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Approved 9/10/2013 OC Board of Adjustment – 7/8/2013 Page 5 of 82 the property values of this neighborhood. There is only one answer and that is it will detract the property values of this 1 neighborhood. 2 3 Larry Wright: And what basis do you make that statement? Are you an appraiser? 4 5 Armand Lenchek: No. I am not an appraiser. I am not allowed to take money for giving an opinion on the value of a 6 property. 7 8 Larry Wright: What we have to deal with here is that we need evidence like impact value and things of this nature. So 9 what can you… we can hear you say that but there are more attorneys in this room than board members and I can say 10 they know what hearsay is so we have to have evidence from what you say. 11 12 Armand Lenchek: The evidence is that I have worked with many buyers and sellers over the years, specifically buyers 13 taking them to look at properties and I can specifically think of one incidence where I showed the buyer a beautiful 14 home, in North Durham, in the Northgate neighborhood. She loved this house, it was perfect for her and we had been 15 looking for a house for her for many, many months and it was tough to find the perfect house. This was the perfect 16 house for her and she was falling in love with this house until she looked over to her right and right on Roxboro Road, 17 there is a huge cell tower there. This cell tower is designed to be camouflaged to make it look like a big tree but it 18 obviously was not a tree so the minute she saw the cell tower, she said, I cannot buy this house. I am afraid of the 19 radio emissions coming from this. I haven’t really seen a lot of studies. 20 21 Larry Wright: There are. This is all hearsay. I have a cell tower in the back of my house and it was built after I moved 22 there. I am very happy it is there. It is in the middle of a cluster of woods and I am happy it is there so she didn’t like 23 it, I do and it has benefited in our neighborhood market so there is more hearsay. 24 25 Armand Lenchek: May I asked what neighborhood you are in? 26 27 Larry Wright: Cedar Grove. This is immaterial, we need evidence. You are talking about one woman, we need 28 evidence. 29 30 Mark Micol: Do your customers ask you about the potential for high speed internet or bandwidth when they approach 31 you about a sale? 32 33 Armand Lenchek: Yes. They certainly do. 34 35 Mark Micol: Do you think that washes out the negative side? 36 37 Armand Lenchek: I don’t think so at all. The general fear of cell towers is both a visual aspect and a possible 38 radiation. Those two aspects, time and time again, I have had buyers tell me I don’t want to be near it. It is the same 39 as high tension power lines. People don’t want to buy houses that back up to high tension power lines and it is tough 40 for us as real estate agents to quantify how much less a house will sell for when it backed up to a power line but we 41 know it does, it simply does. I have a house on the market in Colvard Farms and I cannot get anyone to look at that 42 house because everyone knows that it backs up to the high tension power lines. It is the least expensive, practical 43 square foot, in Colvard Farms right now and nobody is looking at this house. It is a gorgeous house but I can’t do 44 anything to sell it. In my mind, cell towers are the same thing as high tension power lines. I know this neighborhood 45 down Sesame, I have actually tried listing some of the homes in that neighborhood, and it is a tough neighborhood to 46 sell. It is not one of our high dollar neighborhoods and if we add this cell tower to this neighborhood, it will depress 47 those property values further. That is my feeling about it; that is my experience of over 10 years of working with 48 buyers and sellers. I also have lot for sale at 224 Red Run. It is a very small footage and it is literally 100 yards away 49 from where this cell tower is supposed to be. It is the next left to the west. I will show you where it is. This is a 50 beautiful lot. It is a little over 11 acres. My sellers had planned to build a million dollar property and they are not going 51