1. Land or Site Description
Wayne Foss, MBA, MAI
Wayne Foss Appraisals, Inc.

2. Site Analysis
Before the site can be valued, its features and characteristics must be known - - -
Facts and features relative to market standards
What does it bring to the market?
How well will it compete?

3. Definitions
Land: The earth’s surface, both land and water, and anything that is attached to it whether by the course of nature or human hands.
Site: Land that is improved so that it is ready to be used for a specific purpose.
Site Improvements: Improvements on and off a site that make it suitable for its intended use or development.
On-site improvements include grading, landscaping, paving, and utility hookups.
Off-site improvements include streets, curbs, sidewalks, drains and connecting utility lines.

4. Definitions
Land or site description: A compilation of detailed factual data, including a legal description, other title and recorded data, and information on the pertinent physical characteristics of a parcel of land or a site.
Land or site analysis: A careful study of factual data relating to the neighborhood characteristics that create, enhance, or detract from the utility and marketability of the land or site as compared with competing, comparable land or sites.

5. Purpose of Land or Site Description
Provides a description of the property being appraised
Basis for analyzing comparable sales
Basis for allocation of values to land and improvements
provides the foundation for determining the property’s highest and best use

6. Legal Descriptions Metes and Bounds System
Rectangular Survey System (Government Survey System)
Geodetic Survey Program
Lot and Block System
Tax Parcels

7. Legal Descriptions Metes and Bounds System Oldest system
Metes and bounds refers to the direction and distances between the bounds

8. Metes and Bounds System

9. Legal Descriptions
Rectangular Survey System (Government Survey System)
Principal method of land description for most of the land west of the Ohio and Mississippi Rivers.
Townships are 36 square miles
Each township contains 36 sections
Each section is 1 square mile with 640 acres
Each section can be broken down into halves, quarters, etc.

10. Rectangular Survey System (Government Survey System)

11. Legal Descriptions Geodetic Survey Program Topographic Maps
These maps include contour lines, bodies of water, forested areas, manufactured features such as buildings, roads, bridges and power lines

12. Geodetic Survey Program

13. Legal Descriptions Lot and Block System
Established when developers subdivided land in the government survey system.
Individual numbers were assigned to individual sites within the blocks
Files with local government, usually the county where the subdivision is located

14. Lot and Block System

15. Legal Descriptions Tax Parcels
Many taxing authorities use a variation of the lot and block system to identify parcels for taxation purposes.
Not usually nor acceptable as a legal description.

16. Tax Parcels

17. Factors in Site Analysis
Legal
Ownership information
Legal owner
Type of Ownership
Type of Property Rights Owned
Limitations (easements, restrictions)
Private deed restrictions
Chain of Title

18. Factors in Site Analysis
Zoning and land use data
General Use
those uses that are legally permitted
Density of Use
how many units are permitted?
Specific Development Requirements
Setback and building height restrictions
Lot coverage ratios
parking and sign requirements
Flood and Earthquake Hazard Zones
Procedures for variances and zoning changes

19. Factors in Site Analysis
Assessment and Tax Information
Assessed value of the subject
Tax rates in the jurisdiction
Taxation levels compared to other areas
Future trends in tax rates
Special Assessments

20. Factors in Site Analysis
Physical
Size
Shape
Frontage (Width)
Depth
Corner Influence or Cul-de-sac location
Topography
Slope, elevation, soil and subsoil conditions
Utilities and Site improvements

21. Factors in Site Analysis
Economic
Plottage
The increment of value created when two or more sites are combined to produce greater utility
Excess Land
land not needed to serve or support the existing use
Surplus Land
land not needed to serve or support the highest and best use, but not independently useable.

22. Factors in Site Analysis
Units of Comparison
Residential
Price per acre, per square foot, per unit
Commercial
Price per square foot, per front foot
Industrial
Price per acre, per square foot

23. Factors in Site Analysis
Location
Residential
convenient transportation linkages to employment, shopping and other services
Commercial
visibility, easy access for customers and deliveries, parking, traffic patterns and counts
Industrial
linkages for employees, raw materials and finished products, utilities

24. Factors in Site Analysis
Environmental
Climate
Ground water and drainage
Quality of air and water
Proximity to natural hazards
flooding, earthquakes, and landslides
Presence of wildlife habitats or endangered species
Restrictions due to wetlands or coasts
Orientation to sun or wind

25. Factors in Site Analysis
Agricultural
Soil type and composition
Drainage and irrigation
Climate (function of growing season)
Potential Crops
Environmental controls
Other considerations
minerals, streams, lakes, recreational land uses
special tax considerations

26. Sources of Data Public Records Deeds and Mortgages Plat Books (Maps)
Assessor’s records
City and County
Building, Planning and Engineers offices
County and State Department of Transportation

27. Sources of Data Private Sources Title Companies Research organizations
Title report
Research organizations
Flood maps, demographic analysis
Universities
Special studies, economic reports

28. Sources of Data Maps Zoning and General Plan Maps Tax Plat Maps
Survey Maps
Geodetic survey maps
US Geologic Survey topographic maps
Flood and Earthquake
Soils
Oil and Gas

29. So That’s Land or Site Description
Are there any Questions?
Wayne Foss, MBA, MAI, Fullerton, CA USA
Phone: (714) Fax: (714)