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Right-of-Way Intelligence

Turn your easement backlog into plotted, structured, searchable data.

For Land & Right-of-Way teams at gas utilities and the engineering firms that serve them. Done-for-you. Delivered in the formats your team already uses.

Start a Conversation How it works

20 years of pipeline, civil, and aerospace engineering. Cleveland-based. Working remotely with utilities and engineering firms across the U.S.

The right-of-way data problem nobody has time to fix.

You've got hundreds of miles of pipeline running through privately held parcels. Each parcel has its own easement — originally executed in 1958, or 1972, or last quarter — and each one has its own terms, restrictions, and encumbrances.

The documents exist. They're scanned, filed, sometimes indexed. But they're not plotted on the GIS. They're not searchable. And when ops, legal, or regulatory needs an answer about parcel APN-XYZ-123, somebody on your team spends an afternoon in the file room.

You know the data is a mess. You don't have the time, the headcount, or the specialized workflow to fix it. So it sits.

Right-of-Way Intelligence

A done-for-you service that turns your easement document collection into a working dataset.

You hand over the documents. I deliver back:

  1. Plotted easements

    Every easement physically located on the map and tied to its parcel. Delivered in the format your GIS team already uses — ESRI shapefile, geodatabase, KML, or AutoCAD.

  2. Structured easement records

    A clean spreadsheet capturing the parties, recording date, document number, restrictions, terms, and key clauses for every easement. Sortable, filterable, ready for the next person who needs it.

  3. Source document index

    Every plotted easement and every record links back to its source PDF, so anyone can verify the work or pull the original in one click.

This is the cleanup the right-of-way team has been asking for and never had time to do.

Project Management

Embedded project management for pipeline programs.

Sometimes the work doesn't need a service or a tool — it needs a senior PM who can step in, run the program, and ship deliverables.

I provide secondment-style project management for pipeline and utility firms in the middle of capacity strain. Engagements typically run 3 to 12 months, full-time or fractional. I embed in your team — running schedules, managing scope, coordinating engineering deliverables, and reporting to your leadership exactly the way an internal PM would.

Background: 13 years of pipeline project management experience, PMP-certified, with a portfolio that spans projects under $100K through complex multidiscipline programs over $250M. Most recently leading a team of seven engineers managing 15 to 20 concurrent natural gas and oil pipeline projects.

What an engagement typically looks like

  • 3-12 month duration, full-time or fractional
  • Embedded in your team — your meetings, your tools, your reporting structure
  • Scope of work defined upfront, with rate and billing cadence discussed during scoping
  • Cleveland-based; available remote or on-site for engagements that warrant it

If your team needs senior pipeline PM capacity for a defined window — without the headcount approval cycle — let's talk.

Discuss a PM Engagement

How It Works

How a Right-of-Way engagement runs.

  1. Step 1 — Intake & Scoping (1–2 weeks)

    Send me a representative sample of your documents. I'll assess the data, scope the work, and come back with a fixed-fee proposal or a T&M structure — whichever fits your procurement process. No commitment until you and I agree on scope.

  2. Step 2 — Processing & Plotting (varies)

    I work through the documents, plot every easement to the correct parcel, and capture the structured data. Throughout the engagement, you get weekly progress updates. If the data has gaps or quality issues, you'll hear about them when I find them — not at the end.

  3. Step 3 — Delivery & Handoff (1 week)

    Plotted layers, structured spreadsheets, and the source-document index are delivered in the formats your team uses. A short handoff report flags data quality issues, gaps, and recommendations for what to do next. You own everything.

Pipeline Engineering Software

Software I've built for the pipeline industry.

Two paid engineering applications, both built to fill specific gaps in the HDD design and analysis workflow. Currently in private beta — request access for a license discussion.

HDD Plan & Profile App

A web-based feasibility tool for horizontal directional drill (HDD) pipeline design. Takes an engineer from a hand-drawn alignment to a polished Plan & Profile exhibit and stress analysis in minutes rather than hours.

  • Draw or import alignments on a satellite map; auto-generate optimized vertical bore profile per HDD geometry constraints
  • Built-in overlays: parcel boundaries, soils data, FEMA flood zones, USFWS wetlands, USGS Quaternary faults, California liquefaction & Alquist-Priolo zones
  • Direct export to stress analysis for pipe pull-load verification
  • Professional 24×36 ARCH D PDF exhibits with engineering callouts and editable title blocks
Request Access

HDD Pull Force & Operating Force Calculator

A browser-based engineering calculator for steel pipeline HDD crossings, implementing the PRCI L52290 Complex Analysis Model — the industry-standard methodology for HDD pull load and installation stress analysis. Produces fully auditable, step-by-step calculations suitable for regulatory submission.

  • PRCI L52290 Section 4A pull load analysis with Johancsik-Friesen-Dawson 3D minimum-curvature method for compound bends
  • PRCI Section 4B installation stress checks (tensile, bending, hoop, UC1 & UC2) at every named bore path point
  • Variable soil friction modeling across multiple geotechnical layers with length-weighted averaging
  • PDF reports formatted for engineering review and regulatory submission, with cover page, plug-and-chug calc blocks, stress check tables, and visualization exhibits
  • Validated against 11 real pipeline HDD projects (10″–36″ pipe), pull load results within 0.5% of PRCI Excel reference
Request Access

Custom Software

Built-to-spec applications for specialized workflows.

If you've got a workflow that's outgrown spreadsheets and email — but isn't big enough for off-the-shelf software — I build the missing piece. Two examples of what that looks like:

TurfTakers — Live-Scoring Golf League Platform

A custom league management platform built for a 30–100 player competitive 2-person team match-play golf league. Designed to address gaps users commonly cite in commercial alternatives like Golf Genius and X4Golf.

  • Per-member authentication, configurable season setup, automated round-robin pairings with conflict-aware scheduling
  • Weekly publishing workflows with player notifications and a full administrative interface
  • Offline-capable mobile score entry, USGA-style handicap calculation, live leaderboards
  • Unlimited-group skins game engine

Real-Time Data Aggregation & AI Analysis Platform (personal project, financial domain)

A multi-source intelligence dashboard that aggregates structured and unstructured public data, runs LLM-driven analysis to surface high-conviction signals, and delivers tuned email alerts when patterns emerge. Built as a personal research tool exploring how generative AI can act as an interpretation layer over fragmented public data.

  • Aggregates from 7+ public APIs with scheduled cron jobs (15-minute refresh)
  • Anthropic Claude API integration for ranked, contextualized signal interpretation
  • Twelve specialized dashboard views with custom data pipelines (PDF parsing, time-series cycle analysis, etc.)
  • Tuned alerting with per-entity cooldowns and high-conviction gating

If your team has a similar problem — a workflow that needs a tool that doesn't exist yet — let's talk about whether building one makes sense.

Discuss a Project

About me.

I'm Stephen, the founder of Kannon Technical Services.

I spent 20 years doing this kind of work from the inside. Civil engineering undergrad. Started my career as a surveyor and CAD draftsman, working in AutoCAD and Microstation before they were boring. Master's in transportation engineering — railroads, roadways, waterways, the full infrastructure stack. Worked at an aerospace company doing 3D design, FEA, and CNC programming, hand-in-hand with the production floor.

The last 14 years I was a pipeline engineer at SPEC Services, working natural gas and oil pipeline projects from concept through construction. I've worked on drawing packages that got stamped, walked alignments, sat in operator control rooms, and waded through more easement documents than I'd care to count.

I'm PMP-certified. I'm based in Cleveland. I work remotely with utilities and engineering firms across the country.

I started Kannon because the right-of-way problem isn't going away — it's getting worse — and the tools to solve it efficiently finally exist. The work just needs someone who knows what an easement actually says, what a plotted geometry should look like, and what a utility's GIS team needs from a deliverable.

That's the job.

Start a Conversation

Start a conversation.

Tell me about your right-of-way data. A 20-minute call costs nothing and usually clarifies whether this is the right fit. If it's not, I'll point you toward someone who's a better match.

  1. Email

    stephen@kannontech.com

  2. Book a 30-minute intro call

    Book a Time

  3. Send a message

Based in Cleveland, Ohio. Available for engagements across the U.S.