.

• 3.4 Environmental Contamination:

  • Previous land uses (e.g., industrial sites, gas stations) may have resulted in soil or groundwater contamination.
  • Environmental contamination can significantly reduce property value and create potential liability for landowners.
  • Phase I Environmental Site Assessment: A preliminary investigation to identify potential environmental concerns.
  • Phase II Environmental Site Assessment: Involves soil and groundwater sampling to confirm contamination.
  • Remediation: The process of cleaning up contaminated sites.
  • Environmental regulations, like the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), hold landowners responsible for cleanup costs.
  • Appraisers should be aware of potential contamination risks and recommend environmental assessments when necessary.

  • Common contamination problems include:

    • Underground storage tank (UST) leaks from gas stations and homes
    • Industrial waste dumping
    • Pesticide and fertilizer runoff from agricultural land

• 3.5 Special Characteristics of Rural, Agricultural, or Resource Land:

  • Soil type and water rights are key factors for agricultural land.
  • Mineral rights (oil, gas, gravel) can significantly impact value.
  • Environmental regulations regarding farming practices (pesticide use, waste disposal)
  • Proximity to populated areas can influence development potential.
  • Hidden contamination (buried trash, underground storage tanks) can be a concern.

By thoroughly analyzing site dimensions, utilities, and environmental factors, land valuation professionals can arrive at more accurate and defensible opinions of value.

4. Examples of Practical Applications and Related Experiments

• 4.1 Dimension Analysis: Subdividing a Parcel:

  • Scenario: A 10-acre parcel is zoned for single-family residential development with a minimum lot size of 0.5 acres.
  • Analysis: Theoretically, the parcel could be subdivided into 20 lots (10 acres / 0.5 acres/lot = 20 lots). However, road frontage requirements, setbacks, and topography may reduce the actual number of buildable lots.
  • Experiment: Using a GIS (Geographic Information System) software, create a conceptual subdivision layout considering zoning regulations, topography, and utility access. Determine the maximum number of buildable lots and estimate the total potential value of the subdivided parcel.

• 4.2 Utility Analysis: Feasibility Study for a Commercial Development:

  • Scenario: A developer is considering building a retail shopping center on a vacant parcel.
  • Analysis: Contact local utility providers to determine the availability of water, sewer, electricity, and natural gas. Assess the capacity of existing infrastructure and estimate the cost of extending utilities to the site.
  • Experiment: Develop a pro forma financial analysis that incorporates utility connection fees and ongoing utility expenses. Determine if the development is economically feasible given the utility costs.

• 4.3 Environmental Factors: Assessing the Impact of Wetlands on Value:

  • Scenario: A portion of a large vacant parcel is designated as wetlands.
  • Analysis: Obtain wetland maps from the US Fish and Wildlife Service. Determine the acreage of the wetland area and the restrictions on development.
  • Experiment: Research comparable sales of similar properties with and without wetland areas. Quantify the negative impact of the wetland designation on property value.

These practical applications and experiments illustrate how a thorough understanding of site dimensions, utilities, and environmental factors is essential for accurate land valuation and informed decision-making.