- 17 -
deduction from the value of the Property for the cost of such an
acquisition.11
Rather than delve into a separate valuation of a
hypothetical access easement upon which no evidence was
presented, we will value the Property based on what was actually
transferred. Mr. Sullivan testified that although the layout of
the subdivision would have to be adjusted if access was not
available, the total number of lots on his plan would not
necessarily change. After examining the Sullivan plan, we find
that by extending an existing road (as drawn on the plan) and
connecting it to the opposite end of the road requiring the
access easement, the need for access over petitioner's remaining
property would be eliminated. This change will allow access to
the lots in this section of the Property and result in a loss of,
at most, two lots on the Sullivan plan. Therefore, we find that
the Property could be subdivided into at least 112 house lots.
Price Per Lot
The experts in this case each employed a different method in
estimating the price that each of these subdivided lots would
sell for. Mr. Avery divided the Property into five different
categories based on location and other amenities, such as view.
Utilizing comparable sales data for lots sold in the area, and
11Respondent made no effort to value such an access
easement.
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