|
Approved 1/11/2016
<br />
<br />OC Board of Adjustment – 11/9/15 Page 17 of 48
<br />
<br />people were fighting, there have been hog farms people don’t want next door. Out of those two, I’d take the solar farm. But, the 1
<br />hog you know, agricultural uses can sometimes impact neighboring values when you get down into the north part of Moore County 2
<br />where they have a lot of chicken houses and they’re doing a lot of chicken production, wind up having odors that leave the 3
<br />property and go onto adjacent properties. Like the noise that you’re worried about going onto, that’s a form of an externality, a form 4
<br />of depreciation brought onto the property that the property did not create and that can diminish values but, looking at these 5
<br />wedding venues, I hadn’t been to one not too long ago. I think the Carriage House. You know, it’s interesting to be that they’re that 6
<br />viable and that they’re out there and it seems like a fairly benign use of land to me as far as you know, I don’t want next door to it 7
<br />and I don’t have to deal with it, I don’t have a placard that they agree or disagree with. 8
<br /> 9
<br />The reality is, is that it’s pretty hard to say that this, and in my opinion I think this use of 20 acres, the simplest thing for it to be 10
<br />would it to be two, ten acre lots. And somebody could come in and drop in two modular homes, they could sell those and then you 11
<br />would have an exit off to Millikan and an exit off to the other way and those headlights would still probably be coming from those 12
<br />houses too (everybody talking at once). I mean, I’m just saying somebody’s got to ingress and egress and it just seems to me that 13
<br />I have no idea that that’s on Tim’s end of the world but, typically one of the other things that I can guess has to be brought up and 14
<br />I’ll go ahead and say it is that exposure is a big part of real estate. People, in order to buy real estate, need to know where it is and 15
<br />I think that often times, I’ve always known where Morrow Mill is and Orange Chapel Clover and all of those but that’s because I’m 16
<br />a real estate appraiser. I’m out there in the field. A lot of people that probably would never venture down there, which I’m sure a lot 17
<br />of people here would prefer to keep it that way is that going to a wedding venue or something like that and it’s going to expose the 18
<br />nearby properties to more traffic, which tends to be better for marketing and marketability. 19
<br /> 20
<br />Sharron Linn: So what are the general trends in the property values in these similar properties that have been transformed into 21
<br />these wedding venues? 22
<br /> 23
<br />John McCall: There’s no discern what change in value over the last four years, if say a wedding venue was creating problems, like 24
<br />I know the Daniels lives out by the Carriage House from out there. He’s got the big pond you see across from Mill Oaks when 25
<br />you’re driving down Jones Ferry Road. So, he’s got a body of water in the venues, and the other side of it, I guess the east side of 26
<br />that. And you know, what you would look for is that property values in and around some of these would start to diminish and there 27
<br />would be some discernable event. And I have not even heard a comment, and I’m out there pretty much daily talking to agents and 28
<br />talking to people in the market, whether they be buyers or not and you know, what I get, I have not heard a whole lot. I haven’t 29
<br />heard anything about a wedding venue being a problem as far as people living next door to it. And you know, I would’ve thought 30
<br />that areas, not here but, like Chatham County, Shakori. And Shakori doesn’t seem to have really put a big negative impact on 31
<br />properties down there. I mean, I can show data showing that the lot values have been better, but anyway, we’re talking about this 32
<br />property, and in my opinion the barn is not going to impact the nearby values. 33
<br /> 34
<br />Sharron Linn: That’s all the questions. 35
<br /> 36
<br />Karen Barrows: Anyone from the Board have questions for John? 37
<br /> 38
<br />Barry Katz: I have a question. Page two, there are statistics within two miles of wedding venues. Is two miles your typical statistical 39
<br />area from a location that you consider? 40
<br /> 41
<br />John McCall: It was just pulled out of the air. I just figured because Alamance County is about within two miles I thought, I just 42
<br />thought it seemed like a good radius you could do. And also, if you go much more than two miles from Aqueduct you’re in town. 43
<br /> 44
<br />Barry Katz: I’m not thinking more than two miles; I’m just thinking whether less than two miles will be of some significance 45
<br />more.. 46
<br /> 47
<br />John McCall: …The data gets pretty sparse, you know. And, there were 28 ok for by the Carriage House, there were a total of 28 48
<br />sold listings during 2011-2012. There were 30 listings sold 2012-2013 in that two-mile radius. So sometimes if your data gets to 49
<br />where it’s three houses, one’s a million dollars, one’s a hundred grand and one’s… 50
<br /> 51
<br />Matt Hughes: Yeah, that’s not enough statistics… 52
<br /> 53
<br />John McCall: Yeah, and then this really isn’t.. I mean, these numbers are just here to see if there was any kind of, at first glance, if 54
|