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Consultants' Final Report - Page 47 <br />VIII. Conclusions <br />The data and analyses reported in this document make a clear, compelling <br />statement about the secondary consequences of the adult entertainment businesses <br />along Garden Grove Boulevard. In terms of property values alone, the survey of <br />real estate professionals leads to the unambiguous conclusion that the mere <br />presence of these businesses depresses residential and commercial property values. <br />While the effect on commercial property values is problematic, the effect on <br />residential property values argues for strict regulations governing the distance of <br />adult businesses from residential neighborhoods. In commercial zones, moreover, <br />the consistent opinions of real estate professionals suggest that high density also <br />depresses commercial property values. This argues for strict regulations governing <br />the distances between adult businesses. <br />A separate survey of Garden Grove households is fully consistent with the <br />responses of real estate professionals. Put simply, these businesses have a real <br />impact on the daily lives of their neighbors. By all measures, respondents living <br />near one of these businesses are aware of the presence of the businesses and have <br />a pessimistic (but apparently realistic) view of their impact on the neighborhood. <br />Whereas public hearings might lead one to conclude that actual incidents involving <br />these businesses are rare, our survey results show the opposite; more than one in <br />five respondents reported a specific incident related to the operation of adult <br />EVER00393 <br />