Orange County NC Website
Browse       Search
DRAFT <br /> <br />OC Board of Adjustment – 11/9/15 Page 14 of 156 <br /> <br />from about half of the neighboring and not from the rest. So again, I did the same sort of thing. I’ve 1 <br />made adjustments for differences in age and date of sale, and anything like that and then got per 2 <br />square foot value. And the ones that could see the tower, there was about less than 1% difference 3 <br />in their sales prices verus the ones that could not see it. And again, this was a much more 4 <br />intrusive cell tower since it was lattice and lit. And that less than 1% is within range of error. 5 <br /> 6 <br />Laura Goode: Ok. What percentage difference in value to properties would lead you to conclude 7 <br />that a use impacts negatively then the property values? 8 <br /> 9 <br />David Smith: I would say somewhere around 5%. 10 <br /> 11 <br />Laura Goode: Were there any other towers or subdivisions that you looked at as part of your 12 <br />analysis? 13 <br /> 14 <br />David Smith: I located one in Holly Springs in Lake County, and in this subdivision one of the lots 15 <br />had a cell tower and it was a monopole, very similar to this subject one. But it was lit and I studied 16 <br />the impact of the properties that were adjacent to the tower as well as those right across the street 17 <br />that had a clear view of it and I compared those with properties that were further away that had a 18 <br />much lesser view of it and there seemed to be no impact. Then I also went to another similar 19 <br />subdivision that couldn’t see the tower at all and again I did the same analysis where I make an 20 <br />adjustment for any differences and per square foot there was no indication that there was a lower 21 <br />value due to the presence to the tower. 22 <br /> 23 <br />Laura Goode: And are the data that you’re talking about tonight, is that contained in your report 24 <br />that you submitted? 25 <br /> 26 <br />David Smith: Yes it is. 27 <br /> 28 <br />Laura Goode: And what was the reason for doing the match pair as well as doing the subdivision? 29 <br /> 30 <br />David Smith: Well the match pair I just felt like that is sort of the standard, but I thought the other 31 <br />two methods gave good support to that. So that’s why I prepared those. 32 <br /> 33 <br />Laura Goode: Now, have you had a chance to look at the report that the opposition presented? 34 <br /> 35 <br />David Smith: I have. 36 <br /> 37 <br />Laura Goode: Is it done by Michael Ogburn? 38 <br /> 39 <br />David Smith: Yes. 40 <br />16