SoCal Edison Power line Project in Western Antelope Valley the Electromagnetic fields (EMF) Your Health and Property Value

Southern California Edison (SCE) is undergoing a project to install new High Tension power-lines through Antelope Valley and expand existing power lines. The new power-lines will run through Angeles National Forest and run up along 105th Street West to and through the western portions of Kern County. SCE would be required to obtain new easements across over 100 privately owned parcels, as they expand their existing lines and create this new path. The mere mention of a proposed high voltage transmission lines and a new utility corridor in a community causes concern to property values. Eminent domain procedures have been occurring where in some cases 2.5 acre parcels are cut in half to expand current power line paths leaving property owners with tiny remnants of their parcel sitting along the high tension lines. The project will have a direct affect by potentially reducing property values within their visual range. The loss of the panoramic scenic vistas most properties enjoy could decrease the value of their homes, parcels and ranches. Most would agree that power must be supplied from somewhere, but nobody wants a negative effect on their investments, asset or lives. Virtually 90% of western Antelope Valley and Kern County is vacant unused land with small pockets of custom homes and some farming. SCE is proposing to install these power-lines on uninhabited land(investment land), but the long term investor could be affected, or will they?

The issue with power-lines is that it will ruin the view, but mainly the effects of Electromagnetic Field (EMF) that it produces. EMF has many sources and includes overhead power lines, radio broadcast towers, telephone/television microwave transmission and computer equipment. EMF is invisible radio wave energy that in some circumstances can change biological function. EMF from SoCal Edison’s proposed power-lines is called "extremely low frequency" magnetic field, which are produced by high voltage power lines. Several studies have linked high voltage power lines with increased cancer risk for children. Research from the University of North Carolina in Chapel Hill and the University of Colorado found a five-fold increase in childhood cancer, particularly leukemia, in those homes near the highest level of extremely low frequency fields. Homes showing increased cancer risk were within 48 feet of power line wires designed to carry very high electric currents and within 22 feet of power lines designed to carry lower currents. Risks of breast cancer, depression, and other negative health effects are based on much more limited evidence and are even more speculative. There is enough information to have some concern, but not enough to set exposure standards they indicated. Other studies have indicated that the question of a "safe distance" is, at least, a complete unknown.
National Institute of Environmental Health Sciences (NIEHS) said that the "strongest evidence" for health effects comes from statistical associations observed in human populations with childhood leukemia and chronic lymphocytic leukemia in occupationally exposed adults such as electric utility workers, machinists and welders. "While the support from individual studies is weak," according to their report, "these epidemiological studies demonstrate, for some methods of measuring exposure, a fairly consistent pattern of a small, increased risk with increasing exposure that is somewhat weaker for chronic lymphocytic leukemia than for childhood leukemia."
However, laboratory studies and investigations of basic biological function do not support these epidemiological associations, according to the report. It says, "Virtually all of the laboratory evidence in animals and humans and most of the mechanistic studies in cells fail to support a causal [cause and effect] relationship."
While sections of the report say EMF exposure "cannot be recognized as entirely safe," the report concludes: "The NIEHS believes that the probability that EMF exposure is truly a health hazard is currently small. The weak epidemiological associations and lack of any laboratory support for these associations provide only marginal scientific support that exposure to this agent is causing any degree of harm."
Research continues on some "lingering concerns," the report says, and efforts to reduce exposures should continue.

It appears from the studies that the risk of power-line exposure is possible, but also maybe only a small hazard. The risk is enough for some land investors to not buy land near power-lines or sell at a reduced rate. We have observed numerous housing projects, strip malls, restaurants, and businesses operating along high tension power-lines. You can do your own visual research, and you will find medium sized high tension power-lines in and around densely populated areas. Development occurs in all facets around these power-lines, so in the long term when development is needed builders will buy and construct at and near power-lines. It may occur in the later stages of development, but when your parcel is surrounded by development then you can ask the highest value. Our conclusion is that property investment has its risks, but for longer term investors even power-line property can be profitable. But as there is an abundance of unencumbered land available in Los Angeles County then buying land today closer to development and services is a better investment today.

How to Get a Land Loan for a California Lot or Custom Home

Lot loans can be much more difficult to obtain than a typical home loan. Getting a mortgage loan for a home or condo may require a higher down payment and a good credit score in today’s loan market, but it is easy enough to obtain even with a thirty year payback. If you want a loan for raw land well today that is maybe mission impossible. There are no banks that we are aware of that will offer a 100% loan for raw land purchases. IndyMac Bank of Pasadena was one of the first banks to be taken over in the last financial crisis by the FDIC in 2008. Its assets were absorbed by OneWest Bank. We have found that IndyMac provided loans of up to 85% of the land value. A number of those properties were foreclosed on and resold in the past year. Other major banks like Bank of America and Wells Fargo have foreclosed on some land owners and have resold those properties in the last few years also. Yet we are not aware of the details of those foreclosures. A direct loan from a bank for a land parcel is likely a thing of the past as banks require more security and undeveloped land provides no bank security as raw land is more speculative and has no improvements.

A more likely land loan would be a loan to build a home. The most efficient way to do this would be a construct to perm loan which is a land loan to construct a home. It is different than a construction loan. According to ehow as construction loans are temporary as they are drawn upon during the construction process. There is no principal paid on a construction loan during this draw stage, as it is used entirely to construct a project. A construction perm loan is a one loan to build a home that takes the place of up to three separate loans. You can write a contract for the purchase of land, and add it to the loan package, saving the cost of closing a land loan. The second is the construction loan itself. One can go into a bank and get a construction loan and pay to close it. Later one would have to pay to close a permanent loan to pay off the construction loan. A construction perm loan would encompass all of these loans into one, saving money in time and closing costs. You get the loan to buy the land, and to construct the home making it a longer term loan.

Another option may be an “owner will carry loan” (OWC). This is a seller financed loan where the land seller gets interest from the buyer over time. These are typical monthly payments at normally competitive interest rates. These types of loans are usually short term from as low as three to fifteen years. They can be longer or even shorter terms. You should expect to pay current market interest, and we advice you get a no penalty for early payment. The down payment (deposit) is usually higher. An example may be a $20,000 property would require a $5000 deposit. The balance of $15,000 paid monthly at 7% interest over 5 years. In this case you would pay $297/month over 5 years or $17,820. This is an easier way to purchase land over time without the need for bank credit. If you fail to pay then the seller can foreclose on the note and the seller retains the deposit and any payments you have made. This process is very common in the purchase of raw land.
For more answers on land opportunities and owner will carry options contact us at vacantlanddeals.com

Where are the Significant Ecological Areas of the Antelope Valley in Los Angeles County, Ca?

We get a number of inquiries regarding the location of these plant and animal wild life areas. We have looked at specific areas of the Antelope Valley which harbor most of the Significant Ecological Areas (SEA) that encompasses stricter land uses. These areas are essentially protected natural locations and by definition a protected area would be a “clearly defined geographical space, recognized, dedicated and managed, through legal or other effective means to achieve long-term conservation of nature, the ecosystem, and cultural values”.
The stricter land use primarily means less development would be allowed, but development is not prohibited. For example a small portion of AVSolarRanchOne’s property is within a SEA Zone.
There is a map supplied by the Los Angeles County Regional Planning department, but as far as we can tell a detailed version is not online, but you can purchase one from the Planning Department. The SEA zone areas that involve the Antelope Valley are mostly on the far west side. Most of these but not all of theses area involve the Joshua Tree Woodlands. Approximately (2) 640 acres parcel areas between 180th West to 190th West Ave C-8 to Ave E-8, Also a large 640 acre Park at 200th West to 210th at Ave E to Ave F, Most of Fairmount Butte south of Ave D (Hwy 138) through the Butte mountains to the foothills of the San Gabriel Mountains. It also encompasses most of the area from 200th to 210th West from Ave. C-8 to Ave F which includes the Park. Another area is a backward L shaped area from 190th West to 200th West Ave B-8 to Ave D. In addition, there are two large areas which are irregularly shaped from Ave A to A-12 200th West to 220th West. This particular area was owned by Red Dawn SunTower LLC (E-Solar) which they now appear to be selling. It may be because they ran across environmental issues with the Joshua Tree Woodlands. There is another large area which spans the breadth and width of AV SolarRanchOne now owned by First Solar Inc.
This SEA Zone area is generally north of the developing Solar Ranch running 140th West to 180th West from Ave B to Ave D. The SEA zone doesn’t cover all of this area but most of it.
On Antelope Valley’s East Side there are three main Significant Ecological Areas one is the Llano wash where the SEA zone runs the length and width of this along a narrow stream corridor from Ave Z north to Ave M 110th East to 150th East at its widest span. The second area surrounds and encompasses Saddle Butte Park which is 160th East to 200th East Ave J to Ave M. This SEA zone is almost a circle around the Park. The third area is 230th Street East to 260th Street East (San Bernardino County line) from Ave R south to the mountains. Theses three East side areas involve water areas and washes which provide nutrients and protection to small plants and animal life.
There is sparse development in these SEA zones, but large development would most likely be prohibited. Two cases in point are the Fairmount Butte Motor Sports park was within a SEA zone and that project is now cancelled, and also E-Solar is selling most of the land it recently acquired we think primarily because of the Joshua Tree Woodlands. But custom homes have been built and continually are built in these areas, and as we mention part of AV Solar Ranch One’s property is within a SEA Zone.

Environmentalists Say Yes to Solar Land Development But No to MotorSports

Late last year the Fairmont Butte Motorsports Developer bowed to environmental and community opposition. In an open letter to supporters he wrote: I regret to inform you that, after more than eight years of hard work and high hopes, I have decided to discontinue efforts to create our vision for a beautiful new racetrack in the Antelope Valley. As you might imagine, it was an extremely difficult decision
Respectfully,
Thomas E. Malloy

We also located a follow up e-mail from County Supervisor Deputy
via the AV High Desert Forum site
November 18, 2010
I have been informed this afternoon the property where the Fairmont Motor Sports park was proposed to go has been sold to another buyer. The buyer is using the property as mitigation land and open space. The Racetrack is no longer a concern as County Regional Planning has been told to stop all work on the project.

Norm Hickling, Deputy to Supervisor Antonovich
Antelope Valley Field Office

The AVSolar Ranch One had passed its EIR (Environmental Impact Report) last September, but the Motorsports proposal couldn’t jump that hurdle. AV Solar Ranch One indicates on their website that their projects have environmental benefits of low visual impact panels (10 feet maximum), no water requirement to produce electricity, avoidance of Joshua Tree Woodlands, and no impact on threaten species. Both projects were situated almost across the road from one another at 170th to 150th West at Hwy 138 (Ave D).

The Joshua Tree Woodlands is part if the Significant Ecological Area (SEA), and virtually fifty percent of the Motorsports Parkway proposal was in the SEA zone. It also appears a small portion of AV Solar is within the SEA zone. LA Regional Planning indicates that the 320 acres of land the Parkway was going to use will now be mitigation land and open space, so this area at 150th West at Hwy 138 will be not be developed. It also looks like much of the Fairmont Butte area will not be developable as much of this area is SEA zone with protected plants and animal life. Property owners should think seriously about buying land in these areas as environmental groups and Los Angeles Regional have drawn a line in the Antelope Valley desert sand. Large developments in SEA zones may face environmental obstacles, but small custom homes on SEA zones have occurred as they have limited impact on the environment.

Tips on Buying California Investment Property, Undeveloped or Pre-Developed Land?

Generally there is only developed land which has some or full development on the parcel, or undeveloped land which would be considered just raw land with limited or no access but with future potential development. Much of the available raw land in the US is agricultural land or just vacant unused land. There is also an in between designation we identify as pre-developed land. The main distinction between Un and Pre developed land is the proximity to current development and the zoning of the parcel, but both are Land Banking options. Undeveloped and Pre-developed land offers the potential of both risk and reward whether it is zoned rural residential agricultural land, or typically better zoned pre-developed land which could be zoned urban residential, industrial or even commercial land use. Undeveloped land is generally less expensive to purchase than pre or developed land. An abundance of undeveloped land in Los Angeles County is designated agricultural use as large amounts of land is needed for farming, but usually this land type also allows limited rural residential uses. Don’t be afraid of the agricultural zoning as much of current developed land was previously agricultural land. Many of today’s farmers are now real estate investors as urban growth has encroached and absorbed their land.

Many parts of the City of Palmdale and Lancaster Ca. include vacant land parcels within the city limits or just outside, but at a distance from development. Much of this pre-developed land is rural residential, industrial (light or heavy) and a lot of multi-family residential zoning. The lowest price per acre would be the rural residential where an owner would be allowed to build one home per 2.5 acres. This type of land is cheaper acreage but high reward as the zoning can change to a more favorable zoning over time as city planning designates. The higher price per acre available vacant parcels would be multi-residential R-7000 or R-10,000 allowing one dwelling per 7000 or 10,000 square feet. You would have to pay a much higher price for this type of parcel zoning, but the return on investment can be in the thousands of percentages since housing developers will pay top dollar for needed property if you held the parcel longer term.

You can look at buying either undeveloped or pre-develop land based on your capital and time horizon. A low capital investment and longer time horizon which may be typical for a 401k, or IRA type of investment would best fit an undeveloped parcel. For example an investor could purchased a 10 acre parcel in LA County for $3000/acre of rural residential and agricultural land zoned and hold it for fifteen to twenty years. It is an ideal buy and hold opportunity where you should target a 200% return in twenty years or less. This would be a buy it and don’t worry about it investment. Undeveloped land should have the higher percentage increase of the three examples of land over time as it is easier to double you money on a $3000/acre investment than a $50,000 per acre investment.

Now with pre-developed land we have a high profit potential and a lower risk property with usually a higher capital investment and shorter time horizon target. Potentially it has all of the profit potential built in. Ideally, pre-developed land could have a better return on investment based on its zoning. Pre-developed land would be land directly in the path of growth with targeted zoning and in or near current city limits. A past example of pre-developed land would be the San Fernando Valley where decades ago one would pay $10,000 per acre for a vacant land parcel just outside current development. Today that type of parcel would be hundreds of thousands of dollars per acre over several decades. But you don’t have to sell the parcel after holding for decades as the parcel should be profitable in less than ten years. We look at pre-developed land as a more favorable profit potential in a shorter time frame as it is the land that has been allocated for near term future development for the cities growth. The urban development alone will drive the price increase of this type of property.

We have both types of properties in our inventory, which fit undeveloped and pre-develop scenarios in Northern Los Angeles County cities of Palmdale and Lancaster Ca.

Why Los Angeles County Undeveloped Land is a Better Investment Vehicle Than the Stock Market

The Stock Market in 2010 has been rising, but the best long term secure investment may not be stocks in 2011. We feel land in general is a better long term investment than stocks. Stocks can be volatile and some stocks rise while others may go sideways or down. Most need an advisor to guide them in today’s equity markets, and with the global debt crisis their future value can be murky. Many analysts say the buy and hold strategy may be dead as short term trading is prominent in today’s stock markets. Land Banking and long and short term land investment has shown to be a more secure, patient, low risk and lucrative means for buy and hold investors. Investors can buy and forget about their investment for three to ten years as it grows. We focus on Los Angeles County land and undeveloped land in the Antelope Valley for several reasons. Mainly, the population growth in the county has increased from 4.1 million in 1950 to 9.6 million as of 1998. The US Census has projected that the population will increase to 12 million by 2025. The real estate prices have increased with this growth over the decades, but have recently returned to earth. In addition, land prices have also deflated with the real estate bubble. But real estate prices and land prices have potentially hit the bottom of the trough in the price curve. It is similar to buying stocks after a major sell off, since higher prices are most likely in the future. Land is at or near its bottom in this area as growth in the solar and wind industries has increased in the Antelope Valley recently. Solar and Wind Energy companies require large swaths of land for their facilities leaving less undeveloped land for homes. Home development is not on the increase currently, but once the population demands housing again then land prices will increase accordingly. Buying land now, especially pre-developed land at these lower prices has the potential to produce a much better return and lower risk investment then the stock market has in the past decade.

The past ten years the stock market has been referred to as the lost decade, since the market is trading right where it was nine years ago. Stocks, long touted as the best investment for the long term, have been one of the worst investments over the past nine years, and trounced even by lowly treasury bonds according to the WSJ(Aug. 2010). In an article from LandThink.com, Professor Jeremy Siegel of the University of Pennsylvania’s Wharton School indicated that stocks showed an average gain of seven percent a year when the data are controlled for inflation. This average works when looking at many stocks over many years. Some individual stocks may have increased more, but adjusted for inflation, a dollar invested in the S&P 500 in April 1999 produced no gain at the end of March 2008. The performance of big U.S. stocks amounts to an average annual rise of 1.3 percent during the past decade after dividends and inflation are counted in. (E.S. Browning, “Stocks Tarnished By ‘Lost Decade,’” Wall Street Journal, March 26, 2008.)

Yet, farm value in current dollars averaged $2,160 per acre nationwide on January 1, 2007, up from $974 in 1998, a 13.5 percent average annual gain according to the U.S. Department of Agriculture. Cropland during that period rose from $1,340 to $2,700; pasture rose from $489 to $1,160 (source Landthink.com)

An individual investor has to continually watch the stock market to ensure gains, or trust a financial planner to provide advice and expertise on the best stock investment. But undeveloped land is a much easier investment as it doesn’t require a financial advisor, maintenance, or exhaustive company research. Land is not exposed to flash crashes, insider trading, corporate public relation issues, or even Wikileaks. Land values slowly increase or decrease over time, so it is an ideal long term investment to literally bank on the future. It is the ideal buy and wait investment, so buying now at lower current prices may be your best retirement vehicle. Individuals simply can not make enough to retire by placing money in savings, or CD’s. You need to invest for your retirement, and we believe longer term land investment can provide you a secure future.

VacantLandDeals.com was formed to help investors find land investment opportunities at the low end of the market, and in the path of growth

AV Solar Ranch One Project gets Unanimous Approval against Northrop Grumman's Protest

L.A. County supervisors refuse to put the brakes on the 230-megawatt project despite the military contractor's contention that it would interfere with its radar testing operations.
The Los Angeles County Board of Supervisors denied a request from Northrop Grumman Corp. to delay final approval of a major solar project in the Antelope Valley near the military contractor's facility for testing radar evading stealth aircraft.
On a voice vote, supervisors rejected Northrop's appeal Tuesday, opting to let plans for the 2,100-acre complex of photovoltaic solar panels proceed. Final approval was expected Dec. 7, 2010.
Grumman argued that the project would "adversely impact the military mission" of the sensitive, 1970s-era testing center, just south of the Tehachapi Mountains in Kern County.
Antonovich noted that the project, AV Solar Ranch One, already has received a conditional use permit from the county regional planning commission.
The renewable energy developer, First Solar Inc. of Tempe, Ariz., has solid backing from area business, civic and government leaders, including Gov. Arnold Schwarzenegger, Sen. Dianne Feinstein (D-Calif.) and the mayors of Lancaster and Palmdale.
The 230-megawatt project would provide 400 construction jobs in an economically depressed part of the county, said Frank De Rosa, a senior vice president. Once completed in 2013, it would generate enough electricity to power 75,000 homes.
A solar energy generating plant is "the highest and best use for this particular property," said Mel Layne, president of the Greater Antelope Valley Economic Alliance.

The Daily News wire also reported on the story stating that a representative from Northrop Grumman said the 10 foot high photovoltaic panels would interfere with the contractor's testing of stealth aircraft. Northrop tests the B-2 bomber in the high desert and manages "several fully classified programs" aimed at creating the "next generation of stealth aircraft" in Palmdale, which would be adversely affected, said Leonard Figueroa, a director of engineering for Northrop. He said the projects at risk are secret and could not be publicly discussed.
The county's Regional Planning Commission approved the project on Sept. 15. Attorneys for Northrop Grumman did not file documents in objection until Friday. Attorneys for Northrop from Sheppard Mullin Richter and Hampton "just dropped off a stack of materials Friday afternoon," said Supervisor Michael Antonovich, adding that he found the last-minute timing "unprofessional."
Jack Rubens of Sheppard Mullin said experts needed time to review the Environmental Impact Report for the project, which they didn't receive
"The goal is to allow this project and others to go forward," said Rubens. But his client sought to delay the project until they could work out alternatives with the county.
Antonovich said he understood that the company was positioning itself to ask for payments from the county to mitigate the cost of making operational changes. The supervisor noted that public hearings were held in June and September and detailed the long history of the permitting process more than once during the discussion, trying to refute Rubens' allegation that the defense contractor learned of the project only after it was approved.
The supervisor added that he had no advance warning of Northrop's decision last January to move its headquarters and 300 to 360 jobs to northern Virginia. He learned of the move on the morning of the company's announcement to the press, he said.
The affected Northrop facility "directly supports programs employing 15,000 people in Los Angeles County," but only 15 employees work at the site, according to Figueroa.
The board's vote to allow First Solar Inc. to proceed with the project was unanimous.