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DRAFT OC Board of Adjustment – 11/9/15 Page 88 of 156 1 Michael Ogburn: Not from most of it. There’s a few back up to Holly Springs Road that you would 2 be able to but the majority of the neighborhood is far enough removed that you cannot. 3 4 Barry Katz: Ok. 5 6 John Price: What else, if anything else, did you take into consideration in arriving at the impact on 7 the value of… 8 9 Michael Ogburn: Ok… What seemed to me for this instance could be the most similar was that 10 differential between Sunset Ridge and Cobble Ridge because I’m not immediately adjacent to the 11 cell phone tower. And we found that to be 12%, so that seems to be a reasonable conclusion. If 12 we’re up here… 13 14 Matt Hughes: I’m sorry; I’m trying to check out the source that you have in your report. Apparently 15 it plays music. 16 17 Michael Ogburn: Pardon? It’s attached… Ok. So, he’s up on top of the hill… I was driving out to 18 Jordan Lake the other day. I was up on top of the hill. The next ridge down I could see the cell 19 phone tower. That was 5-miles away. I mean, 200-feet is probably 100-150 above most trees? It 20 sticks out a long way. They’re tall. You can see them a long way if you have the vantage point. 21 22 John Price: With respect to the article in the survey report, attached to your own report? 23 24 Michael Ogburn: Yes sir. 25 26 John Price: Is that the type of information, based on your experience, an expertise real estate 27 evaluation that you and other real estate appraisers would take into consideration in performing 28 this type of appraisal? 29 30 Michael Ogburn: Yes. Now I didn’t rely on them, but I certainly believe that they’re supportive, 31 those conclusions were similar to the conclusions that I drew from looking at the market place. So 32 it seems reasonable to include them that somebody else found similar data that I did. 33 34 John Price: At my request did you review the impact analysis report prepared by David Smith? 35 Michael Ogburn: I did. 36 37 John Price: As well as the attachments to the report? 38 39 Michael Ogburn: Yes sir. 40 41 John Price: Do you agree or disagree with his opinion that the proposed development will 42 maintain or enhance the value of contiguous properties? 43 44 Michael Ogburn: I do not agree. 45 46 John Price: Aside from what you have already related, has it been in you experience in all the 47 years you’ve been involved in appraising and valuing properties, has it throughout that experience 48 been your experience that the square foot price of a smaller home, all things relatively being 49 equal, will be larger at a higher sales price? 50 90