APPRAISAL INSTITUTE SPEECH
|
|
- Chad Lyons
- 5 years ago
- Views:
Transcription
1 APPRAISAL INSTITUTE SPEECH Introduction Changing Technology Creates Other Change Telegraph Telephone Fiber Optic Come a Long Way Since First Condemnation [Story on First Condemnation] Two Topics 1) Resale or leasing of easement rights for other purposes 2) Appropriate valuation measures for easement corridors Grant or Lease of Easement Rights for other purposes, such as Fiber Optic Railroads, LCRA To what extent can existing easement holder grant rights for other easements within that easement? LCRA case 138 kv tr. line Stringing fiber optic line Replaces Static wire General Rule Easement grants those rights within instrument Condemnation is it for public purpose and is condemnor authorized to condemn for that Landowner s Position No public use
2 LCRA not authorized under Enabling Act LCRA s Position Primary Purpose for Internal Use Need 138 kv line Need fiber optics for internal use New Technology, fiber optics, means excess capacity Have always had communications lines Only one case in Texas involving fiber optics Mellon case (Mellon v. So. Pacific Transport) SP had railroad row across property SP granted MCI an easement to install fiber optic cable using a portion of cable for MCI s system, provided that MCI give supporting capacity to SP Ct. granted summary judgment for SP Fiber optic could be used for railroad even if portion used for commercial non-railroad purposes Fiber optic an incidental use not inconsistent with current uses Landowner not entitled to any compensation Other cases across country have allowed it under apportionment of easement doctrine Cousins v. Alabama Power Corridor Valuation Ct. held that Alabama Power Co. had right to share with AT&T the fiber optic lines installed as long as no additional burden on landowner. General Rule Landowner compensated for difference in market value - 2 -
3 Market Value what a willing buyer would pay a willing seller... First, there is nothing about corridor valuation that deviates from this standard Appraiser must still look at H & B use and, if that is corridor property, value it accordingly Second, appraiser must determine what qualifies as a corridor Before H & B use considered corridor property, may need to be more than one other easement What is a corridor? property? Does this mean landowner would be paid more than adjoining Why ever pay more? Can condemn next door? Isn t it already devalued somewhat by existing structures? Landowner already paid for this diminution in value? If other sales used as comparables reflect damage to remainder, would argue that property value already diminished. Comparison of apples to oranges Lease of fiber optic to consumer can t be a comparable E.g., LCRA acquires fiber optic and leases to MCI for $10,000/mo Aside from rule on condemnors sales, lease to MCI not a comparable 1. LCRA paid for fiber 2. LCRA has other costs, row, fiber, marketing, technical If LCRA sells electricity to consumer, not a comparable for tr. line easement LCRA paid to produce power - 3 -
4 Still go back to diminution in value of land. This is not a partnership. No capital costs or risk undertaken by landowner If S.P. leased tr. line along corridor Possibly, but not likely, a comparable Simply recovering additional revenue that doesn t reflect value of land Location is important issue You may wish to create corridor, but only helps if in path of needed improvement 2 Cases in Texas discuss corridor valuation U.S. v Acres of Land Acquisition of multiple easements for strategic petroleum reserve Already 15 pipeline easements on property and a road Landowner claimed pipeline corridor - used pipeline easement sales Ct. said no No evidence that H & B use for pipeline row Mere fact that landowners hoped these tracts would be acquired for pipeline purposes did not sever them from rest of land Bauer v. Lavaca Navidad River Authority 85 C.Christi 50 wide water pipeline easement Lower court excluded evidence that H&B use of land was for easement row Owner had 35 years experience in acquiring row Negotiated the sale of elec. power line, railroad & 3 pipelines on property before taking - 4 -
5 All within a 430 strip between FM 1593 and his westward easement Ct. distinguished 8.41 Acres case California cases As early as 1958 property used for easements row and at time of taking 3 pipelines, 2 electric transmission lines, & a railroad in a well-defined corridor Appellant showed existence of pipeline corridor in place ATF method appropriate method v.1-5 -
IN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JANUARY TERM v. Case No. 5D
IN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JANUARY TERM 2005 CITY OF ORLANDO AND TAMPA ELECTRIC COMPANY, Appellants, v. Case No. 5D04-2098 MSD-MATTIE, L.L.C., et al., Appellees.
More informationMisconceptions about Across-the-Fence Methodology
Misconceptions about Across-the-Fence Methodology BY JOHN SCHMICK Across-the-fence methodology (ATF) is an appraisal tool frequently used in valuation assignments where the subject is part of railroad
More informationLAW REVIEW, MAY 1994 COMPENSATION FOR CONDEMNED LAND NOT DEVALUED BY PARK DEDICATION
COMPENSATION FOR CONDEMNED LAND NOT DEVALUED BY PARK DEDICATION James C. Kozlowski, J.D., Ph.D. 1994 James C. Kozlowski At the request of the Fairfax County Park Authority (FCPA), the Public Policy Division
More informationPrinciples of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for
Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for gasoline stations taken by governmental agencies as part
More informationCompensation in Power Line and Pipeline Cases New Thoughts on an Old Subject
Compensation in Power Line and Pipeline Cases New Thoughts on an Old Subject Nicholas P. Laurent Christopher J. Oddo Roy R. Brandys Blaire A. Knox BARRON, ADLER, CLOUGH & ODDO, LLP 808 Nueces Street Austin,
More informationWHEN A PUBLIC AGENCY IS INTERESTED IN ACQUIRING AN EASEMENT
Form 6-H When a Public Agency is interested in Acquiring an Easement Booklet WHEN A PUBLIC AGENCY IS INTERESTED IN ACQUIRING AN EASEMENT Introduction This booklet describes important features of the Uniform
More informationNEVADA EMINENT DOMAIN LAW AND PROCEDURES
Last Revised 7-6-11 NEVADA EMINENT DOMAIN LAW AND PROCEDURES Negotiation/Precondemnation Process: Negotiation Requirements By: Kermitt L. Waters, Esq. and Michael A. Schneider, Esq. Law Offices of Kermitt
More informationAcross-the-Fence Value and Hostage Occupancy Agreements
Across-the-Fence Value and Hostage Occupancy Agreements EUCI Conference: Electric Transmission Projects San Diego, California September 19, 2016 John T. Schmick Shenehon Company 2 What is the goal of valuation
More information"What is the amount of just compensation the [plaintiff(s)] [defendant(s)] [is] [are] entitled to recover from the [plaintiff]
Page 1 of 9 BEFORE AND AFTER THE TAKING. (G.S. Chapter 40A). NOTE WELL: Use this instruction only where an easement is taken, the evidence relates to the difference in the fair market value of the property
More informationIs Across-the-Fence Value Equal to Market Value?
Is Across-the-Fence Value Equal to Market Value? IRWA Educational Conference San Diego, California June 16, 2015 John T. Schmick Shenehon Company 2 What is the goal of valuation assignments? Market Value
More informationUtility Corridors on Public Land PL DEFINITIONS. In this policy,
Ontario Ministry of Natural Resources Subject Utility Corridors on Public Land Compiled by - Branch Lands and Waters Replaces Directive Title Utility Corridor Management Section Land Management Policy
More informationThe Law on Valuing Mineral Interests in the Context of Condemnation Cases
The Law on Valuing Mineral Interests in the Context of Condemnation Cases Primer on General Valuation Principles in Condemnation Cases In general, just compensation in a condemnation action is measured
More informationF R E QUENTLY AS K E D QUESTIONS
F R E QUENTLY AS K E D QUESTIONS Mountain Home Substation and 138-kV Transmission Line Project Gillespie, Kerr and Kimble counties PROJECT OVERVIEW 1. What is the Mountain Home Substation and 138-kV Transmission
More informationDWR REAL ESTATE COORDINATION PLAN
DWR REAL ESTATE COORDINATION PLAN Exhibit E DWR PROPERTY ACQUISTION PLAN EXHIBIT E Revised Date: 5 10 18 DWR PROPERTY ACQUISTION PLAN EXHIBIT E Revised Date: 5-10-2018 California WaterFix Real Estate Coordination
More informationRailroad Permitting Issues. Matt Carroll Balch & Bingham, LLP Telephone:
Railroad Permitting Issues Matt Carroll Balch & Bingham, LLP Telephone: 205-240-2586 Email: mcarroll@balch.com Can the railroad require utility to permit? Railroad s rights vis-à-vis utility depends on
More informationIN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JULY TERM v. CASE NO. 5D
IN THE DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FIFTH DISTRICT JULY TERM 2003 RON SCHULTZ, as Property Appraiser of Citrus County, et al., Appellants, v. CASE NO. 5D02-2406 TIME WARNER ENTERTAINMENT
More informationWelcome! Sarpy Transmission Project. Public Hearing October 23, 2018
Welcome! Sarpy Transmission Project Public Hearing October 23, 2018 Agenda Safety Introductions Purpose of Hearing Explain the project need Present the project timeline Describe rights of each property
More informationIN THE SUPREME COURT OF TEXAS
IN THE SUPREME COURT OF TEXAS 444444444444 NO. 07-0896 444444444444 THE STATE OF TEXAS, PETITIONER, v. BRISTOL HOTEL ASSET CO., RESPONDENT 4444444444444444444444444444444444444444444444444444 ON PETITION
More informationLEGISLATIVE PURPOSES. 2. Provide sources of agricultural products within the state for the citizens of the state
LEGISLATIVE PURPOSES 1. Assist in sustaining the farming community 2. Provide sources of agricultural products within the state for the citizens of the state 3. Control the urban expansion which is consuming
More informationCITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY
CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY Adopted January 3, 2012 PURPOSE: The purpose of the policy statement is to clarify the policies and procedures of the City of Fort
More informationI. BACKGROUND. As one of the most rapidly developing states in the country, North Carolina is losing
PROTECTING CONSERVATION EASEMENTS IN EMINENT DOMAIN PROCEEDINGS Presented by W. Edward Poe, Jr. On Behalf of the NC Land Trust Council Environmental Review Commission December 18, 2008 I. BACKGROUND As
More informationBUSINESS PROPERTY THE REAL VALUE OF. New Minnesota law gives appraisers a way to establish minimum compensation in eminent domain cases
THE REAL VALUE OF BUSINESS PROPERTY New Minnesota law gives appraisers a way to establish minimum compensation in eminent domain cases BY JOHN SCHMICK Real estate markets are dynamic in nature, constantly
More informationOffice of Community Planning and Development. Introduction
WHEN A PUBLIC AGENCY ACQUIRES YOUR PROPERTY www.hud.gov/relocation U.S. Department of Housing and Urban Development Office of Community Planning and Development Introduction This booklet describes important
More informationIntroduction. Wireless Facilities in the Right of Way(ROW)
Introduction Wireless Facilities in the Right of Way(ROW) Granting Access to the ROW Statutory Basics Edward Purcell, Esq. Tel. (908) 757-7800 epurcell@newjerseylaw.net Overview of What We ll Cover What
More informationIN THE COURT OF APPEALS OF TENNESSEE AT KNOXVILLE August 15, 2007 Session
IN THE COURT OF APPEALS OF TENNESSEE AT KNOXVILLE August 15, 2007 Session JUDITH ANN FORD v. JAMES W. ROBERTS, ET AL. Appeal from the Chancery Court for Hamilton County No. 01-0846 Howell N. Peoples, Chancellor
More informationBoard Agenda Wednesday, Dec. 13, 2017 LCRA Board Room Austin
LCRA Transmission Services Corporation Board Agenda Wednesday, Dec. 13, 2017 LCRA Board Room Austin Action/Discussion Items 1. Capital Improvement Project Approval Asphalt Mines Substation Addition...
More informationAnatomy Of An Appraisal
Anatomy Of An Appraisal Leslie A. Fields The most important thing to know about an appraisal report is how to review and critique it. Leslie A. Fields a partner with the Law Firm of Faegre & Benson LLP,
More informationLCRA BOARD POLICY 401 LAND RESOURCES. Sept. 21, 2016
LCRA BOARD POLICY 401 LAND RESOURCES Sept. 21, 2016 401.10 PURPOSE This policy establishes guidelines for the acquisition, disposition, use and management of all LCRA land rights. 401.20 DEFINITIONS Land
More information2/9/2018. Highway Rights of Way: Creation, Use and Expansion. Creation of Highway Rights of Way. Creation of Highway Rights of Way
Highway : Creation, Use and Expansion Mika Meyers PLC All Rights Reserved Presented by: Richard M. Wilson, Jr. Mika Meyers PLC 414 Water Street Manistee, MI 49660 rwilson@mikameyers.com (231) 723-8333
More informationPipelines & Eminent Domain THE PROPOSED KINDER MORGAN PERMIAN HIGHWAY PIPELINE OCTOBER 29, 2018 JIM BRADBURY JAMES D.
Pipelines & Eminent Domain THE PROPOSED KINDER MORGAN PERMIAN HIGHWAY PIPELINE OCTOBER 29, 2018 JIM BRADBURY JAMES D. BRADBURY, PLLC The Kinder Morgan Permian Highway Pipeline Project Permian Highway
More informationCONDEMNATION 101: What Every Real Estate Attorney Should Know
CONDEMNATION 101: What Every Real Estate Attorney Should Know By Hertha Lund LUND LAW, PLLC Neither private individuals nor corporations have the inherent power of eminent domain, in fact, no power conferred
More information6. The entity proposing to take your property must make a good faith offer to buy the property before it files a lawsuit to condemn the property.
TEXAS LANDOWNER'S BILL OF RIGHTS This Bill of Rights applies to any attempt by the government or a private entity to take your property. The contents of this Bill of Rights are prescribed by the Texas
More informationWilliam S. Graessle of William S. Graessle, P.A., Jacksonville, for Appellees. In this eminent domain action, the JEA appeals a final order awarding
IN THE DISTRICT COURT OF APPEAL FIRST DISTRICT, STATE OF FLORIDA JEA, A BODY POLITIC AND CORPORATE OF THE STATE OF FLORIDA, NOT FINAL UNTIL TIME EXPIRES TO FILE MOTION FOR REHEARING AND DISPOSITION THEREOF
More informationJAMES M. RAMSEY, JR., ET AL. OPINION BY v. Record No JUSTICE CLEO E. POWELL APRIL 16, 2015 COMMISSIONER OF HIGHWAYS
PRESENT: All the Justices JAMES M. RAMSEY, JR., ET AL. OPINION BY v. Record No. 140929 JUSTICE CLEO E. POWELL APRIL 16, 2015 COMMISSIONER OF HIGHWAYS FROM THE CIRCUIT COURT FOR THE CITY OF VIRGINIA BEACH
More informationAs seen in the September issue of Michigan Lawyers Weekly THE DIMINUTION OF THE GOOD FAITH OFFER PROTECTIONS IN EMINENT DOMAIN PROCEEDINGS
As seen in the September issue of Michigan Lawyers Weekly THE DIMINUTION OF THE GOOD FAITH OFFER PROTECTIONS IN EMINENT DOMAIN PROCEEDINGS By Alan T. Ackerman This article explores whether the minimum
More informationRobert B. Neblett III JACKSON WALKER LLP 100 Congress Avenue Suite 1100 Austin, Texas Telephone: (512) Facsimile: (512) 391.
POWER LINES: Condemnation Issues And The Competitive Renewable Energy Zones Robert B. Neblett III JACKSON WALKER LLP 100 Congress Avenue Suite 1100 Austin, Texas 78701 Telephone: (512) 236.2020 Facsimile:
More informationNew Developments Summary
October 3, 2017 NDS 2017-05 New Developments Summary Leases redefined New leasing standard puts greater pressure on lease identification for lessees Summary As companies progress toward implementing the
More informationSUBJECT: Request by Southern California Edison Company for Approval to Grant Easements to Praxair, Inc., a Delaware Corporation.
STATE OF CALIFORNIA Edmund G. Brown Jr., Governor PUBLIC UTILITIES COMMISSION 505 VAN NESS AVENUE SAN FRANCISCO, CA 94102-3298 June 6, 2018 Advice Letter 3771-E Russell G. Worden Director, State Regulatory
More informationAuthority of Commissioners Court
-County Roads- A primer for newly elected officials By Robert T. Bob Bass Allison, Bass & Magee, LLP Austin, Texas 78701 1/6/15 1 Authority of Commissioners Court Make and enforce all reasonable and necessary
More informationAPPENDIX B. Fee Simple v. Conservation Easement Acquisitions NTCOG Water Quality Greenprint - Training Workshops
APPENDIX B Fee Simple v. Conservation Easement Acquisitions NTCOG Water Quality Greenprint - Training Workshops Lake Arlington Watershed and Lewisville Lake East Watershed June 21, 2011 Presenter Talking
More informationFINAL REPORT FAIR MARKET VALUE ANALYSIS FOR A FIBER OPTIC CABLE PERMIT IN NATIONAL MARINE SANCTUARIES. August 2002
FINAL REPORT FAIR MARKET VALUE ANALYSIS FOR A FIBER OPTIC CABLE PERMIT IN NATIONAL MARINE SANCTUARIES August 2002 NATIONAL OCEANIC AND ATMOSPHERIC ADMINISTRATION NATIONAL OCEAN SERVICE NATIONAL MARINE
More informationPatrick L. Reznik
Patrick L. Reznik 512-894-5426 preznik@braungresham.com www.braungresham.com 1 LCRA/CTEC Blumenthal Substation Saturday, September 6, 2014 Hill Country Alliance, Fredericksburg, TX 2 Big Picture Phase
More informationCENTRAL FLORIDA EXPRESSWAY AUTHORITY EMINENT DOMAIN WORKSHOP
CENTRAL FLORIDA EXPRESSWAY AUTHORITY EMINENT DOMAIN WORKSHOP TYPES OF RIGHT OF WAY ACQUISITION Voluntary Acquisition (Preferred) Involuntary Acquisition through Eminent Domain (Last Resort) TYPES OF VOLUNTARY
More informationProperty Tax Oversight Bulletin: PTO FLORIDA DEPARTMENT OF REVENUE PROPERTY TAX INFORMATIONAL BULLETIN
Property Tax Oversight Bulletin: PTO 08-02 To: Property Appraisers From: James McAdams Date: March 18, 2008 Bulletin: PTO 08-02 FLORIDA DEPARTMENT OF REVENUE PROPERTY TAX INFORMATIONAL BULLETIN [NOTE:
More informationAugust 2, Mr. Eric Keenan, P.E. City of Overland Park 8500 Santa Fe Drive Overland Park, KS 66212
August 2, 2012 Mr. Eric Keenan, P.E. City of Overland Park 8500 Santa Fe Drive Overland Park, KS 66212 Re: Proposal for Appraisal Services 127 th Street Improvements NEC and SEC 127 th & Pflumm Road Dear
More informationADMINISTRATOR: A person appointed by a probate court to settle the affairs of a deceased person who had no will. See "personal representative".
COMMON TERMS ACCESS: The right to enter and leave a tract of land to or from a public right of way, often necessitating the right to cross lands privately owned by others. ACKNOWLEDGMENT: The act by which
More informationVALUATION OF PROPERTY. property. REALTORS need to keep in mind first, that the Occupational Code limits what
VALUATION OF PROPERTY I. INTRODUCTION REALTORS are often asked for their opinion on the value of a particular piece of property. REALTORS need to keep in mind first, that the Occupational Code limits what
More informationMBA535 - Instructor s Outline and Notes. Module 2
MBA535 - Instructor s Outline and Notes Module 2 1. What object other than land may be deemed real property within the context of the law? Real property fundamentally is land. However, land itself is merely
More informationHow effectively does it work?
How effectively does it work? Report on a survey of the Public Works Act 1981 About Simpson Grierson Simpson Grierson's local government and property law specialists are uniquely placed to assist local
More informationIf You Own or Owned Land in Missouri Where Sho-Me Power Electric Cooperative Installed Fiber-Optic Cable,
UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF MISSOURI, CENTRAL DIVISION If You Own or Owned Land in Missouri Where Sho-Me Power Electric Cooperative Installed Fiber-Optic Cable, You Could Receive
More informationWelcome to the Easement Webinar Call-In Number for audio: Conference Code:
Welcome to the Easement Webinar Call-In Number for audio: 1.866.422.4457 Conference Code: 2113365039 Easement Issues Ellen Kreifels BLANKENAU WILMOTH JARECKE LLP ellen@nebenergylaw.com christina@aqualawyers.com
More informationNo July 27, P.2d 939
Printed on: 10/20/01 Page # 1 111 Nev. 998, 998 (1995) Schwartz v. State, Dep't of Transp. MARTIN J. SCHWARTZ and PHYLLIS R. SCHWARTZ, Trustees of the MARTIN J. SCHWARTZ and PHYLLIS R. SCHWARTZ Revocable
More informationThis is the Schedule referred to in Easement in Gross in Form 9 dated the day of 200. Title Reference:
Page 2 of 7 This is the Schedule referred to in Easement in Gross in Form 9 dated the day of 200. Item 8 Title Reference: 1.0 OBJECTS OF THE GRANT OF EASEMENT 1.1 The objects of this Instrument of Easement
More informationARTICLE XXVI. TRANSFER OF DEVELOPMENT RIGHTS (TDR) SECTION PURPOSE
ARTICLE XXVI. TRANSFER OF DEVELOPMENT RIGHTS (TDR) SECTION 2601. PURPOSE Within the Township, there are certain areas that, because of their unique natural, agricultural, cultural, and scenic resources,
More informationRight-of-Way and Easements for Electric Facility Construction
Right-of-Way and Easements for Electric Facility Construction The Public Service Commission of Wisconsin (PSC) offers this overview to landowners who must negotiate easement contracts with utilities for
More informationTexas Land Trust Conference March 6, 2015
Texas Land Trust Conference March 6, 2015 James D. Bradbury James D. Bradbury, PLLC Austin Fort Worth An Overview Unique area of law where the government can take private property Protected by the US Constitution
More informationOrigins of Eminent Domain Definitions Sources of Eminent Domain Law Agencies with Power to Condemn Limitations on Condemnation Examples of Takings
Course Schedule SECTION 1. (Day 1 Morning) Overview Registration Orientation (Classroom Rules and Procedures) Part 1. Origins of Eminent Domain Origins of Eminent Domain Definitions Sources of Eminent
More informationIN THE DISTRICT COURT OF JOHNSON COUNTY, KANSAS CIVIL COURT DEPARTMENT
IN THE DISTRICT COURT OF JOHNSON COUNTY, KANSAS CIVIL COURT DEPARTMENT IN THE MATTER OF THE ACQUISITION OF PROPERTY BY EMINENT DOMAIN CITY OF OLATHE, KANSAS, A Municipal Corporation, Condemnor, Case No.
More informationOregon Department of Transportation Right of Way Section. Performance Measures
Oregon Department of Transportation Right of Way Section Performance Measures Performance Play Like a Champion Today Winning isn t Everything, it s the Only Thing New ODOT Right of Way Motto? a. To give
More informationEminent Domain Law and Practice in Minnesota
Eminent Domain Law and Practice in Minnesota Gary A. Van Cleve Larkin Hoffman Law Firm gvancleve@larkinhoffman.com Igor Lenzner Rinke Noonan Law Firm ilenzner@rinkenoonan.com What is Eminent Domain? Right
More informationCOMPENSATION FOR LOSS OF VISIBILTY TO AND VIEW FROM THE OWNER S PROPERTY. By: James L. Thompson and Joseph P. Suntum Miller, Miller & Canby
COMPENSATION FOR LOSS OF VISIBILTY TO AND VIEW FROM THE OWNER S PROPERTY By: James L. Thompson and Joseph P. Suntum Miller, Miller & Canby The general law which addresses compensation for loss of visibility
More informationISSUING AGENCY: Commissioner of Public Lands - New Mexico State Land Office. [ NMAC - Rp,
TITLE 19 CHAPTER 2 PART 10 NATURAL RESOURCES AND WILDLIFE STATE TRUST LANDS EASEMENTS AND RIGHTS OF WAY 19.2.10.1 ISSUING AGENCY: Commissioner of Public Lands - New Mexico State Land Office. [19.2.10.1
More informationWe value... Fairness Integrity Efficiency
We value... Fairness Integrity Efficiency Prince George City Council Presentation Christopher Whyte Deputy Assessor John Castle Senior Appraiser May 2 nd, 2011 BC Assessment Our Mission is to: The mission
More informationWhen Grandma's House Gets in the Way of Windmills
When Grandma's House Gets in the Way of Windmills How the Push Towards Renewable Energy Sources Will Impact Eminent Domain May 11, 2010 Presented by Rick E. Rayl Copyright, 2009 Nossaman LLP. All Rights
More informationNo. 05SC816 Department of Transportation v. Marilyn Hickey Ministries Eminent Domain Transportation Law Damages for Loss of Motorists Visibility
Opinions of the Colorado Supreme Court are available to the public and can be accessed through the Court s homepage at http://www.courts.state.co.us/ supct/supctcaseannctsindex.htm Opinions are also posted
More informationBeltrami County Natural Resource Management Policy: Easements and Access Across County Lands
Page 1 Purpose Beltrami County Natural Resource Management Policy: Easements and Access Across County Lands The procedure and requirements for private, government, commercial, and utility entities to cross
More informationRailroads & Title Insurance Issues. Dave Lawson, Fidelity National Title Group
Railroads & Title Insurance Issues Dave Lawson, Fidelity National Title Group Title - currently or formerly in a Railroad? What s the true nature of their ownership? What was first, the railroad or the
More information.01 The objective of this Standard is to prescribe the accounting treatment for investment property and related disclosure requirements.
COMPARISON OF GRAP 16 WITH IAS 40 GRAP 16 IAS 40 DIFFERENCES Objective.01 The objective of this Standard is to prescribe the accounting treatment for investment property and related disclosure requirements.
More informationCHAPTER 21. FRANCHISES. 1. Article I. In General. Authority to grant generally; effect of conflicting provisions. Procedure for granting generally.
CHAPTER 21. FRANCHISES. 1 Article I. In General. -1. -2. -3. -4. -5. -6. -7. Authority to grant generally; effect of conflicting provisions. Procedure for granting generally. Term. Grant to be in lieu
More informationThe courts which deny compensation for loss of visibility generally embrace some part or all of the following legal principles:
Ownership of land gives the owner the right and ability to limit any obstructions from being placed on that land. In particular, ownership of land abutting on a road gives the owner the right to control
More informationThe Uniform Act. Acquisition, Relocation & Demolition. Disaster Recovery CDBG Administration Training. February 14, 2012
The Uniform Act Acquisition, Relocation & Demolition Disaster Recovery CDBG Administration Training February 14, 2012 Uniform Act Overview 49 CFR 24 Protections and assistance to establish minimum standards
More informationSECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (7872 Edinger)
SECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (7872 Edinger) This SECOND AMENDMENT TO PURCHASE AGREEMENT AND JOINT ESCROW INSTRUCTIONS ("Second Amendment") is dated as of,
More informationState Revolving Fund Loan Programs Guidance for Project Land Acquisition For SRF Financed Projects
Revised November 30, 2006 State Revolving Fund Loan Programs Guidance for Project Land Acquisition For SRF Financed Projects I. Introduction: If an SRF financed project requires access to or acquisition
More informationDisplacement and Relocation A. INTRODUCTION B. METHODOLOGY
Appendix F: Displacement and Relocation A. INTRODUCTION This appendix provides additional information to support the analyses provided in Chapter 8, Displacement and Relocation. The focus of Chapter 8,
More informationLandowner's rights. When the Crown requires your land for a public work. April 2010
Landowner's rights When the Crown requires your land for a public work April 2010 Image Goes HERE Landowner's rights when the Crown requires your land for a public work Land Information New Zealand April
More informationIf You Own or Owned Land in Missouri Where Sho-Me Power Electric Cooperative or KAMO Electric Cooperative Installed Fiber-Optic Cable,
UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF MISSOURI, CENTRAL DIVISION If You Own or Owned Land in Missouri Where Sho-Me Power Electric Cooperative or KAMO Electric Cooperative Installed Fiber-Optic
More informationEXHIBIT A Everett Commuter Rail Station Order No. Owner/Contact Parcel # Site Address 500745 BURLINGTON NORTHERN AND SANTA FE RAILWAY COMPANY, A DELAWARE CORPORATION FORMERLY BURLINGTON NORTHERN RAILROAD
More informationOFFICE OF REAL ESTATE
OFFICE OF REAL ESTATE DATE: October 25, 2017 TO: FROM: RE: Users of the Real Estate Manual Wayne Pace, Manager Acquisition Unit Changes and Updates to the Real Estate Manual The only current and accurate
More informationSeverance Damages in Partial Takings Cases: Lessons Learned and Future Considerations
Severance Damages in Partial Takings Cases: Lessons Learned and Future Considerations Anthony F. Della- Pelle, Esq., CRE is a partner in the Morristown, New Jersey law firm of McKirdy & Riskin, PA, where
More informationPipeline Right of Way Expropriation in Louisiana. Gerald F. Slattery, Jr. Slattery, Marino & Roberts
Pipeline Right of Way Expropriation in Louisiana Gerald F. Slattery, Jr. Slattery, Marino & Roberts www.smr-lawfirm.com Basic Principles What is Expropriation? Taking of property for public benefit. Inherent
More informationIN THE SUPERIOR COURT OF ELBERT COUNTY STATE OF GEORGIA
IN THE SUPERIOR COURT OF ELBERT COUNTY STATE OF GEORGIA CITY OF ELBERTON, GEORGIA, ) ) CONDEMNOR, ) ) CIVIL ACTION v. ) FILE NO. 16-EV-281M ) 0.013 ACRES OF LAND IN THE ) CITY OF ELBERTON, ) ELBERT COUNTY,
More informationSP Energy Networks Fee Scale
SP Energy Networks Fee Scale Introduction SP Energy Networks (the Company), which is formed by the licensed and regulated companies known as SP Distribution Plc, SP Transmission Plc and SP Manweb Plc,
More informationThey may not represent the best practice for your Council, which should be determined by consultation between the Council s officers and Auditor.
ACCOUNTING FOR LAND UNDER ROADS INTRODUCTION The recognition and valuation of land under roads has been a vexed question ever since the promulgation of Australian Accounting Standard AAS 27 Financial Reporting
More informationATTACHMENT 2: CONSULTATION UPDATE NO. 3 PART 3 LANDOWNER ENGAGEMENT
ATTACHMENT 2: CONSULTATION UPDATE NO. 3 PART 3 LANDOWNER ENGAGEMENT TABLE OF CONTENTS 1.0 INTRODUCTION... 1 Page 1.1 Purpose of Update... 1 1.2 Program Scope (May 1 to December 31, 2014)... 1 2.0 COMPONENTS
More informationFor a smooth transition during an acquisition, buyers and sellers must engage in careful planning.
1 of 5 8/7/2009 11:02 AM Medical Device Link. The Online Information Source for the Medical Device Industry Home \ Magazines \ Medical Device & Diagnostic Industry Originally Published MD&DI August 2009
More informationRegeneration and Property Committee. 16 March 2017
Regeneration and Property Committee 16 March 2017 Subject: Director/Head of Service: Access rights relating to the compulsory purchase of land to the rear of 7-10 St Margaret's Street, Canterbury, CT1
More informationSeptember/October Oliver S. Zeltner. Section 552(b)(2) of the Bankruptcy Code provides that if a creditor prior to bankruptcy obtained
In re Putnal: Adequately Protecting Postpetition Rents September/October 2013 Oliver S. Zeltner Section 552(b)(2) of the Bankruptcy Code provides that if a creditor prior to bankruptcy obtained a security
More informationBoard of Trustees, Cincinnati Southern Railway
Financial Statements and Additional Financial Information Years Ended December 31, 2016 and 2015 with Independent Auditors Report TABLE OF CONTENTS Independent Auditors Report... 1-2 Financial Statements:
More informationAcquisition IOWA 2015 CDBG MANAGEMENT GUIDE APPENDIX 2 PAGE: 79
Acquisition IOWA 2015 CDBG MANAGEMENT GUIDE APPENDIX 2 PAGE: 79 WHEN A PUBLIC AGENCY ACQUIRES YOUR PROPERTY Introduction U.S. Department of Housing And Urban Development Office of Community Planning and
More informationSarpy Transmission Project & La Vista Transmission Project Project Updates. Tim Nissen, PE Director T&D Engineering & Substation August 17, 2017
Sarpy Transmission Project & La Vista Transmission Project Project Updates Tim Nissen, PE Director T&D Engineering & Substation August 17, 2017 Sarpy Transmission Project (STP) Purpose serve the scheduled
More informationDISCLAIMER: Copyright: 2014
DISCLAIMER: This publication is intended for EDUCATIONAL purposes only. The information contained herein is subject to change with no notice, and while a great deal of care has been taken to provide accurate
More informationIT COULD HAPPEN TO YOU
L A N D C O N D E M N AT I O N IT COULD HAPPEN TO YOU Some state government agencies that commonly acquire land by condemnation in North Carolina include the North Carolina Department of Transportation
More informationIN THE SUPREME COURT OF TEXAS
IN THE SUPREME COURT OF TEXAS 444444444444 NO. 07-0548 444444444444 THE STATE OF TEXAS, PETITIONER, v. DAWMAR PARTNERS, LTD., A TEXAS LIMITED PARTNERSHIP, AND HOWARD WAYNE GRUETZNER AND BEVERLY ANN GRUETZNER
More informationFINAL ENGINEER S REPORT FOR. OPEN SPACE MAINTENANCE DISTRICT (Golden Valley Ranch) Fiscal Year
FINAL ENGINEER S REPORT FOR OPEN SPACE MAINTENANCE DISTRICT (Golden Valley Ranch) Fiscal Year 2007-08 CITY OF SANTA CLARITA LOS ANGELES COUNTY, CALIFORNIA Prepared by: June 20, 2007 Engineer's Report,
More information*SB0046* S.B. 46 S.B AGRICULTURE SUSTAINABILITY ACT. LEGISLATIVE GENERAL COUNSEL 6 Approved for Filing: V. Ashby :38 AM 6
LEGISLATIVE GENERAL COUNSEL 6 Approved for Filing: V. Ashby 6 6 01-27-12 10:38 AM 6 S.B. 46 1 AGRICULTURE SUSTAINABILITY ACT 2 2012 GENERAL SESSION 3 STATE OF UTAH 4 Chief Sponsor: Scott K. Jenkins 5 House
More informationORANGE COUNTY VOLUNTARY FARMLAND PRESERVATION PROGRAM ORDINANCE
4/18/00 1 ORANGE COUNTY VOLUNTARY FARMLAND PRESERVATION PROGRAM ORDINANCE Section I - ENACTMENT Pursuant to the authority conferred by the Farmland Preservation Enabling Act, Article 61 of Chapter 106
More informationGas Gathering Agreements: The Treatment of GGAs as Executory Contracts in Bankruptcy
Gas Gathering Agreements: The Treatment of GGAs as Executory Contracts in Bankruptcy Ellen Conley April 4, 2016 Midstream Agreements in Bankruptcy In re Sabine Oil & Gas Corporation In re Quicksilver Resources
More information5. Responsibilities. City Council
Policy Name: Disposition of Real Property Administrator: Manager of Real Estate & Land Development Approval Date: August 12, 2014 Effective Date: August 12, 2014 Next Review Date: August 2019 Approval
More informationWhat is a land trust? Their mission is to preserve land via conservation easements and/or acquisition.
Agenda What is a conservation easement? Resources for conservation easements and land trusts Real Property Bundle of Rights Conditions Landowner Benefits Tax deductions Funding Options Required Information
More informationCanadian Land Trust - Standards and Practices
Canadian Land Trust - Crosswalk Comparison: 2005 to Standard 1: Ethics, Mission and Community Engagement 1A Mission 1B Planning and 1B Mission, Planning and Evaluation Reworded: Practices 1A and 1B combined.
More information