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a. Comparable 1-10
Comparable 1-10 was located on Pacific Highway, while Phase
5 was located on T-S Road. Because Pacific Highway had a
significantly higher traffic count than T-S Road, comparable 1-10
had superior location and exposure to Phase 5. While Mr. Pio did
not address comparable 1-10’s configuration, we agree with Mr.
Kelley that comparable 1-10 had superior configuration for
commercial development due to Phase 5’s awkward configuration.
These three factors indicate that comparable 1-10 is a high
indicator of value.
The impact of accessibility is less clear. However, even
assuming arguendo that Phase 5 had superior accessibility, this
factor would not outweigh the three factors above. In addition,
both Phase 5 and comparable 1-10 were zoned retail-commercial,
making zoning a neutral factor. Thus, comparable 1-10, at $7.20
per square foot, is a high indicator of value.
b. Comparable 2-11
Only a portion of comparable 2-11 was suitable for
commercial development, the remainder being zoned for exclusive
farm use. Both experts agree that the sale price of comparable
2-11 must be adjusted to determine the value of the area suitable
for commercial development only. However, they do not agree to
the extent of the adjustment. Additionally, their reports
conflict regarding the acreage of the land usable for commercial
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