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Approved 1/11/2016
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<br />OC Board of Adjustment – 11/9/15 Page 16 of 48
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<br />Karen Barrows: Any other questions for Kara? Hearing none, does the applicant have other presenters? 2
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<br />Sharron Linn: Yes. I’d like to now introduce a Mr. John McCall, who is the appraiser for the property. 4
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<br />Karen Barrows: Would you state your name and… 6
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<br />John McCall: I am John McCall, I’m a real estate appraiser. I live in Chapel Hill. I’ve been appraising property, primarily residential 8
<br />and land here in Orange County, Alamance County, Chatham County, Durham County for the last 30 years. 9
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<br />Karen Barrows: Have you been sworn? 11
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<br />John McCall: I have been sworn. 13
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<br />Karen Barrows: Ok, thank you. 15
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<br />Sharron Linn: I have copies of his resume and appraisals. 17
<br /> 18 Michael Harvey: This will become applicant exhibit 5. 19
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<br />Sharron Linn: John, can you tell us about your background and qualifications? 21
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<br />John McCall: As I said, I’ve been appraising real estate in the area, in the research triangle market. My son works with me now; 23
<br />he’s just recently been certified. We appraise almost any type of residential property, small subdivisions. I’ve done some 24
<br />teaching….. And I primarily, I just love real estate. And I’ve been emerged into myself, I’ve done subdivisions. I’ve built homes, but 25
<br />I’m not a builder, I’m just an appraiser but, I am very familiar with this area and I have a good friend that lives off of Millikan that I 26
<br />spend a lot on the river down there. I just got called in by Kara to help with this. 27
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<br />Sharron Linn: I’d like to qualify Mr. McCall in property appraising. 29
<br /> 30 David Rooks: No objection. 31
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<br />Sharron Linn: John, how would the completion of the barn affect both the property value of Kara’s (too quiet). 33
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<br />John McCall: It’s kind of like with the noise. My grandfather used to say if I knew where and when I was going to die, I’d be a 35
<br />hundred miles from there that day. And he wasn’t. It’s awfully hard to anticipate. What I try to do is look at existing uses. Kind of 36
<br />the same thing Kara did with the noise. And I would take the last four years, a two-mile radius around existing wedding facilities, I 37
<br />chose and we didn’t talk about it, I’d forgotten about the one you were talking about that I always see on 54 out there by White 38
<br />Cross, Rigmore. But anyway, that Carriage House, the Rock Quarry and Valhalla, and basically I ran four years of stats and these 39
<br />are just, you know, statistics, like anything else. What an appraisal is, an appraisal is an opinion of value. It’s an opinion, at the end 40
<br />of the day and that’s what expert witnesses I guess are doing in here, is giving you our opinion. 41
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<br />You don’t have to agree with it, but it’s my opinion and you’re going to hear it. But I went through the last four years and as you 43
<br />can see when you look at the numbers, they’re doesn’t seem to be anything that jumps out that looks as though there would be 44
<br />any diminution in the value of the adjacent properties. This is a two-mile radius from each one of these facilities and they tend to 45
<br />be reflecting, they go up and down, but they’re pretty consistent all the way through. And the last page, the second page of it is the 46
<br />stats within two miles of where the subject’s going, where the barn is going. And the only thing you can discern from that is the 47
<br />property values within two miles of where the barn’s going, they’re per square foot value is about twenty bucks a foot lower than 48
<br />the stuff but, that doesn’t really have any bearing because location is such a driving part of real estate. 49
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<br />Apart from the Carriage House, it’s off of Jones Ferry Road. Aqueduct, it’s off of Mount Carmel Church. Rock Quarry’s right on 54. 51
<br />And Valhalla is just off 54. But, you know, to be able to sit here and say what the impact of value is going to be on this, you have to 52
<br />actually have something that you can test. The theory of appraisal is based on mass payers and what I think the property owners 53
<br />adjacent to it are worried about, there are three forms of depreciation- physical, there’s functional; if you go walk through one 54
<br />bedroom to get to another bedroom. Physical is you need a new roof. External is the third one. There have been solar farms 55
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