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additional streets serving the Jess Ranch property add more
value. However, the estate has demonstrated that the shape and
lack of street access on two sides of the Victorville property
decreases accessibility to some parts of the acreage, and will
limit development on those parts. Therefore, we adjust Mr.
Thompson’s negative 10-percent adjustment for access to negative
5 percent.
F. Frontage
Both experts agreed in their reports that the Jess Ranch
property and the Victorville property had similar frontage. Mr.
Thompson did not make an adjustment for frontage. Mr. Perdue, as
we explained above, made a positive 20-percent adjustment for
topography, access, and frontage combined but stated in his
report that the Jess Ranch property and the Victorville property
had similar frontage. We make no adjustment for frontage.
G. Offsite Improvements
Both experts agreed that the Victorville property needed
extensive offsite improvements in order to be developed. These
included the widening of exterior and interior streets, the
relocation of overhead electrical lines to underground, and the
installation of water lines, sewer lines, telephone lines, and
traffic signals. The Jess Ranch property, according to Mr.
Thompson, had underground water, sewer, and electrical on its
entire frontage, which was approximately the same size as the
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