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Approved 6/13/2011 <br />OC Board of Adjustment – 3/14/11 Page 19 of 59 <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />Vic Knight: I can’t find any market evidence that would indicate that there is any negative value impact on any of <br />the surrounding properties or neighborhood if this facility was complete per the plans and specifications that were <br />provided. <br />Nick Herman: Explain the basis for your conclusion or summarize that for us. <br />Vic Knight: To begin with, if you understand what the initial scope was in terms of the basic investigation, at that <br />point you would want to have some understanding of what impact a similar kennel might have on some form of an <br />animal facility. What I did was look at several others that exist in the county and/or surrounding areas identified <br />that were in existence in Orange County. One of them is on the border of Durham County so I guess you could <br />say it is four. The one that has appeared to be the most similar due to the size of the facility and potentially the <br />number of animals that might be there is Sunrise Pet Facility which if off Business Hwy 70 on the edge of Orange <br />and Durham County. There is a nearby neighborhood there, with this analysis which is Whispering Pines. We <br />have looked at evidence within the neighborhood specific over a period to see what appreciation levels may have <br />been taking place in a very broad sense over an extended period of time of which the duration period the dog <br />facility that is there in the area and the kennel facilities in the area existed through that entire time frame. There is <br />a base analysis when we started looking at properties in and around the Wildwood Community just south of <br />Hillsborough. That was a control set of data. The reason we picked a control set of data is because there was a <br />point in time where the initial Wildwood Community existed later than the Hampton Point commercial facility was <br />built adjacent to that. We did an analysis to see what impact that might have had in terms of appreciation values <br />so you would see something. That is before and after affect from one base point and then compare that to <br />something ongoing. When you analyze those two, there is a nominal difference between appreciation levels in <br />the two locations. There is no evidence from the market data that indicates the activity generated from the kennel <br />on 70 would have a negative impact into that local market area of Whispering Pines. <br />Nick Herman: The kennel that is near Whispering Pines subdivision is that the Sunny Acres Pet Resort. <br />Vic Knight: Yes. Sunny Acres is correct. <br />Nick Herman: That was the most comparable of the kennels that you could look at? <br />Vic Knight: It had the largest number of animals on a consistent basis as compared to the others that exist. And <br />the others are fairly intermittent as to when they are populated by animals. <br />Nick Herman: What was your description of their neighborhood where, page 12, you refer to this equestrian, <br />bovine, and other agricultural uses. Summarize the area where Mr. and Mrs. West live. <br />Vic Knight: I guess in a broad sense it is an otherwise rural location but rural being a mixture of single family <br />homes and a number of activities that are agriculturally based. There are a couple of horse facilities that are in <br />the general area. Cattle, as well as chickens are being raised in the area as well. Goats are literally being raised <br />on the road traveling into this property so it is a good mixture of agricultural animals in the immediate and general <br />area. Agricultural and residential uses. <br />Nick Herman: Is there anything about this proposed facility that is inconsistent with that area? <br />Vic Knight: No. It would be similar to other usage. <br />Nick Herman: Your bottom line conclusion on the value question is what? <br />Vic Knight: The market evidence does not indicate there would be any negative impact on the surrounding <br />properties from the building and operating of this particular kennel as proposed.