There is a class action lawsuit, which is about a land owners right to pump groundwater in the Antelope Valley. This lawsuit addresses a property owner’s right to pump their own water beneath their property. Currently State Law allows property owners to pump and use groundwater beneath the surface on their land. In Los Angeles County, however, the naturally available supply of water in the Antelope Valley Basin may not be adequate to satisfy everyone who wants to use that water.
The suit is the Willis Class Action which requests the Court to rule that private landowners in the Antelope Valley who do not presently pump water on their properties retain the right to use the water underlying their properties. The Court has not yet ruled on these claims. This will affect land owners who wish to build custom homes on county land, but not city residents. Most of Antelope Valley is rural residential and agricultural land, so the ruling targets private land owners and farmers.
The Case Number is 1-05-CV-049053 at Santa Clara County Court under Judge Komar, with the next calendar date set for July 15, 2010. The schedule indicates that this will be the deadline for expert witness disclosure and exchange of expert witness information, including any reports prepared by such experts, and any party who intends to call non-expert witnesses to provide percipient testimony must file their statements listing such witness(s). The court calendar is set through Sept. 27, 2010 where the Court Trial Phase 3 takes place, (Status of Valley Aquifer and Issue of Overdraft)10 days with all discovery to be completed 30 days before trial and all motions shall be heard no later than 15 days before trial date.
The lawsuit has been dragging on for years now with the essential position by Los Angeles County claiming adverse possession, and rescinding property owner and residents' rights to their own water? We will keep you updated here as this litigation progresses.
Saturday, June 19, 2010
Friday, June 4, 2010
The Solar Land Grab Continues As Two Los Angeles County Solar Projects Have Been Purchased by First Solar
The San Fernando Valley Business Journal has indicated that First Solar Inc. recently acquired a current project undertaken by Nextlight Renewable Power LLC (a solar module company). First Solar is reported to have acquired the project in a deal worth $285 million. The purchase of NextLight Renewable Power project at 170th West at Ave D near Lancaster, Ca. is the latest by First Solar as part of its strategy to acquire companies with projects already in development.
NextLight’s project AV Solar Ranch One is a 230-megawatt photovoltaic solar panel facility west of Lancaster, which they only recently started in late 2009. This project compliments some existing solar facilities that First Solar has in Riverside County and in Blythe. According to First Solar’s press release the Riverside County project will produce enough power for 160,000 homes.
The Antelope Valley Press reported earlier this year that First Solar Inc. had acquired a couple of solar power projects in their early development by Edison Mission Energy, which is the power generation division of Edison International. These two projects acquired by First Solar are photovoltaic projects one near Lake Los Angeles at 240th East at Ave S and the other near Mojave in Kern County.
According to AVPress, Allison Gatlin’s report "They purchased the entire development pipeline," said Bob Steins, public affairs manager for Edison International. The 150-megawatt Gray Butte plant (240th East at S) is in the permitting process with Los Angeles County. These latest acquisitions are private land purchases on previously farmed land. The company has previously purchased public land under the Bureau of Land Management which has fast tracked the permit process. These two projects in Antelope Valley are only in the planning and permitting stages, so the plants can be built to suit First Solar’ project needs. These solar projects should compliment the landscape of Antelope Valley as they will be situated on Los Angeles County Land outside the city limits of Lancaster and Palmdale, Ca. and primarily be invisible to residents.
These solar companies have bought low priced land at the low end of the market paving the way for reduced prices for other land investors. Land investment has been a great hedge against inflation and over the years has proven to be a fantastic long term investment. Ideal developable parcels have been bought by housing and solar companies leaving great opportunities for IRA investments to buy land near these developments.
NextLight’s project AV Solar Ranch One is a 230-megawatt photovoltaic solar panel facility west of Lancaster, which they only recently started in late 2009. This project compliments some existing solar facilities that First Solar has in Riverside County and in Blythe. According to First Solar’s press release the Riverside County project will produce enough power for 160,000 homes.
The Antelope Valley Press reported earlier this year that First Solar Inc. had acquired a couple of solar power projects in their early development by Edison Mission Energy, which is the power generation division of Edison International. These two projects acquired by First Solar are photovoltaic projects one near Lake Los Angeles at 240th East at Ave S and the other near Mojave in Kern County.
According to AVPress, Allison Gatlin’s report "They purchased the entire development pipeline," said Bob Steins, public affairs manager for Edison International. The 150-megawatt Gray Butte plant (240th East at S) is in the permitting process with Los Angeles County. These latest acquisitions are private land purchases on previously farmed land. The company has previously purchased public land under the Bureau of Land Management which has fast tracked the permit process. These two projects in Antelope Valley are only in the planning and permitting stages, so the plants can be built to suit First Solar’ project needs. These solar projects should compliment the landscape of Antelope Valley as they will be situated on Los Angeles County Land outside the city limits of Lancaster and Palmdale, Ca. and primarily be invisible to residents.
These solar companies have bought low priced land at the low end of the market paving the way for reduced prices for other land investors. Land investment has been a great hedge against inflation and over the years has proven to be a fantastic long term investment. Ideal developable parcels have been bought by housing and solar companies leaving great opportunities for IRA investments to buy land near these developments.
Wednesday, May 12, 2010
Vacant Building Gets a New Tenant
Just last month Macy’s announced it will open a store in Palmdale, CA, beginning in the fall of 2010. The single story location is 110,000-square-feet. Now Macy’s will be located in the Antelope Valley Mall at the former Gottschalk’s location, and this will be Macy’s first presence in the Antelope Valley.
Macy’s press release indicated it will offer a full range of apparel and accessories for women, men and children, as well as housewares, home textiles and luggage, and the store will employ approximately 130 associates.
The previous department store chain Gottschalks Inc had stores in California, Washington, Alaska, Oregon, Nevada and Idaho, but put itself up for sale and then filed to reorganize in a Chapter 11 bankruptcy in January of 2009. The location has been vacant for over a year now, and caused a blight in the mall.
The other anchor stores are JC Penny’s, Sears, and Dillard’s with smaller national chains like Pier 1 Imports, Men’s Wearhouse, and 24-Hour Fitness.
The Mall opened in 1990 and it actually sits above a wash of snow runoff from the neighboring San Gabriel Mountains. Land in this area sold for under a thousand an acre because of the wash, while unencumbered land sold for much much more. The city devised a wash channel via pipelines which now runs beneath today’s Mall. Prior land speculators saw the opportunity back in the 70’s and 80’s as Macy’s has found a new location for their expansion.
Macy’s press release indicated it will offer a full range of apparel and accessories for women, men and children, as well as housewares, home textiles and luggage, and the store will employ approximately 130 associates.
The previous department store chain Gottschalks Inc had stores in California, Washington, Alaska, Oregon, Nevada and Idaho, but put itself up for sale and then filed to reorganize in a Chapter 11 bankruptcy in January of 2009. The location has been vacant for over a year now, and caused a blight in the mall.
The other anchor stores are JC Penny’s, Sears, and Dillard’s with smaller national chains like Pier 1 Imports, Men’s Wearhouse, and 24-Hour Fitness.
The Mall opened in 1990 and it actually sits above a wash of snow runoff from the neighboring San Gabriel Mountains. Land in this area sold for under a thousand an acre because of the wash, while unencumbered land sold for much much more. The city devised a wash channel via pipelines which now runs beneath today’s Mall. Prior land speculators saw the opportunity back in the 70’s and 80’s as Macy’s has found a new location for their expansion.
Saturday, May 1, 2010
160+ acres at 50th Street West & Avenue H, The Development That Didn't
This large swath of land in Los Angeles County has had a proposed amendment to the General Plan land use from rural residential agricultural land (one dwelling per 2.5 acres) to a proposal for R-7000 urban residential (one dwelling unit per a minimum net area of 7,000 square feet). It would entail a subdivision for 655 single family residential lots in the R-7,000 Zone. The Planning Commission undertook a resolution to adopt the recommendation to deny the General Plan Amendment of zone change. The Planning Commission sent a letter in January requesting a response to the property owner’s engineering department regarding their project. If there was no response then the commission would recommend denial of the project, which had originally begun in October 2004. As there wasn’t an environmental review of the project, hence the property owner’s inaction was the indication that they were giving up their plans. To date no environmental progress has been made, and it cannot move forward without the Environmental Impact Report (EIR). As the project requires the application payment and a redesign of the plans, thus the inaction by the property owner forced the planning commission to deny the zone change.
Many investors may have purchased land in this area in anticipation of the zone change and potential housing track of hundreds of homes. The real estate foreclose rate in Lancaster and Palmdale has been significant, and most of those foreclosed homes have been repurchased by investors for a fraction of their prior value. The outlook for new housing in the valley has curtailed plans by this developer and others as there has been a few mapper’s who have dissolved their plans to develop a number of parcels on the east and west side of Lancaster and Palmdale. A loss for some can be an opportunity for another.
As land prices have dropped then low priced pre-developed land opportunities become available. The most recent low prices in land came after the Internet bubble in 2000 to 2004. Prices increased dramatically after that to the highs of 2006 and 2007. Buying at the end of the recession and selling at the top of the next wave has proved to be prudent for a number of investors. Unfortunately, many investors buy at market highs and sell in desperation when the market is at its lows. This current time frame is a much better period to look into pre-developed land investment. Pre-developed land has the greatest increase in potential value, since undeveloped land is much lower in price. Once development occurs in the area then Commercial and Housing companies need the land based on its proximity to other development. These developers have the funds to buy at $100,000 or more per acre for the right type of property. Today an investor can pay less then half that price. If you are looking for an opportunity for your IRA, or 401k then contact us and we can locate prime opportunity low priced land options.
Many investors may have purchased land in this area in anticipation of the zone change and potential housing track of hundreds of homes. The real estate foreclose rate in Lancaster and Palmdale has been significant, and most of those foreclosed homes have been repurchased by investors for a fraction of their prior value. The outlook for new housing in the valley has curtailed plans by this developer and others as there has been a few mapper’s who have dissolved their plans to develop a number of parcels on the east and west side of Lancaster and Palmdale. A loss for some can be an opportunity for another.
As land prices have dropped then low priced pre-developed land opportunities become available. The most recent low prices in land came after the Internet bubble in 2000 to 2004. Prices increased dramatically after that to the highs of 2006 and 2007. Buying at the end of the recession and selling at the top of the next wave has proved to be prudent for a number of investors. Unfortunately, many investors buy at market highs and sell in desperation when the market is at its lows. This current time frame is a much better period to look into pre-developed land investment. Pre-developed land has the greatest increase in potential value, since undeveloped land is much lower in price. Once development occurs in the area then Commercial and Housing companies need the land based on its proximity to other development. These developers have the funds to buy at $100,000 or more per acre for the right type of property. Today an investor can pay less then half that price. If you are looking for an opportunity for your IRA, or 401k then contact us and we can locate prime opportunity low priced land options.
Thursday, April 15, 2010
Antelope Valley Weed Abatement Notice and the Responsibility to the Vacant Land Investor
Los Angeles County via the Dept. of Agricultural Commissioner Weights and Measures has increased its Annual Weed Abatement Notices. There have been a number of properties in Lancaster and Palmdale California which have gotten this notice for the first time. The Abatement Notice levied to properties when an abundant amount of weeds, brush, neglected vegetation or trash has accumulated on properties. This includes homes and vacant lots. In addition, properties were sited if these weeds are located near a house or structure as they create potential fire hazards to all homes. Specifically in Antelope Valley there is a special notice. If your property has a large amount of tumbleweeds, which can roll onto roads, damage agriculture crops or build up near homes and fences then your property can be sited. If you are sited then the responsibility of the property owner is to clear the dry weeds or brush within one hundred to two hundred feet from a home or structure, and ten feet from a road.
Some owners are getting this notice and they do not have an abundant amount of weeds on the property. It is because of the special information regarding tumbleweeds. Because of environmental factors, inspections and abatement of the current season’s growth of tumbleweeds on parcels in the Antelope Valley will not begin until Oct of 2010. We surmise the Department of Agriculture will wait until the end of the summer season to see if tumbleweeds have rolled onto your property.
There have been hearings in late February for property owners who wish to present objections to their notice. After April 1, 2010 the County will be inspecting properties for excessive weeds and brush. If property owners have not inspected their parcels and cleared bush per the notice then the county will begin enforcement of the notice and clear excessive weeds, and the cost of the county abatement will be assessed to the property tax bill. If the property owner has not cleared the property themselves by March 15, 2010 then the county abatement team is on its way. The county has already assessed an inspection fee of $45 even if the property owner cleared the brush themselves. If the county hires independent firms to enforce the notice then the abatement fee will be much more expensive then if the property owner were to maintain their own parcel. In addition, if you received the notice and sold the property then the sited property owner will be liable for the assessed abatement fees, and not the new owner.
These abatement notices may increase over the years as Antelope Valley grows, so it is important to view your property periodically and maintain any debris and vegetation. The debris issue is a separate issue as people have used remote parts of the valley as a private dump. The land investor has less issues then the home investor but still must invest with responsibility.
Some owners are getting this notice and they do not have an abundant amount of weeds on the property. It is because of the special information regarding tumbleweeds. Because of environmental factors, inspections and abatement of the current season’s growth of tumbleweeds on parcels in the Antelope Valley will not begin until Oct of 2010. We surmise the Department of Agriculture will wait until the end of the summer season to see if tumbleweeds have rolled onto your property.
There have been hearings in late February for property owners who wish to present objections to their notice. After April 1, 2010 the County will be inspecting properties for excessive weeds and brush. If property owners have not inspected their parcels and cleared bush per the notice then the county will begin enforcement of the notice and clear excessive weeds, and the cost of the county abatement will be assessed to the property tax bill. If the property owner has not cleared the property themselves by March 15, 2010 then the county abatement team is on its way. The county has already assessed an inspection fee of $45 even if the property owner cleared the brush themselves. If the county hires independent firms to enforce the notice then the abatement fee will be much more expensive then if the property owner were to maintain their own parcel. In addition, if you received the notice and sold the property then the sited property owner will be liable for the assessed abatement fees, and not the new owner.
These abatement notices may increase over the years as Antelope Valley grows, so it is important to view your property periodically and maintain any debris and vegetation. The debris issue is a separate issue as people have used remote parts of the valley as a private dump. The land investor has less issues then the home investor but still must invest with responsibility.
Wednesday, March 24, 2010
Los Angeles County Attracts Another Renewable Energy Project As Antelope Valley and Agricultural Land Benefit with the Development
Another Solar company is taking up roots in Antelope Valley. Tuusso Energy headquartered in Seattle Washington with a medium size project, which can power up to 15 thousand homes and connects directly to existing transmission lines. The proposed location is on LA County land and it is a rectangle shaped area at 100th Street West running north to south from Ave H to approximately Ave I-8. This area is just south of the community of Antelope Acres, and it is just north of Edison power lines that cris-cross the western valley. Their technology uses photovoltaic panels which look very similar to rooftop panels. The benefits with photovoltaic’s are that they use a limited amount of water and they are low profile as they stand just a few feet above the ground.
Tuusso’s project proposal has been underway for a year and they are currently conducting environmental studies with Los Angeles County and local government agencies. As part of the environmental impact, they have targeted dormant agricultural land away from any current major development. It is not known if this land has been previously disturbed land, or simply vacant agricultural land. The environmental impact may be the biggest hurdle to overcome as the State and local governments are favorable to renewable energy projects, but environmentalists prefer limited change. The production is expected to begin later this year and run through early 2011. Lancaster Ca. has proposed a number of zoning changes within the city limits to entice alternative energy projects within its boundaries, so many more projects are sure to arise.
This is the fourth and separately planned renewable energy project on LA County land in the Antelope Valley. It is sure to change the landscape dramatically, but change for the valley will be good for the economy and community. The agricultural land targeted is a big bonanza for the long-term land banker. This area was vacant land for decades caught between power lines, and a pocket of custom homes. It further highlights that agricultural zoned pre-developed land provides a great investment opportunity. These Solar Companies are capturing lower real estate prices during this downturn, and it is a good time for new investors to take advantage of this land banking opportunity also.
Tuusso’s project proposal has been underway for a year and they are currently conducting environmental studies with Los Angeles County and local government agencies. As part of the environmental impact, they have targeted dormant agricultural land away from any current major development. It is not known if this land has been previously disturbed land, or simply vacant agricultural land. The environmental impact may be the biggest hurdle to overcome as the State and local governments are favorable to renewable energy projects, but environmentalists prefer limited change. The production is expected to begin later this year and run through early 2011. Lancaster Ca. has proposed a number of zoning changes within the city limits to entice alternative energy projects within its boundaries, so many more projects are sure to arise.
This is the fourth and separately planned renewable energy project on LA County land in the Antelope Valley. It is sure to change the landscape dramatically, but change for the valley will be good for the economy and community. The agricultural land targeted is a big bonanza for the long-term land banker. This area was vacant land for decades caught between power lines, and a pocket of custom homes. It further highlights that agricultural zoned pre-developed land provides a great investment opportunity. These Solar Companies are capturing lower real estate prices during this downturn, and it is a good time for new investors to take advantage of this land banking opportunity also.
Wednesday, March 17, 2010
The City of Lancaster California is Proposing Land Development Changes to Establish Three Separate Mixed Use Zones
The City of Lancaster, Ca. Planning Department is forwarding new recommendations in conjunction with their 2030 General Plan. The focal point of their recent meeting is to draft new zoning changes for the city, and to incorporate several mixed use proposals. The City of Lancaster, Ca. currently doesn’t have mixed use development, while cohabitating residential and commercial zoning has been implemented in numerous cities across America. A typical mixed use would be street level retail shops on main roads with single family or multiple family dwellings above. Most of Lancaster Ca. has been single family dwellings in proximity to commercial buildings. It has been a typical small town growing without the future planning of the needs of the community. It’s a sort of plan as you grow, instead of planning growth. The mixed use proposal will make Lancaster look more like Orange County’s growth and development, which has been the new normal.
The three proposed mixed use zonings will be Mixed Use-Neighborhood (MU-N), Mixed Use-Commercial (MU-C), and Mixed Use-Employment (MU-E). The mixed use neighborhood zone would incorporate residential housing in close proximity to commercial, offices and services. It would include multi-family housing, such as apartments and condominiums, small-lot single-family subdivisions, and smaller commercial and office space. The streets patterns would allow better traffic flow, and it would offer pedestrian connections, community space with trails and neighborhood parks.
The mixed use commercial would integrate residential and commercial space together. The commercial space would most likely be along major artery streets, with modern landscaping. It will also have multi-storied buildings which must contribute to the areas surroundings. The third zoning change proposal is mixed use employment. This zone is intended to provide an area for non-retail employment in close proximity to residential housing. It would likely include multi-family residential dwellings with office professional, business parks, and some light industrial uses. This zone is not intended for heavier industrial uses.
The two major target areas for this new zoning will be south of Ave H from 20th to 40th Street West, and also along Sierra Hwy and Division south of Ave I. As the city grows so does the opportunity for land investors. We think this is a very positive step toward the future for land buyers in Antelope Valley. Most of these areas are currently vacant land parcels, but it will be a future location for a developer. Many large chain stores wish to locate their business near residential neighborhoods as it has been part of their business model. Land prices today are far less then they were just three years ago, so this is a good time to look at vacant land deals in Antelope Valley.
The three proposed mixed use zonings will be Mixed Use-Neighborhood (MU-N), Mixed Use-Commercial (MU-C), and Mixed Use-Employment (MU-E). The mixed use neighborhood zone would incorporate residential housing in close proximity to commercial, offices and services. It would include multi-family housing, such as apartments and condominiums, small-lot single-family subdivisions, and smaller commercial and office space. The streets patterns would allow better traffic flow, and it would offer pedestrian connections, community space with trails and neighborhood parks.
The mixed use commercial would integrate residential and commercial space together. The commercial space would most likely be along major artery streets, with modern landscaping. It will also have multi-storied buildings which must contribute to the areas surroundings. The third zoning change proposal is mixed use employment. This zone is intended to provide an area for non-retail employment in close proximity to residential housing. It would likely include multi-family residential dwellings with office professional, business parks, and some light industrial uses. This zone is not intended for heavier industrial uses.
The two major target areas for this new zoning will be south of Ave H from 20th to 40th Street West, and also along Sierra Hwy and Division south of Ave I. As the city grows so does the opportunity for land investors. We think this is a very positive step toward the future for land buyers in Antelope Valley. Most of these areas are currently vacant land parcels, but it will be a future location for a developer. Many large chain stores wish to locate their business near residential neighborhoods as it has been part of their business model. Land prices today are far less then they were just three years ago, so this is a good time to look at vacant land deals in Antelope Valley.
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