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APPROVED 5/10/2010 OC Board of Adjustment – 3/8/2010 Page 32 of 86 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 fold. One is it is not overly large, but a well-defined community but in addition to that there is a nearby commercial component that was constructed after the residential component was there. In addition to that aspect, the third component is that it also is extremely close in proximity to Interstate 85 so you will get some affect of being in close proximity to a residential component from Interstate 85. The reason being that the subject property being located about halfway between here and Chapel Hill is roughly three quarters of a mile or so from I-40 so there is somewhat of a similar component of traffic patterns that would be close by. In going through that analysis by reviewing some of the close sales in the Wildwood Subdivision over the course over eight or ten years what you are attempting to derive is not just a sale of a piece of property but a resale of the piece of property. If you have purchased your home 10 years ago and sold it today, you would hope it would be some appreciation of that property. So you are trying to gauge with a sufficient amount of data, what the actual appreciate rate is in a particular development that has various characteristics that have some externalities to those components of those sales. Those externalities are the existence of a commercial operation but also the interstate. That component is pretty much covered in the next section of the impact analysis. From that standpoint, we then took a look at a variety of other kennel facilities to see first of all, what other kennel facilities existed in and around Orange County. There are certainly multiple kennel facilities that exist; some of them are of much smaller scale. There is essentially only one that is of any equal or greater scale. That is the ones we chose. That is fructuous that in this case, there is also a near proximity to I-85. It is located essentially on the Durham County line or very close to the Durham County line off US 70. US 70 and I-85 essentially parallel each other as you get closer to that area. It is actually a larger physical facility. What I mean is the actually acreage that the kennel is located on is actually 14 acres or so. The building structures are within reasonable similarity to what is being proposed. They are probably a little bit larger; they have multiple buildings in different locations. If you look at that particular location, there is a residential development that has been existence for many number of years essentially southwest of this particular location about four tenths of a mile. I looked at sales and resales in the same fashion as we did the other. Once you compare those two, you are trying to determine what impact might be of a nearby kennel facility on a residential neighborhood and it certainly showed from the information that I have determined that it was consistent appreciation in those properties. In addition to that comparing that location with the baseline location which would be Wildwood, there appeared to be relatively similar appreciation levels so there is kind of a two fold purpose to that aspect. The conclusion to that is there does not appear to be from a historical sales standpoint that there is any negative impact on the residential components that are close to the facility located off of US70. Nick Herman: Is that basically a summary of the Impact Analysis that has been submitted as part of this application for Mr. Lonsway? Vic Knight: One other component that was dovetailed into this would be the additional information that was received through Mr. Whitaker of the various revisions to the drawings as it relates to the recommendations that came from Mr. Stewart, the acoustical gentleman that was here earlier. My conversations with Mr. Whitaker was those recommendations were incorporated into the design and therefore, in addition to what statistical information is out there, it appeared to me with the two professionals that are involved in this, they seem to concur that the impact of this is exceedingly small from any noise that might exist being generated from this facility. In addition to that, I spent some time looking at the noise level as I experienced it when I was at the property from the nearby interstate, more specifically the noise that was generated from the traffic that already exists on New Hope Church Road incorporated some reference documents into he report because I thought that was actually significant, the noise generation from the existing traffic and when you compare the two, in my opinion, any impact that might exist from any noise generation from this facility is minuscule compared to the noise generation that already exists on New Hope Church Road. Rob Maitland: Are you a sound expert? Did you take any measurements? Vic Knight: That is my conclusion. Rob Maitland: You have no credentials…. Vic Knight: Other than my ears, yes. Nick Herman: I am trying to understand what you are saying. Is it fair to say there is a lot of noise generated apparently on New Hope Church Road?