2020-01-06 RM Exhibits Exhibit
Book XL_Page [Gla
New Hanover County Monthly Collection Report for November 2019
Current Year 2019-2020
Real Estate Personal Property Motor Vehicles Combined
Scroll/Billed $ 146,547,614.47 $ 14,523,938.72 $ 4,824,093.10 $ 165,895,646.29
Abatements $ (43,875.26) $ (122,281.97) $ (166,157.23)
Adjustments $ 3,612.53 $ 284,717.41 $ 288,329.94
Total Taxes Charged $ 146,507,351.74 $ 14,686,374.16 $ 4,824,093.10 $ 166,017,819.00
Collections to Date $ 76,706,365.18 $ 2,058,491.39 $ 4,824,093.10 $ 83,588,949.67
*Refunds $ 72,074.27 $ 1,453.17 $ 73,527.44
Write-off $ (193.09) $ (1,150.83) $ (1,343.92)
Outstanding Balance $ 69,872,867.74 $ 12,628,185.11 $ - $ 82,501,052.85
Collection Percentage 52.31 14.01 100.00 50.31
YTD Interest Collected $ - $ - $ 40,980.36 $ 40,980.36
Total 2019-2020 Collections YTD $ 83,556,402.59
Prior Years 2009-2018
Real Estate Personal Property Motor Vehicles Combined
Scroll $ 1,461,488.76 $ 4,153,832.71 $ 497,337.43 $ 6,112,658.90
Abatements $ (4,478.39) $ (25,949.30) $ - $ (30,427.69)
Adjustments $ - $ 926.74 $ 926.74 ,
Total Levy $ 1,457,010.37 $ 4,128,810.15 $ 497,337.43 $ 6,083,157.95
Collections to Date $ 293,791.39 $ 85,879.00 $ 1,552.63 $ 381,223.02
*Refunds $ 22,505.24 $ 4,041.34 $ 506.28 $ 27,052.86
Write-off $ (22,255.68) $ (172,816.01) $ (90,506.27) $ (285,577.96)
Outstanding Balance $ 1,163,468.54 $ 3,874,156.48 $ 405,784.81 $ 5,443,409.83
YTD Interest Collected $ 43,286.16 $ 12,725.39 $ 899.27 $ 56,910.82
Total Prior Year Collections YTD $ 411,080.98
(Grand Total All Collections YTD $ 83,967,483.57,
*Detailed information for Refunds can be found in the Tax Office
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New Hanover County Debt Service Monthly Collection Report for November 2019
Current Year 2019-2020
Real Estate Personal Property Motor Vehicles Combined
Scroll/Billed $ 19,338,146.73 $ 1,907,006.94 $ 636,562.70 $ 21,881,716.37
Abatements $ (5,789.76) $ (16,136.33) $ - $ (21,926.09)
Adjustments $ 476.69 $ 37,571.32 $ - $ 38,048.01
Total Taxes Charged $ 19,332,833.66 $ 1,928,441.93 $ 636,562.70 $ 21,897,838.29
Collections to Date $ 10,094,419.40 $ 267,381.68 $ 636,562.70 $ 10,998,363.78
*Refunds $ 24.45 $ 23.86 $ 48.31
Write-off $ (25.51) $ (154.97) $ (180.48)
Outstanding Balance $ 9,238,413.20 $ 1,660,929.14 $ - $ 10,899,294.03
Collection Percentage 52.21 13.87 100.00 50.23
YTD Interest Collected $ - $ - $ 4,610.50
'Total 2019-2020 Collections YTD $ 10,998,363.78 I
Prior Years 2009-2018
Real Estate Personal Property Motor Vehicles Combined
Scroll $ 125,470.73 $ 202,521.88 $ - $ 327,992.61
Abatements $ (332.95) $ (2,101.18) $ (2,434.13)
Adjustments $ 122.29 $ 122.29
Total Levy $ 125,137.78 $ 200,542.99 $ - $ 325,680.77
Collections to Date $ 33,743.32 $ 6,999.50 $ - $ 40,742.82
*Refunds $ 459.59 $ 306.09 $ - $ 765.68
Write-off $ (7.22) $ (16.24) $ - $ (23.46)
Outstanding Balance $ 91,846.83 $ 193,833.34 $ - $ 285,680.17
YTD Interest Collected $ 3,668.66 $ 697.15 $ - $ 4,365.81
Total Prior Year Collections YTD $ 44,342.95
*Detailed information for Refunds can be found in the Tax Office
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New Hanover County Fire District Monthly Collection Report for November 2019
Current Year 2019-2020
Real Estate Personal Property Motor Vehicles Combined
Scroll/Billed $ 8,768,856.40 $ 1,224,255.89 $ 368,848.50 $ 10,361,960.79
Abatements $ (831.00) $ (4,961.09) $ (5,792.09)
Adjustments $ 5,338.42 $ 99.97
$ 5,438.39
Total Taxes Charged $ 8,773,363.82 $ 1,219,394.77 $ 368,848.50 $ 10,361,607.09
Collections to Date $ 5,259,567.76 $ 129,012.79 $ 368,848.50 $ 5,757,429.05
*Refunds $ - $ - $ -
Write-off $ (20.10) $ (110.40) $ (130.50)
Outstanding Balance $ 3,513,775.96 $ 1,090,271.58 $ - $ 4,604,047.54
Collection Percentage 59.95 10.59 100.00 55.57
YTD Interest Collected $ - $ - $ 3,074.91 $ 3,074.91
Total 2019-2020 Collections YTD
$ 5,760,503.96
Prior Years 2009-2018
Real Estate Personal Property Motor Vehicles Combined
Scroll $ 81,964.20 $ 227,599.09 $ 28,922.46 $ 338,485.75
Abatements $ (626.16) $ (498.48) $ (1,124.64)
Adjustments $ 136.29
$ 136.29
Total Levy $ 81,338.04 $ 227,236.90 $ 28,922.46 $ 337,497.40
Collections to Date $ 13,668.54 $ 5,091.38 $ 74.46 $ 18,834.38
*Refunds $ - $ 236.29
$ 236.29
Write-off $ (769.58) $ (8,786.85) $ (4,601.66) $ (14,158.09)
Outstanding Balance $ 66,899.92 $ 213,594.96 $ 24,246.34 $ 304,741.22
YTD Interest Collected $ 2,061.04 $ 675.50 $ 58.11 $ 2,794.65
Total Prior Year Collections YTD $ 21,629.03
!Grand Total All Collections YTD $ 5,782,132.99 I
*Detailed information for Refunds can be found in the Tax Office
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NEW HANOiVER COUNTY BOARD(Ai Cifr 1500K )
REGULAR MEETING,AUGUST 21,2917 PAGE 842
ASSEMBLY
The New Hanover County Board of Commissioners met saner nit&hot:lay Augur.'21,2017,at
4:00 p.m.in the Assembly Room of the New Hanover County Courthouse, a North Third Street,W tlmington,North
1
Carolina.
• Members present:Chairman Woody White;Vice-Chairman Skip Watkins;Commissioner Jonathan Barfield,
Jr.;Commissioner Patricia Kusek;and Commissioner Rob Zapple.
Staff present:County Manager Chris Coudriet; County Attorney Wanda Copley; and Clerk to the Board
Kymberleigh G.Crowell.
INVOCATION AND PLEDGE OF ALLEGIANCE
Joseph Peterson, Pastor with Filth Avenue United Methodist Church, provided the invocation and
Commissioner Jonathan Barfield,Jr.led the audience in the Pledge of Allegiance to the Flag.
APPROVAL OF CONSENT AGENDA
Chairman White requested a motion to approve the Consent Agenda as presented.
Motion: Commissioner Kusek MOVED,SECONDED by Vice-Chairman Watkins, to approve the items on the
Consent Agenda as presented.Upon vote,the MOTION CARRIED UNANIMOUSLY.
CONSENT AGENDA
Approval of Minutes—Governing Body
The Commissioners approved the minutes of the Regular Meeting of July 17,2017.
Adoption of State Road Resolutions—Governing Body
The Commissioners adopted NCDOT State Road Resolutions in support of adding the following roads to the
State Maintained Secondary Road System:
• Trace Drive which is located within the Bayview Subdivision in New Hanover County(Division File
No: 1243-N)
• Lorraine Drive(North)which is located within the Arrowhead(section 9)Subdivision in New Hanover
County(Division File No: 1244-N)
Copies of the resolutions are hereby incorporated as part of the minutes and arc contained in Exhibit Book
XL,Page 35.1.
Adoption of PACE Month Proclamation—County Manager
The Commissioners adopted a proclamation recognizing September 2017 as Programs of All-inclusive Care
for the Elderly(PACE)Month in New Hanover County. Last year Governor McCrory proclaimed September 2016
to be PACE Month in the State of North Carolina.The National PACE Association has contacted Governor Cooper
to keep the tradition in 2017.The proclamations help to celebrate the work of the dedicated PACE employees and to
spread awareness among residents.
A copy of the proclamation is hereby incorporated as part of minutes and is contained in Exhibit Book XL,
Page 35.2.
Approval of the New Hanover County's Alcohol Beverage Control Board's Travel Policy—Legal Department
The Commissioners,pursuant to North Carolina General Statute 18B-700 and at the request of the Ncw
Hanover County's Alcohol Beverage Control Board(NHC ABC),approved their Board Travel Policy which conforms
to New Hanover County's travel policy which must be approved by the appointing authority on an annual basis,even
if there are no changes.
A copy ot'the NHC ABC Board's travel policy is available for review at the NHC ABC office.
Adoption of Resolution Disposing of Surplus Property—Finance Department
The Commissioners adopted a resolution declaring property surplus and authorizing the sale of the equipment
electronically or disposal by any other method authorized pursuant to North Carolina General Statute I60A-270(c).
A copy of the resolution is hereby incorporated as part of the minutes and is contained in Exhibit Book XL,
Page 35.3.
Approval of Budget Amendment for Cape Fear Community College Building W Renovation Project—Finance
Department
The Convnissioners approved the budget amendment for Cape Fear Community College(CFCC)Building
W Renovation Project. Ncw Hanover County has issued general obligation bonds for CFCC to fund various
construction projects including Union Station,an associated parking deck,Humanities and Fine Arts building,and the
Advanced and Emerging Technologies building.The County has received premiums and interest above the originally
budgeted amounts that must be budgeted.
As a part of the downtown campus renovations,which CFCC has allocated$4 million of project costs to,
$1.1 million of bond proceeds will be used to renovate the W Building which encompasses the Marine Tech and
hospitalities facilities. The renovation includes improvements such as upgrades to select HVAC equipment,
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,21117 PAGE 843
renovations to the Hospitality Kitchen,converting an existing covered deck to classroom space,renovating bathrooms,
minor repairs,and lighting improvements to the marine tech bay area.New Hanover County general obligation bond
proceeds will be coupled with NC Connect Bond funds ofS1.05 million to complete the S2.15 million project.
As all premiums and interest from the general obligation bond issues have not been budgeted, staff is
requesting the approval of the Budget Amendment 18-008 to budget S1.1 million in bond premiums and interest for
this project.This leaves no additional premiums to be budgeted.
A copy of Budget Amendment 18-(108 is hereby incorporated as part of the minutes and is contained in
Exhibit Book XL,Page 35.4.
Approval of June 2017 Tax Collection Reports—Tax Department
The Commissioners accepted the Tax Collection Reports of New Hanover County,New Hanover County
Fire District,and New Hanover County Debt Service as of June 2017.
Copies of the tax collection reports arc hereby incorporated as part of the minutes and are contained in Exhibit
Book XL,Page 35.5.
Approval of the 2016 Annual Tax Settlement—Tax Department
The Commissioners approved the 2016 Annual Tax Statement Settlement.In accordance with the North
Carolina General Statutes,the Tax Collector must make an annual report of settlement for the fiscal year 2016-2017
and prior years.New Hanover's overall collection rate is up.10%at 99.15.Fire District is up.02%at 99.08.
A copy of the report is available for review at the Tax Department.
Approval of the 2017 Charge of Levy—County Manager
The Commissioners approved the 2017 Charge of Levy to the Tax Collector pursuant to North Carolina
General Statutes 105-321 and 105-347.
A copy oldie charge is hereby incorporated as part of the minutes and is contained in Exhibit Book XL,Page
35.6.
Approval of New Hanover County Board of Education Applications for North Carolina Education Lottery
Funds for FY17-18 Capital Projects—Strategy and Budget
The Commissioners approved the New Hanover County Board of Education applications for North Carolina
Education Lottery Funds for FY17-18 Capital Projects as follows:
Capital construction needs were identified during the FY17-18 Budget process.On July I I,2017,the Board
of Education approved the FY17-18 Capital Project budget.On August I,2017,the Board of Education approved
nine applications for projects totaling$2,351,000 to be funded by the Public School Building Fund,North Carolina
Education Lottery.The nine projects are as follows:
1)$114,000 Bellamy-Replacement of voice/data/network cabling.
2)$400,000 Sea-Tech-Building renovations to Sidbury Road facility to accommodate the new Sea-Tech
High School program.
3)$122,000 Eaton-Replacement of voice/data/network cabling.
4)SI 17,000 Codington-Replacement of voice/data/network cabling.
5)$370,000 Virgo-Replacement of single-pane windows and storefront entrances/doors.
6)$870,000 Veterans Park-Replacement of two(2)500 ton chillers in the central plant serving Ashley
High School and Murray Middle School.
7)$240,000 Alderman-Repair floor slab that has settled in the 1966 classroom addition.
8)$ 40,000 New Hanover High School-Replacement of the existing sound system in the main gym.
9)$ 78,000 Sunset Park-Replacement of steel doors,sidelights and concrete awning and stairs at Building
A entry.
Adoption of Budget Ordinance Amendments—Strategy and Budget Department
The Commissioners approved the following budget amendments which amend the annual budget ordinance
for the fiscal year ending June 30,2018:
Various Departments 18-001,18-009:
• BA 18-001:As oflune 30th,there are a number of outstanding purchase orders associated with contracts
that New Hanover County has entered into with various suppliers.In order to account for the payments,
the enclosed roll over budget amendment will appropriate hinds in the amount of S3,842,123 for the
open purchase orders.
• BA 18-009:New Hanover County receives multiple grants that do not correspond with the fiscal year,
meaning the expiration dates are not June 30.For this reason,this budget amendment is being presented
for adoption to rollover unexpended grant expenditures from FY17 to FY18.Grant revenues will also
be increased,therefore,there is no change to the appropriated timd balance.The grant rollover for the
General Fund is S279,470,the Fire Services Fund is$4,200 and the Environmental Management Fund
is$17,278.
This is an administrative action taken each fiscal year.
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,2017 PAGE 844
Copies of the budget amendments are hereby incorporated as part of the minutes and are contained in Exhibit
Book XL,Page 35.7.
REGULAR ITEMS OF BUSINESS
SPECIAL RECOGNITION OF THE PORT CITY TRACK CLUB
Commissioner Barfield stated that he was honored to bring special recognition to the Port City Track Club.
The Port City Track Club's mission is to provide and promote sports training and competition for its members.It
wants to support our community, recognize nationally highly motivated runners, attract athletes of all ages and
{ abilities,and promote health and fitness.The Port City Track Club(PCTC)provides an opportunity for its athletes to
develop physical fitness and lifelong skills in a variety of school teams and individual sports.Its aim and objectives
are to provide an environment for Track and Field to be as healthy a sport as possible and reach as many athletes as
possible.PCTC continues to look for ways to shape the future of the sport.
Commissioner Barfield recognized the youth members and their efforts at the National Junior Olympics to
bring back two championships. He then invited the PCTC Founder and Coach Roderick Bell and the other coaches
to speak.
Coach Bell stated that only part of the club was in attendance and that it has a membership of 85.Some of
the members have transitioned to college to run track and field.PCTC began in 2013 with eight youth on the roster.
There are now 85 youth members,each of whom performed great this year. He thanked the coaches and parents for
their support and for the opportunity to attend the Commissioners meeting. Coach Ballard commended Coach Bell
for the efforts he has made with the kids,his efforts to get the seniors in the PCTC scholarships to various colleges
and for helping them with their senior projects.
Commissioner Barfield stated that the youth standing here today are future Olympians and thanked PCTC
for attending the meeting to be recognized for their hard work and achievements.
ADOPTION OF PROSTATE CANCER AWARENESS MONTH PROCLAMATION
Chairman White announced that the Wilmington Prostate Cancer Support Group(WPCSG)has requested
the Board declare September 2017 as Prostate Cancer Awareness Month and invited WPCSG Director Carl Byrd to
make remarks.
Carl A.Byrd,Sr.,WPCSG Director,and George Gardner,WPCSG President,expressed appreciation to the
Board for its support by recognizing September 2017 as Prostate Cancer Awareness Month.The WPCSG's parent
organization,Us TOO International,will be hosting only one of four community conversations in the United States
on prostate cancer in Wilmington on September 23'at Grace United Methodist Church Activity Center from 9:00
AM to 3:00 PM.Messrs.Byrd and Gardner invited the Board to attend the event.They requested that County Manager
Coudrict provide the organization's flyer to County employees and post on the County website in order to provide
information about this issue.
Motion: Commissioner Barfield MOVED, SECONDED by Commissioner Kusek, to adopt the proclamation
declaring September 2017 as Prostate Cancer Awareness Month in New Hanover County. Upon vote,the MOTION
CARRIED UNANIMOUSLY.
A copy of the proclamation is hereby incorporated as part of the minutes and is contained in Exhibit Book
XL,Page 35.8.
PRESENTATION OF SERVICE AWARDS
County Manager Coudriet requested the following employees to step forward to receive service awards:
Five Years: Patricia Dew,Library
Gorey Grenyion,Parks and Gardens
Sherri Jones,Social Services
Sarah Kelly,Social Services
Ryan Kondor,Parks and Gardens
Gene Moore,Sheriff's Office
Heather Patterson,Social Services
Terryl Simpson,Social Services
Ten Years: Frank Sellers,Fire Services
Karey Smythe,Health
Twenty Years: Shawndra Underwood,Social Services
Thirty-Five Years: Paula Jenkins,Finance
Chairman White presented a service award to each person and the Commissioners expressed appreciation
and thanked each one for their years of dedicated service.
County Manager Coudrict requested the following new employees to step forward and be introduced:
Susan Brown,Health Department
Isabel Campos,Sheriff's Office
Jared Cobb,Fire Services
Tanner Freeman,Fire Services
Donna Gritzer,Tax
• NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,2017 PAGE 845
Jodie Hall,Health Department
Eric Jarrell,IT Department
Jack Lucckenbach,Fire Services
Alexis McCloskey,Communications and Outreach
Catherine Morgan,Health Department
Diane Oh,Sheriffs Office
Amanda Ronne,Social Services
Sarah Steere,Human Resources
David Sweeney,Fire Services
Tony Taylor,Social Services
Zakare Whicker,Emergency Management
Tyler Witter,Fire Services
•
The Commissioners welcomed the employees to County Government and wished them success in their new
positions.
PRESENTATION OF CERTIFICATE OF ACHIEVEMENT FOR EXCELLENCE IN FINANCIAL
REPORTLN G
Chairman White reported that the County was presented the Certificate of Achievement for Excellence in
Financial Reporting by the Government Finance Officers Association for the FY 2016 Comprehensive Annual
Financial Report. This is the thirty-sixth consecutive year that the County has achieved this prestigious award.
On behalf of the Board, Chairman White presented the certificate to Chief Financial Officer Lisa
Wurtzbacher and congratulated her on the achievement. Ms.Wunzbacher thanked Deputy Chief Financial Officer
Martha Wayne and staff of the Finance Department for their dedication and hard work that goes into the financial
report.
APPROVAL CITY OF WILMINGTON'S REQUEST FOR A LATENT FINGERPRINT EXAMINER
Chief Deputy Ken Sarvis with the New Hanover County Sheriff's Office requested the Board approve the
Sheriff's request, on behalf of the City of Wilmington, for a Latent Fingerprint Examiner to provide fingerprint
analysis and comparison.
This position will be responsible for making a positive identification on fingerprints and will be handling the
majority of cases from the City of Wilmington.The total cost for a full year of salary and fringes will be S78,791.The
position will be 100%funded by the City of Wilmington.The Fingerprint Examiner position will be staffed at the
Sheriff's CSI facility. The appropriate equipment and workshop will be provided and is available immediately.
Wilmington Police Department is providing an additional Latent Fingerprint machine and will be paying for yearly
maintenance.
Chairman White asked for direction front the Board.
Motion: Vice-Chairman Watkins MOVED,SECONDED by Commissioner Kusek,to approve one Latent Fingerprint
Examiner position and adopt Budget Amendment#18-006.Upon vote,the MOTION CARRIED UNANIMOUSLY.
A copy of the budget amendment is hereby incorporated as part of the minutes and is contained in Exhibit
Book XL,Page 35.9.
CONTINUANCE OF PUBLIC HEARING AS REQUESTED BY HELLMAN,YATES,AND TiSDALE FOR
OPTIMA TOWERS IV,APPLICANT,ON BEHALF OF THE PROPERTY OWNER,HOME LIFE,INC.,
FOR A SPECIAL USE PERMIT FOR A TELECOMMUNICATIONS TOWER ON A 0.80-ACRE PARCEL
LOCATED AT 2020 CORPORATE DRIVE(S-630,7/16)
Chairman While stated that Hellman,Yates,and Tisdale for Optima Towers 1V,applicant,has requested that
the item be continued and requested Joe Taylor,attorney with Murchison,Taylor and Gibson,LLC representing the
petitioner,Optima Towers IV,present the request for continuance.
Mr.Taylor stated that on behalf of his client,Optima Towers iV,he is requesting this matter be continued
until the Board's October 2,2017 meeting. Substantial progress has been made on the various meetings the Board
was told about during the July 17,2017 meeting.The applicant's engineers could not attend today's meeting. Mr.
Taylor further staled that there is no known neighborhood objection to the continuance request.It is important to be
able to provide the Board and staff all the data at the time of the hearing.
Chairman White requested direction from the Board.
Motion: Vice-Chairman Watkins MOVED,SECONDED by Commissioner Kusek,to continue the public hearing
for a Special Use Permit request by Hellman,Yates,and Tisdale for Optima Towers IV,on property located at 2020
Corporate Drive, until the Regular Meeting of October 2, 2017. Upon vote, the MOTION CARRIED
UNANIMOUSLY.
CONTINUANCE OF PUBLIC HEARLNG AS REQUESTED BY LEE LAW FIRM,PLLC,ON BEHALF OF
THE PROPERTY OWNER,THE LEWIS FAMILY TRACT,LLC,IN ORDER TO REZONE 85.19 ACRES
LOCATED AT THE 4700 BLOCK OF GORDON ROAD FROM O&I,OFFICE AND LNSTITUTIONAL
DISTRICT, AND B-2, HIGHWAY BUSINESS DISTRICT, TO (CUD) R-15, CONDITIONAL USE
RESIDENTIAL DISTRICT,AND FOR A SPECIAL USE PERMIT IN ORDER TO DEVELOP A HiGH
DENSITY DEVELOPMENT(Z17-08)
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,21117 PAGE 846
Chairman White stated that Lee Law Firm,PLLC,on behalf of the property owner,the Lewis Family Tract,
LLC,has requested that the item be continued and requested Mr.Lee to provide an update.
Mr. Lee stated that on behalf of his client,the Lewis Family Tract,LLC,they arc prepared to present the
request.However,the North Carolina Department of Transportation(NCDOT)has not completed its review of the
Traffic Impact Analysis(TiA)for the project,so it has not been approved.He and his clients believe it is premature
to ask for the Board to consider the request without the NCDOT approval.Mr.Lee is requesting a continuance until
the Board's September 5,2017 meeting.
Chairman White requested direction from the Board.
Motion: Vice-Chairman Watkins MOVED,SECONDED by Commissioner Zapple,to continue the public hearing
for a rezoning request by the Lee Law Finn,PLLC,on behalf of the property owner,the Lewis Family Tract,LLC,
on property located at the 4700 block of Gordon Road,until the Regular Meeting of September 5,2017. Upon vote,
the MOTION CARRIED UNANIMOUSLY.
PUBLIC HEARING AND APPROVAL OF REQUEST BY DESIGN SOLUTIONS ON BEHALF OF THE
PROPERTY OWNERS, CASTLE HAYNE JUNCTION PARTNERSHIP, IN ORDER TO REZONE 3.16
ACRES LOCATED AT THE 5300 BLOCK OF CASTLE HAYNE ROAD FROM O&I, OFFICE AND
INSTITUTIONAL DISTRICT, TO (CZD) B-2, CONDITIONAL HIGHWAY BUSINESS DISTRICT, IN
ORDER TO DEVELOP A CONTRACTOR'S OFFICE(Z17-05)
Chairman White opened the public hearing and requested staff to make the presentation.
Current Planning and Zoning Supervisor Ben Andrea reported that the applicant proposes to rezone 3.16
acres located at the 5300 block of Castle Hayne Road from O&I,Office and Institutional District,to(CZD)B-2,
Conditional Highway Business District,in order to develop a contractor's office.The area subject to the rezoning
request includes three parcels(5301,5307,and 5311 Castle Hayne Road):however,only the southernmost parcel is
proposed for development(5301 Castle Haync Road).The northernmost parcel(5311 Caste Haync Road)is to remain
the Castle Hayne Fire Station,and the parcel at 5307 Castle Haync Road is to remain undeveloped at this time.
The rezoning proposal will have no effect on existing Fire Services operations, and Fire Services has
indicated they have no issues with the request. 5307 and 5311 Castle Hayne Road arc included in the rezoning request
in order to expand an existing B-2 zoning district;the parcel subject to the new development(5301 Castle Hayne
Road)is not large enough on its own to meet the required minimum B-2 district size of five acres.Zoning to the west
is RA,Rural Agriculture,and is low density single family residential.To the south is Obit zoning and contains the
existing office building for Southbay Roofing.Across Castle Hayne Road is R-15 zoning and contains low density
single family residential.There is a smattering of B-2 zoning in the arca,some of which is vacant.
Access is provided by Garden Place Drive,a public NCDOT maintained road.Public water and sewer is not
available at this location. The parcel does not feature any known environmental constraints. The proposed
development consists of a 4,800 square foot building for warehouse,shop,and offices for a specialty trade contractor.
With the conditional rezoning,the other two parcels would be locked into remaining as they are until a rezoning is
submitted to change the use or development.Fencing and vegetation would be installed along the western property
line to buffer the new use front the existing residential.The development would be subject to stormwater regulations
that would be reviewed as part of the permitting process.A 20-foot wide easement will allow for future development
of a bicycle and pedestrian facility.This proposal will generate nine trips in the AM peak,and eight trips in the PM
peak,and therefore a Traffic Impact Analysis(TIA)was not required to be completed.
According to the 2016 Comprehensive Land Use Plan,the site is classified as Community Mixed Use.The
Community Mixed Use place type focuses on small-scale,compact,mixed use development patterns that serve all
modes of travel and act as an attractor for County residents and visitors.Types of appropriate uses include office,
retail,mixed use,recreational,commercial,institutional,and multi-family and single-family residential.The proposed
development is consistent with the place type as it provides commercial services at a density appropriate for a major
thoroughfare without water and sewer utilities and includes an easement to support future multi-modal transportation.
The Planning Board considered this application at their June 1,2017 meeting and recommended approval(6-
0)with no conditions,finding that it is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal
contributes to the mixture of uses encouraged within the Community Mixed Use place type.
2. Reasonable and in the public interest because the proposed development would locate a light intensity
nonresidential use along a major road corridor and serve as a transition to the adjacent residential zoning.
Staff is recommending approval of this application as stated in the Planning Board's action.Staff concurs
with the Pluming Board's statements that the application is consistent with the Comprehensive Plan and is reasonable
and in the public interest.
In response to Board questions,Mr.Andrea stated there has not been any discussion about using the vacant
lot for storage materials. Using the lot for that purpose would not be allowed based on the site plan and to his
knowledge is not part of the proposal.There was no discussion about equipment maintenance on the lot.There is a
proposal for equipment storage in the fenced-in area to the west of the area and it would be buffered from the
residential area.He also has not seen any particular call out for a dumpster location,although he is sure it has been
considered where t c refuse would be taken.
Chairman White requested the petitioner to comments.
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1
• NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,2017 PAGE 847
Cindee Wolf of Design Solutions,made the presentation on behalf of Castle Hayne Junction Partnership and
Castle Haync Volunteer Fire Department.The two parcels,the fire station where it is and the vacant lot,arc part of
the Castle Hayne Volunteer Fire Department.There is nothing planned for those parcels other than what is existing.
Her client currently leases the property to the south of Garden Place and has offices as a roofing company.Because it
is zoned O&1,Office and Institutional,her client has to keep the trucks,trailers,and anything else on property further
down North College Road in a B-2 or I district. With having a successful business,her client is very interested in
having its own piece of property and improving it as such.The B-2 zoning will avail the client to have everything on
site in the same place.
To her knowledge there will not be any onsite work done on the trucks.The trucks are sent offsite to be
repaired. Equipment and demolition materials are handled on each project site.Even though there would be storage
of the trucks overnight and materials in the fenced-in yard and the dumpster,she doesn't see that those types of
activities are a big issue in this particular use.if approved,this will allow her client to have its office and equipment
ill the same location. They did work very closely with the neighbors to the rear and it was the neighbors'option to
have the fence and combination of landscaping. It would be a screening fence.
In response to Board questions,Ms.Wolfe stated that the manufactured home shown in the information has
been moved.It was a situation where the Castle Haync Vohmteer Fire Department had encroachment from neighbors.
They were served with notice and to the best of her knowledge all of it has been removed.The Castle Hayne Volunteer
Fire Department intends to install a fence.
Chairman White reported that no one signed up to speak in flavor of the request or in opposition.
Hearing no further discussion,Chairman White closed the public hearing and requested direction from the
Board.
Motion: Commissioner Barfield MOVED,SECONDED by Commissioner Kusek,to approve,affirming stairs
statements that the application is consistent with the Comprehensive Plan and is reasonable and in the public interest.
Upon vote,the MOTION CARRIED UNANIMOUSLY.
A copy of AN ORDINANCE OF THE COUNTY OF NEW HANOVER AMENDING THE ZONING MAP OF
CASTLE HAYNE AREA OF NEW HANOVER COUNTY,NORTH CAROLINA,ADOPTED JULY 1, 1985,is
hereby incorporated as a part of the minutes and is contained in Zoning Book II,Section Castle Haync,Page 28.
PUBLIC HEARING AND APPROVAL OF REQUEST BY COASTAL LAND DESIGN,PLLC,ON BEHALF
OF THE PROPERTY OWNER,CORBETT PACKAGE COMPANY,IN ORDER TO REZONE 129.3 ACRES
LOCATED AT THE 100 BLOCK OF BRENTWOOD DRIVE FROM I-2,HEAVY LNDUSTRIAL,TO(CUD)
R-15,CONDITIONAL USE RESIDENTIAL DISTRICT,AND FOR A SPECIAL USE PERMIT LN ORDER
TO DEVELOP A COMMUNITY BOATING FACILITY(Z17-09)
Chairman White opened the public hearing and announced that the Conditional Use District process requires
a quasi-judicial hearing;therefore,any person wishing to testify must be sworn in. He requested that all persons who
signed in to speak or who want to present testimony to please step forward to be sworn in.
The following persons were sworn in:
Brad Schuler
Ben Andrea
Ken Varier
Ernest Olds
Andi Van Trigt
Joe Taylor
Frank Braxton
Albert Corbett
Current Planner Brad Schuler reported that a Conditional Use District is a district that requires every land
use within it to obtain a Special Use Permit(SUP)and therefore,two separate actions would need to be taken by the
Board and any conditions must be added to the SUP.Coastal Land Design,PLLC,on behalf of the property owner,
Corbett Package Company,is requesting to rezone 129.3 acres of land located at the 100 block of Brentwood Drive
from i-2,Heavy industrial,to(CUD)R-15,Conditional Use Residential District,in order to develop a community
boating facility.The property is adjacent to the Northeast Cape Fear River and is mostly undeveloped land that is
zoned for industrial purposes.
The proposed development will consist of a boat dock containing 98 boat slips which is connected to a 7.45-
acre island of uplands.The island will contain an open air pavilion containing bathrooms,group picnic areas,canoe
launches,and bike/walking trails.Access to the island will be provided by a 10-foot-wide boardwalk which spans
approximately 1,400 feet east to a proposed 98-lot single family subdivision.The pavilion will be served by public
water and a private septic system.
The entire property is located within a Special Flood Hazard Area.The vast majority of the property is within
an AE flood zone(100-year floodplain),and a portion of the island is located within a Shaded X flood zone(500-year
floodplain).The proposed preliminary flood study will remove the Shaded X zone and place the entire property in an
AE zone and increase the base flood elevation by one foot.The property contains regulated wetlands which will be
preserved un conservation space. The property is located within a Natural Heritage Area,specifically the Northeast
Cape Fear River Floodplain.This Natural Heritage Area is classified as exceptional,meaning it may contain a
minimum of 10 rare plant and animal species.Potential impact to any endangered species will be reviewed during the
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,2017 PAGE 848
Coastal Area Management Act(CAMA)Major permitting proccss for the proposed facility.
The proposed subdivision is located within land already zoned R-15,and therefore,it is not included within
this rezoning application.The community boating facility is a private,non-profit facility with no commercial activities
being permitted.Each boat slip will be reserved for the homeowners within the proposed subdivision.Of the 129.3
acres included within the application,121.85 acres will be preserved in conservation space.The proposed community
boating facility and boardwalk must also obtain applicable permits from the NC Division of Coastal Management and
U.S.Army Corps of Engineers. As the community boating facility is a private facility with no commercial activities
being permitted, it is not expected to generate any additional trips outside of those generated by the proposed
subdivision.Therefore,a Traffic Impact Analysis(TiA)was not required to be completed for this application.
The 2016 Comprehensive Land Use Plan classifies the subject property as Conservation.The Conservation
place type covers areas of natural open space and is intended to protect the natural environment,water quality,and
wildlife habitats that serve the public through environmental education,low-impact recreation,and in their natural
beauty.Protection may also extend to important cultural or archaeological resources and to areas where environmental
hazards arc known to exist. Increased density would be discouraged,and low impact development methods would be
required. Such requirements place limits on development to ensure the protection of resources. The proposed
community boating facility is consistent with the goals of the 2016 Comprehensive Plan because it provides low-
impact recreation in an environmentally sensitive area and will place 121 acres of marshland in conservation space
that could not be developed unless a new rezoning application was submitted and approved by the Board of
Commissioners.
The Planning Board considered this application at their July 13,2(117 meeting and recommended approval
(7-0)of the rezoning to the Conditional Use District,finding that it is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
provide low-impact recreation in an environmentally sensitive area.
2. Reasonable and in the public interest because the proposal will preserve over 100 acres of an
environmentally sensitive area in its natural state.
Stall'concurs with the Planning Board's action and recommends approval of the Conditional Use Zoning
District.
If the Board approves the rezoning,then it can consider the SUP portion of this application based on the
current information. Based on current information, staff has created preliminary findings of fact for each of the
conclusions required to be reached to approve the SUP request and arc detailed in the staff summary.
The Planning Board also recommended approval (7-0) of the Special Use Permit with the following
conditions:
1. The proposed development must be constructed in accordance with the preliminary Flood Insurance Rate
Maps.
Staff concurs with the Planning Board's condition being included should the Board approve the SUP.
Chairman White requested the petitioner to comment.
Mr.Taylor,attorney with Murchison,Taylor and Gibson representing the petitioner,stated that Andi Van
Trigt,attorney also with Murchison,Taylor and Gibson,and Frank Braxton with Coastal Land Design will make the
presentation.
Ms.Van Trigt stated that the petitioners are in fitll agreement with everything staff has reported.This project
is perfect for the unique property.The project will be adjacent to and a part of the River Breeze subdivision.The River
Breeze subdivision has already been approved but this project and the only item being presented for the Board's
consideration is the adjacent property, which is approximately 129 acres on the river. 11 will hopefully house a
proposed private community boating facility that will serve the residents of River Breeze,which will be a 98-lot single
family development. The proposed facility will also have 98 slips so one will be designated for each unit.it will be
only accessible over a boardwalk that can be accessed on foot,bicycle and golf cart. The only concern that has been
raised is fire,which was raised at the Planning Board meeting.It is a concern that has been handled in the sense that
this project will not be able to be developed except in accordance with all applicable fire code standards and in
conjunction with those requirements and the relevant authorities.
The evidence contained in the application satisfies all applicable legal requirements for approval of the
requested Conditional Use District Rezoning and associated Special Use Permit.Having received the support of the
Planning staff and unanimous favorable recommendation from the Planning Board,the Board of Commissioners is
respectfully asked to approve both aspects of the application as necessary to allow the community boating facility to
proceed as planned.
The first aspect of request to rezone Tract A of the development,which is not the subdivision which has
already been approved,but the approximately 129 acres that is on the river and is primarily brackish marsh except for
an approximately 8-acre area of uplands where the facility will be located.Approval of the request to rezone Tract A
to(CUD)R-15,Conditional Use Residential District,is warranted because the proposed community boating facility
is both reasonable and in the public interest. It is also consistent with the Comprehensive Land Use Plan and the other
applicable plans as summarized during staff's presentation and in the application. Generally speaking,Tract A is
located in the Conservation place type pursuant to the Comprehensive Land Use Plan.The proposed community
• NEW HANOVER COUNTY BOARD OF COMMISSIONERS
BOOK 33
REGULAR MEETING,AUGUST 21,2017 PAGE 849
boating facility is directly in line with the goals of the Conservation place type as it constitutes a low impact
recreational use. It also advances a number of goals identified in the Comprehensive Plan including the conservation
and enhancement of our unique sense ofplace and conservation of environmentally critical areas. Use of this property
as a community boating facility will be one of the only and best possible uses for this unique and environmentally
sensitive area.
The second aspect,the issuance of a Special Use Permit for the proposed community boating facility,is
warranted as well.Section 71-1 of the Zoning Ordinance provides the four required findings for issuance of a Special
Use Permit.First,the use will not materially endanger the public health or safety if located where posed and approved.
This is established primarily in the fact that it will not be used for commercial purposes and because of that,will not
increase traffic and for other reasons will be a low impact use in such a sensitive area.Also,the majority of Tract A,
which is approximately 121 acres will be preserved as conservation space in the plan.Secondly,the use meets all
required conditions and specifications of the Zoning Ordinance.The subject property,Tract A,is in the 1-2 District
like much of the area around it. The request being made is for a Conditional Rezoning to R-15,which is what the
already approved River Breeze subdivision currently is zoned.As it is a Conditional Use Rezoning,all the Board will
be allowing by approving this request is for the developer to proceed with the specific community boating facility as
described in the site plan and,if approved,in accordance with the Special Use Permit.All the standards of Section
72-37,Governing Community Boating Facilities,have also been satisfied.
The third aspect,as per the Special Use Permit requirements,the use will not substantially injure the value
of adjoining or abutting property or the use of public necessity.Either of those is sufficient. There is no evidence in
the record that the proposed use will injure in any way the surrounding property and may enhance the property values
of the surrounding area.
The fourth and final aspect,the location and character of the use,if developed in accordance with the plan,
will be in harmony with the area in which it is to be located and is in general conformance with the development plan
for New Hanover County.This proposed use is entirely consistent with the Comprehensive Land Use Plan as it is part
of the Conservation place type.A low impact community boating facility perfectly fits in with that place type. The
surrounding property is undeveloped land primarily zoned industrial or residential as it will be a part of a residential
development.
Ms.Van Trigt concluded the presentation stating that given all of these elements and what's already in the
record before the Board and as Mr.Schuler summarized,the petitioner believes all legal requirements have been met
for both aspects of this request and the Board's favorable consideration would be appreciated.
Chairman White stated that one person had signed up to speak in favor of the request and there were no
speakers in opposition.He invited Mr.Corbett to give his comments.Mr.Corbett declined to make comments.
Chairman White closed the public hearing and opened the floor to Board discussion.
In response to Board questions regarding the dock being adjacent to the turning basin of the Cape Fear River,
Mr.Schuler stated that the location of the dock will be reviewed under CAMA.He understood that some preliminary
comments have already been provided and the dock had to be adjusted further south.Mr.Braxton stated that a scoping
meeting has been held with the NC Division of Coastal Management and U.S. Army Corps of Engineers.Almost
everything possible was vetted including the turning basin. A request was made that the dock be shifted more to the
south and protection be installed at the northern end to keep any log debris from coining down river and hitting the
boats,so it has been addressed.
In response to Board questions,Mr.Braxton stated that the island's elevation is approximately nine feet.Any
development on the island is not subject to the codes which allows for more flexibility ill being able to move the
facility around,elevate it if needed,and being able to build with materials that are less susceptible to fire and anything
of that nature.In regards to the septic field,a full site evaluation has been done for the ability of the site to handle a
septic system.There is a portion of the property in the very center of the island that is receptive to septic and can
handle a small load.There is still the step of obtaining a permit from the Health Department.Also being considered
is whether to run a pressure line through the marsh as there is a risk of the pressure line breaking.
Hearing no further discussion,Chairman White asked if the applicant agrees with Staffs findings and any
condition proposed to be added to the Special Use Permit and asked whether the applicant wanted to continue the
application to a future meeting or proceed with the Board deciding to approve or deny the request. Mr. Braxton
responded that the he agrees with the findings of fact and conditions as presented and requested the Board to proceed
with the decision.
Chairman White requested direction from the Board.
Motion: Vice-Chairman Watkins MOVED, SECONDED by Commissioner Zapple to approve, affirming staffs'
statements that the application is consistent with the Comprehensive Plan and is reasonable and in the public interest.
Upon vote the MOTION CARRIED UNANIMOUSLY.
Chairman White requested direction from the Board concerning the companion Special Use Permit.
Motion: Vice-Chairman Watkins MOVED, SECONDED by Commissioner Kusek to approve, as the Board of
Commissioners finds that this application for a Special Use Permit meets the tour required conclusions:1)it will not
materially endanger the public health or safety;2)it meets all required conditions and specifications of the Zoning
Ordinance;3)it will not substantially injure the value of adjoining or abutting properly;and 4)it will be in harmony
with the surrounding area,and is in general conformity of the plans of development for New Hanover County,based
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,21117 PAGE 8511
on the fad ngs of fact included in the Staff Summary,and with the condition as recommended by stall. Upon vote
the MOTION CARRIED UNANIMOUSLY.
A copy of AN ORDINANCE OF THE COUNTY OF NEW HANOVER AMENDING THE ZONING MAP
OF AREA 9A OF NEW HANOVER COUNTY, NORTH CAROLINA, ADOPTED July 1, 1972, is hereby
incorporated as a part of the minutes and is contained in Zoning Book iI,Section 9A,Page 55.
A copy of the order ranting the Special Use Permit and listing the findings of fact is contained in SUP Book
IV,Page 66.
CONLMITTEE APPOLNTNIENTS
Appointments to the New Hanover County Board of Examiners of Electricians
Chairman White reported that two vacancies exist on the New Hanover County Board of Examiners of
Electricians with two applications eligible for reappointment.
Commissioner Kusck nominated Russell F.Carlson and William Locbcr to be reappointed. The nominations
were seconded by Commissioner Zapplc.
Vote Results: Ttte Board voted UNANIMOUSLY to reappoint Russell F.Carlson and William Locher to serve two-
year terms on the New Hanover County Board of Examiners of Electricians with the terms to expire September I,
2019.
Appointments to the New Hanover County Board of Mechanical Examiners
Chairman White reported that three vacancies exist on the New Hanover County Board of Mechanical
Examiners with two applications eligible for reappointment and one additional application available for consideration.
Commissioner Zapplc nominated Donald Lewis for appointment and Larry Lisk and David Sims for
reappointment.The nominations were seconded by Commissioner Kusck.
Vote Results: The Board voted UNANIMOUSLY to reappoint Larry Lisk in the Mechanical Contractor category
and Davis Sims in the North Carolina Registered Mechanical Engineer category and appoint Donald Lewis in the
Mechanical Contractor category to serve two-year terms on the New Hanover County Board of Mechanical Examiners
with the terms to expire August 31,2019.
Appointments to the New Hanover County Library Advisory Board
Chairman White reported that tour vacancies exist on the New Hanover County Library Advisory Board with
one applicant eligible for reappointment and seven additional applications available for consideration.
Vice-Chairman Watkins nominated Paul R.Smith for reappointment and Dennis M.Conlon,Sam Shore,and
Rebecca Taylor for appointment.The nominations were seconded by Commissioner Kusek.
Commissioner Barfield nominated Clayton Hamcrski,Patricia Lawler,and Ida Smith for appointment.
With no other nominations,Chairman White called for a vote on the nominations in order of being received.
Vote Results:The Board voted UNANIMOUSLY to reappoint Paul R.Smith to serve a three-year term on the New
Hanover County Library Advisory Board with the term to expire August 31,2020.
Vote Results:A majority of the Board voted to appoint Dennis M.Conlon,Sam Shore,and Rebecca Taylor to serve
three-year terms on the New Hanover County Library Advisory Board with the terms to expire August 31,2020.
Appointment to the New Hanover County Nursing Home Community Advisory Committee
Chairman White reported that up to six vacancies exist on the New Hanover County Nursing Home
Community Advisory Committee with three applications available for reappointment.
Motion: Commissioner Kusek MOVED,SECONDED by Vice-Chairman Watkins to reappoint Julie Brewer,Denise
L. Shuart,and Janet A. Stump to serve three-year terms on the New Hanover County Nursing Home Community
Advisory Committee with terms expiring August 31,2020.Upon vote,the MOTION CARRIED UNANIMOUSLY.
Appointments to the Risk Management Advisory Committee
Chairman White reported that two vacancies exist on t c Risk Management Advisory Committee with three
applications available for consideration and requested direction from the Board.
Vice-Chairman Watkins nominated George H.Chadwick,Ill and Deborah D.Watts for reappointment.The
nominations were seconded by Commissioner Barfield.
Vote Results: The Board voted UNANIMOUSLY to reappoint George Chadwick,Ill and Deborah Watts to serve
three-year teens on the Risk Management Advisory Committee with the terms to expire on September 1,2020.
PUBLIC COl'MENTS ON NON-AGENDA ITEMS
Chairman White reported that two people had signed up to speak on non-agenda items.
Dante Murphy representing the Pcnder County NAACP,stated he wanted to address the Board,citizens of
this County,and surrounding communities through a statement. The most recent tragic events in Charlottesville,
NEW HANOVER COUNTY BOARD OF COMMISSIONERS BOOK 33
REGULAR MEETING,AUGUST 21,21117 PAGE 851
Virginia,the firing of a White House appointee and the condemnation of the President of the United States of America
for his compassionate statement towards white nationalists,=0-Nazis,the KKK,and other hate groups has reignited
awareness of a sad reality that wickedness still has residency in high places. The citizens of our local communities
should not be fooled into thinking that these same hatreds do not exist at the local level.A case in point is the repeated
request that the New Hanover County government release the hiring and promotion demographics of the social worker
services division within the Department of Social Services. The social worker services division stands accused of not
recommending an African American supervisory hire or promotion in the last 20 years or beyond. That same division
currently has no African American supervisors or managers.Repeated requests for the New Hanover County Human
Resources Department to confirm or deny this serious allegation is currently unsuccessful. Instead,the Human
Resources Department has schemed to cover up this dark history by camouflaging the statistics.Every social group in
this area should demand transparency into this inquiry and other inquiries that are similar.The citizens deserve it. He
pleads with the Board to uphold its commitment to hire the best and the brightest and not the best and the whitest.
Glenn Tetterton,representing the Cape Fear Chapter of Carolina Jews for Justice,spoke in favor of the
development plan for Grace Street which does not take away from the main branch of the library,which has been an
anchor in attracting people to the library since the early 80s. It contains the North Carolina collection and the basement
is full of additional archives,collections,and materials that are used in the North Carolina collection. This is the only
department within the library system which actually brings income into the County. Not only do scholars and
researchers who live in the area use this great facility,but people arc attracted here from throughout the state,the
country and front abroad. When they come from out of town, they not only work in the library, they cat in our
restaurants and they stay in our accommodations.This brings significant monies into the County.The Cape Fear
Museum also has a very large collection of artifacts which cannot be displayed at any one time.There simply isn't
room to put both of those facilities in the same place.Just as the library is one of the anchors that attracts people to
the downtown,the Cape Fear Museum will be a good anchor for the Soda Pop District which is now being considered
for development. He urged the Board to consider the plan which would not harm the library or the museum by
squeezing them into one space. He further stated that the missions of both departments are quite different.While both
contain part of the memory of the County,the reminded the Board that we have two hemispheres of the brain and we
can't just fuse then together.It's not going to work that well.Others facilities of the library that arc crucial for this
part of the County arc the computers that arc available to the public.This is very important for job applicants who
don't otherwise have access to computers.It's also the only branch that pedestrians can get to. Every other branch is
in a shopping center and on busy roads.Although crossing Third Street is hazardous and a danger to your health if
you are not careful,it's not as busy as College Road. He urged the Board to consider the plan that would not reduce
the size of the library or move the museum.
ADDITIONAL AGENDA ITEMS OF BUSINESS
Commissioner Barfield commented on his father,Joe Barfield,being in the StarNcws on August 20,2017.
ADJOURNMENT
There being no further business,Chairman White adjourned the meeting at 5:20 p.m.
Respectfully submitted,
Kymberleigh G.Crowell
Clerk to the Board
Please note that the above minutes are not a verbatim record of the New Hanover County Board of Commissioners
meeting. The entire proceedings are available for review and checkout at all New Hanover County Libraries and
online at hwvw.nhcgov.cow.
•
11/4` r A
An Analysis of any Potential Impacts
To Surrounding Properties
Resulting from the Development of
The Proposed 98-slip Community Marina Improvements
To be Located Within the Northeast Cape Fear River
Adjacent to San Souci Island, as Part of the Proposed Preservation Point
Performance Residential Subdivision In
Wilmington, North Carolina
--s.
Mao
-- t
L ' • ,
lit
:' rt 11fF
_
Prepared For:
Mr. Frank Braxton
Coastal Land Design, PLLC
P.O. Box 1172
Wilmington, North Carolina 28402
Prepared By:
G. Brad White, MAI
G. Brad White and Associates, LLC
3309 Wrightsville Ave., Suite 210
Wilmington, North Carolina 28403
. Brad 41f ite arid. associates,/r1(C 3909 Wrightsville Ave, Ste.210
R
Professional Appraisal and Consulting Services Wilmington,NC 28403
Phone(910)859-7299
Fax(910)859-7325
www.gbwvaluations.com
November 5,2019
Mr. Frank Braxton
Coastal Land Design, PLLC
P.O. Box 1172
Wilmington, NC 28402
RE: Impact Analysis of the Proposed 98-slip community marina
For the Proposed Preservation Point Subdivision
Wilmington, NC
Dear Mr. Braxton:
At your request and authorization, I have performed an analysis sufficient in scope to determine the
impact on market value, if any, for properties adjoining the proposed Preservation Point Performance
Residential Subdivision as a result of the proposed 98-slip community marina amenity to be constructed
within the riparian areas of the Northeast Cape Fear River. This is the purpose of this assignment.
This consulting assignment is not an appraisal and does not render an opinion of value for any identified
property. The intended use of this impact study is to assist the client in their application for a special use
permit (SUP) to allow the above-referenced marina improvement. The intended user of this consulting
assignment is the client, Mr. Frank Braxton as well as the New Hanover County Planning Department and
Board of Commissioners.
The subject property was inspected on November 5, 2019. As part of this assignment, the proposed site
plan was reviewed and incorporated within this report for reference.
The attached report addresses the subject site, the surrounding properties (and any effects to such
properties resulting from the development of the proposed 98-slip marina improvements. It provides
essential data and a summary of the reasoning employed in reaching my conclusions.
Based on my analysis, it is my opinion that the proposed Community Boating Facility WILL NOT
substantially injure the value of adjoining or abutting properties.
In addition, it is my opinion that the proposed Community Boating Facility will be in harmony with
the area in which it is to be located and in general conformity with the County's adopted plans for
growth and development.
Sincerely yours, 41000 44,
0 * soli,.
F r4tO0Mr 'mow
G. Brad White, MAI e. A�
NC Certified General Appraiser `,•. `• .
bwhite @gbwval uations.com
File No.: 19-072
TABLE OF CONTENTS
SECTION 1: INTRODUCTION 1
Section 1.1 Purpose and Intended Use of the Consulting Assignment 1
SECTION 1.2 DATE OF INSPECTION 1
SECTION 1.3 DATE OF THE REPORT 1
SECTION 1.4 SCOPE OF THE CONSULTING ASSIGNMENT 1
SECTION 2: IDENTIFICATION OF THE SUBJECT SITE 2
EXHIBIT 2.1 AERIAL PHOTOGRAPH OF THE PARENT PARCEL 2
EXHIBIT 2.2 PROPOSED SITE PLAN 3
EXHIBIT 2.3 APPROXIMATE LOCATION OF MARINA 4
SECTION 3: THE IMMEDIATE NEIGHBORHOOD 5
EXHIBIT 3.1 NEIGHBORHOOD MAP 5
SECTION 4: ADJOING OR ABUTTING PROPERTY USES 7
EXHIBIT 4.1 ABUTTING PROPERTY USES 8
SECTION 5:ZONING 13
EXHIBIT 5.1 ZONING MAP 13
SECTION 6: EXISTING CONDITIONS AS OF NOVEMBER 5, 2019 14
SECTION 7: DESCRIPTION OF THE PROPOSED IMPROVEMENTS 15
EXHIBIT 7.1 SAN SOUCI MASTER PLAN 16
SECTION 8: HIGHEST AND BEST USE ANALYSIS OF ADJOINING PROPERTIES 17
BEFORE AND AFTER THE PROPOSED DEVELOPMENT
EXHIBIT 8.1 HIGHEST AND BEST USE OF ADJOINING PARCEL#1 18
EXHIBIT 8.2 HIGHEST AND BEST USE OF ADJOINING PARCEL#2 20
EXHIBIT 8.3 HIGHEST AND BEST USE OF ADJOINING PARCEL#3 22
EXHIBIT 8.4 HIGHEST AND BEST USE OF ADJOINING PARCEL#4 24
EXHIBIT 8.5 HIGHEST AND BEST USE OF ADJOINING PARCELS#5 26
EXHIBIT 8.6 HIGHEST AND BEST USE OF ADJOINING PARCEL#6 28
EXHIBIT 8.7 HIGHEST AND BEST USE OF ADJOINING PARCEL#7 30
EXHIBIT 8.8 HIGHEST AND BEST USE OF ADJOINING PARCEL#8 .... 32
EXHIBIT 8.9 HIGHEST AND BEST USE OF ADJOININGPARCEL#9 34
EXHIBIT 8.10 HIGHEST AND BEST USE OF ADJOINING PARCEL#10 36
EXHIBIT 8.11 HIGHEST AND BEST USE OF ADJOINING PARCEL#11 38
SECTION 9: FINAL SUMMARY AND CONCLUSIONS . 40
ADDENDA
SECTION 1: INTRODUCTION
1.1: PURPOSE AND INTENDED USE OF THE CONSULTING ASSIGNMENT
Client Coastal Land Design, PLLC
Intended use to assist the client in their process of obtaining a
SUP to allow the development of a proposed 98-
slip community amenity marina be located within
the Northeast Cape Fear River at 1505 Castle
Hayne Road.
Intended user In addition to the client, other intended users
include the Planning Department and
Commissioners of New Hanover County
Purpose of the consulting assignment to determine the impact on market value, if any, for
adjacent properties, due to a proposed 98-slip
community marina to be developed as an amenity
for the proposed Preservation Point residential
subdivision (specifically as it relates to items 3 and
4 of the Findings of Fact related to special use
permit application)
1.2: DATE OF INSPECTION
The subject property was physically inspected on November 5, 2019. On this date,
photographs of the subject and the surrounding properties were taken.
1.3: DATE OF THE REPORT
This report, which summarizes the assignment conclusions, was completed and dated
November 5, 2019.
1.4: SCOPE OF THE CONSULTING ASSIGNMENT
To perform this consulting assignment, I performed the following steps:
• Inspected the subject site and the surrounding neighborhood
• Inspected the renderings, site plan and project concept of the proposed improvements in
order to gain a good understanding of the scope of the proposed project;
• Utilized satellite imagery, the New Hanover County GIS services as well as other market
information needed to draw informed conclusions as to any possible effects on market
value of the surrounding property uses resulting from the development of the proposed
subject
• Prepared a narrative report setting forth the conclusions derived in this analysis as well
as the information upon which the conclusions are based.
1
, , ,
0 SECTION 2: IDENTIFICATION OF THE SUBJECT SITE
The subject property has a physical address of 1505 Castle Hayne Road, Wilmington, NC 28401.
The site is located southwest of the intersection of Brentwood Drive and Palmetto Road.
Additionally, the site is located adjacent to the Northeast Cape Fear River, Northeast of the
confluence of the Northeast Cape Fear River and Smith Creek. It is further identified as New
Hanover County Tax Parcel R04100-001-002-000.
For illustrative purposes, an aerial photograph of the subject tract is located below.
Exhibit 2.1 Aerial Photograph of the Subject Tract
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Exhibit 2.2: Proposed Site Plan Showing the proposed Location of the Proposed Marina
1 _ '
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3
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Exhibit 2.3: Approximate Location of Proposed Marina Amenity
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Approximate Location
of Proposed Manna
(not to scale) ,
.
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4
SECTION 3: THE IMMEDIATE NEIGHBORHOOD
The immediate neighborhood is just north of the industrial district zoned by New Hanover
County, and just outside of the Wilmington city limits. It lies east of the Cape Fear River of the
and west of the Airport. The neighborhood is somewhat cut off from the Central Business
District of the city of Wilmington due to a four-lane limited access expressway just to the south.
Castle Hayne Road (NC 133) was once a primary corridor connecting the City of Wilmington to
points north and west, including Raleigh. In the late 1980's, Interstate 40 opened, which
significantly altered the Castle Hayne area by greatly reducing the traffic counts along this road.
Most retail uses were constructed prior to the opening of Interstate 40. Most commercial
services within the neighborhood including Castle Hayne, Wrightsboro and the area just north of
the Martin Luther King Jr. Parkway, generally serve the local population and rely less on the
transient motoring public than they once did.
Historical property uses include warehouses, petroleum storage, light manufacturing, and some
secondary commercial uses. It is a neighborhood that was developed early in Wilmington's 20th
century and time has somewhat passed it by. Nonetheless, its proximity to the airport, major
roads, and the Central Business District, make it somewhat attractive for secondary users of the
type that currently make up the neighborhood.
Exhibit 3.1: Neighborhood Map
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However, in recent years, residential development has increased significantly along Castle
Hayne Road. The Hanover Lakes subdivision is less than a mile north of the subject and it
features Bill Clark Homes home which averaged a sales price of $307,000 in 2018. This is
more than twice the average sales prices within the 28401-zip code.
5
d •
•
Commercial development is primarily located near the intersection of Murrayville Road and NC
132. Commercial property uses at this intersection include the Murrayville Shopping Center, a
fast food restaurant, branch banks, grocery store, convenience store/gas outlets, drug store and
medical offices.
The Murrayville Station Business Park consists of 35 light industrial/commercial lots ranging in
size from approximately one to four acres. The majority of the buildings are tastefully designed
and provide an alternative to the North Chase Industrial Park located just north of Murrayville
Station Business Park.
North Chase, which is a Planned Unit Development, is considered the largest subdivision within
the neighborhood. Originally developed in the early 1980's in response to the construction of
Interstate 40, it consists of single family and patio home residential dwellings, office and
institutional areas and a commercial and industrial park located adjacent to Interstate 40.
Other industrial areas within the neighborhood include the Island Park Business Park at the
intersection of Interstate 40 and Holly Shelter Road, as well as the North Kerr Industrial Park
just north of the Wilmington International Airport.
The neighborhood is located slightly north of the population and geographic centers of New
Hanover County. NC Highway 132, Interstate 40 and the 140 Bypass are major modern
thoroughfares within the county, which provide good vehicle access to the neighborhood from
the surrounding areas. Development activity has been steady over the last 20 years and
property values have risen in recent years.
Summary
In summary, this area is a historical industrial area on the outskirts of downtown Wilmington, but in
recent years, the proximity to downtown Wilmington and the ease of access to nearby highways
has made this area poised for continued growth. The long-term outlook for the neighborhood is
positive, as the City of Wilmington continues to grow, and retirees continue to flock to coastal North
Carolina.
6
q : 4
SECTION 4: ADJOINING OR ABUTTING PROPERTY USES
From New Hanover County Special Use Permit Application:
A Special Use Permit shall be approved if the applicant provides substantial evidence that the
proposed use will meet the following findings:
1. The use will not materially endanger the public health or safety if located where proposed
and approved;
2. The use meets all required conditions and specifications of the Zoning Ordinance;
3. The use will not substantially injure the value of adjoining or abutting property, or that the
use is a public necessity;and
4. The location and character of the use if developed according to the plan as submitted and
approved will be in harmony with the area which it is to be located and in general
conformity with the County's adopted plans for growth and development.
Adjoining or abutting property uses are not specifically defined. However, for the purpose of this
analysis, adjoining or abutting properties are considered parcels which either share a property
line with the subject, or would share a common property line but for the existence of an
intervening right-of-way.
The following properties are considered to adjoin or abut the subject property. Properties under
common ownership as the subject property are excluded.
7
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Exhibit 4.1 Abutting Property Uses
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` ` .- Current Use: Retail building materials
`fil p Owner: EW Godwin & Sons, Inc.
,+ * +r-3,2oo- Parcel ID R04100-001-004-000
*' - Size: 33.53 acres
�i , • Zoning: Industrial District, 1-2
,.‘.: 1"--•;--.-,-itf\- :- iipe.„ "' , ,,
fia
Comments: Separated from subject tract by
tg,...i...,
p 'e fi a small creek. Closest point to proposed
e...
marina improvement is 3,200± linear feet
'' southeast.
40 ;� r a yi low
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.,, Current Use: Vacant, predominately marsh
<� Owner: EW Godwin & Sons, Inc.
! +r.s,�oo Parcel ID: R04100-001-008-000
Size: 15.33 acres
41pr
if's, Zoning: Industrial District, 1-2
Ilk , Comments: Predominately unusable tidal
t -}
Iwo marsh associated with above parcel. I•
pa ce Closest
r.:`++`; •, c , point to proposed marina improvement is
tri-t: 1 14 4_ \ 3,100± linear feet southeast.
Agtr
3 ,9 i
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1r ( Current Use: Industrial
., ► ` Owner: IKAROS, Inc.
Y +i a 000 Parcel ID: R04100-001-009-000
1 ' ` : Size: 10.36 acres
�y 4 Zoning: Industrial District, 1-2
4,. + - Comments: Closest point to proposed
1 marina improvement is 4,000± linear feet
southeast.
9
. , o
` " �,.kl. Current Use: Vacant; upland portion
.�'Mr' ' utilized as overflow parking for adjacent
_ +i-4,000' • Black's Tire Service
� Owner: Benton & Sons 1417 CHR
J11 ' ' % �: Properties, LLC
'. Parcel ID: R04100-001-011-000
4 Size: 6.43 acres
1.
Zoning: Industrial District, 1-2
9 l Comments: +/- 77% wetlands with +/-1.49
j`� - `� 'yam` acre of upland per GIS. Closest point to
1' ; . /: proposed marina improvement is 4,000±
_,i,,,, .4;,.' s N--- �,�f __ linear feet southeast.
_nr.i., kisriiiiit...,.. ,
.t;' . ;. g : t urrn Use: Vacant
' 4`4� r: Corbett Package Company
i= off ` - Parcel ID: R04100-001-149-000
Size: 5.06 acres
4 glit
- • Zoning: Industrial District, 1-2
^ _, r, . Comments: predominately tidal marsh
-- ':`.. `' v, i wetlands. Closest point to proposed marina
improvement is 3,500± linear feet
'4,,,-,• r#;; .-«• southeast.
'" es?.
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�._ ls,soo �� Current Use: Vacant
.. +i .,, Owner: Carolyn Sue Hersey
Parcel ID: R04110 006-013-002
Ito
Size: 2.28 acres
q, 'rr ' Zoning: Residential District, R-15 Ali r�+ l t ��
_;
h 144,14 Comments: Street address of 172
1 Brentwood Dr. Closest point to proposed
` marina improvement is 3,600± linear feet
,' east.
1. k. ,ice
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•t 4, La Current Use: Mobile Home Lot
4
Owner: Joyce A. Spivey
' , : Parcel ID: R04110-006-016-000 and
R04110-006-013-001
4 Size: 0.50± acre (combined)
r
Zoning: Residential District, R-15
'"'"a`' Comments: These two parcels, combined
- . •_. 1 ',. with one other, have a mobile home and
ilki
,i . .E- ' accessory structure. This lot will abut the
�F
` proposed subdivision but will be 3,600'+/-
east of the proposed marina improvement.
� `
Current Use: Single Family Dwelling
iff,lt ..# * } Owner: James Strickland, Jr., et ux
3,200 Parcel ID: R04100-001-002-002
r . • . `. \ ! ' •-... Size: 2.43± acres
Zoning: Dual Zoned, Industrial District, 1-2
1• and Residential District, R-15
• ,_/ r\
j .1 %> Comments: This lot is improved with a
'""'� Si single-family residence built in 1957. It will
N i abut the proposed subdivision but will be
t 3,200'+/ east of the proposed marina
j improvement.
IIVL41 'a - — 9.
• 4 ) . ____ ., Current Use: Vacant
�� Owner: James Strickland, Jr., et ux
' Parcel ID: R04100-001-002-001
� . 4 \
1 Size: 7.48± acres
7V * - '4, 1 Zoning: Dual Zoned, Industrial District, 1-2
'R, and Residential District, R-15
�, �" Comments: This is a vacant tract under
r, ,� ' common ownership as the above parcel. It
I--
;, is traversed by a power line easement. It
will abut the proposed subdivision but will
be 2,400'+/- east of the proposed marina
im.rovement.
11
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l V " Current Use: Vacant
> �'- ; at Owner: Jerry Brice Heirs
Parcel ID: R04100-001-035-000
r ', Size: 1.01 acre
ire,. _' Zoning: Industrial District, 1-2
r; A - Comments: 216 Victoria Drive. Vacant
'� ' ' . .., ,.!'' parcel. It will abut the proposed
subdivision but will be 2,400'+/- east of
ivk
` 1 i „ . ,, the proposed marina improvement.
' — 1,-- Irj-icile* , 1 1.
-: _ Current Use: Vacant Tidal Marsh
V _ Owner: Henry D. Hough
Parcel ID: R04100-001-001-000
Size: 67.06 acres
Zoning: Industrial District, 1-2
Comments: 100% Tidal marsh that is
l!f,fr-..,-..1t-- ::* Aii. _
`.�` subject to riverine flooding
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12
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SECTION 5:ZONING
The subject tract is currently zoned Residential, R-15 (Conditional Use District), Residential, R-15
and Industrial District, 1-2 by New Hanover County. The properties immediately abutting the
subject are either zoned Industrial District, 1-2 or Residential District, R-15. This is seen in the
following zoning map on which the subject property has been identified.
Exhibit 5.1 New Hanover County Zoning Map
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According to the Special Use Permit Application:
The proposed San Souci Island Development is allowed in the R-15 Zoning District as a Special
Use and subject to the applicable Supplemental Conditions. The proposed Community Boating
Facility will only provide boat slips for residential lots within the Preservation Point Subdivision.
In accordance with the CAMA Land Use Plan, the County Comprehensive Plan and the Zoning
Ordinance, commercial activities or gasoline sales are prohibited. Additionally, the waterfront
development and access will be addressed within the required Major CAMA Permit.
13
a '
SECTION 6: EXISTING CONDITIONS AS OF NOVEMBER 5, 2019
•
1�a 1. Entrance to subject tract from
intersection of Brentwood Drive and
Palmetto Road
01101FIN
., 2. Interior view of upland portion of
subject tract
r #sue
3. View looking west towards San Souci
'': Island which can barely be seen in the
•" distance through the tree cover.
...may }
,
14
SECTION 7: DESCRIPTION OF THE PROPOSED IMPROVEMENTS
The proposed improvement is described as a 98-sip, Community Boating Facility. This is
defined by the New Hanover County Zoning Ordinance (Page 7) as follows:
Community Boating Facility-A private, non-profit boating facility including a dock, pier
and/or launching ramp on property having water frontage;the use of which is intended
to serve five or more residential lots or residential units.The right to use such a facility
must be conferred by an easement appurtenant to the residential lot it is intended to
serve. No commercial activities of any kind shall be allowed within the confines of the
facility. (10/19/92)(23-62)
This boating facility will be constructed within the riparian areas of the Northeast Cape Fear
River; east of the navigable shipping channel.
The boat slips will be for the sole use of homeowners within the proposed Preservation Point
residential subdivision.
As taken from the Special Use Permit Application:
The proposed use is a low intensity private recreational amenity and a Community Boating
Facility (see above) to be developed as part of the Preservation Point Performance Residential
Subdivision. As a waterfront development, a North Carolina Major CAMA Permit will be
required. A major CAMA permit includes an intense review by Local, State and Federal
Agencies. The proposed Boating and Recreational Uses are in-keeping with the allowed uses
within the Conservation classification as outlined in both the CAMA Land Use and
Comprehensive Plans. The proposed Boating Facility will prohibit the sale or storage of
gasoline products and no food sales will be allowed. The proposed private restrooms will be
served by a well and individual septic systems, each requiring approval by the County's
Environmental Health Department. Fire Protection will be provided by the County Fire Services
via a dry standpipe system and an equipped ATV. The proposed Island Development will be
owned, operated and maintained by the Preservation Point Homeowner's Association.
15
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,
SECTION 8: HIGHEST AND BEST USE ANALYSIS OF ADJOINING PROPERTIES BEFORE
AND AFTER THE PROPOSED DEVELOPMENT
The Appraisal Institute defines highest and best use as "the reasonably probable use of a
property that results in the highest value."
To be reasonably probably, a use must meet certain conditions. The following are essentially
the four stages of the highest and best use analysis:
1. Legally Permissible. What uses are permitted by zoning and deed restrictions on the
site or, if not, would be reasonably probable to render them so?
2. Physically Possible. What legally permissible uses of the site are physically possible
or, if not, would be reasonably probable to render them so?
3. Financially Feasible. Among those uses that meet the first two requirements, which
would produce a positive net return to the owner of the site?
4. Maximally Productive. Uses that meet the three criteria of reasonably probable uses
are tested for economic productivity and the reasonably probable use with the highest
value is the highest and best use.
The highest and best use of the site if vacant and available for use may be different from the
highest and best use of the improved property. This is true when the improvement is not an
appropriate use, but it makes a contribution to the total property value in excess of the value of
the site.
In arriving at the estimate of highest and best use, each contiguous property was analyzed as if
vacant and available for development. If the property was improved as of the effective date of
this analysis, the property was also analyzed in its completed state, as is.
17
T r It.1
Section 8.1 Highest and Best Use of Adjoining Parcel #1 New Hanover County Tax Parcel
R04100-001-004-000
s
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Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
The tract is 33.53 acres, is level topography. With the exception of areas immediately adjacent to
Smith Creek and associated tributaries, it has substantial uplands that would support
development. It has good frontage along Castle Hayne Road, which terminates just south of this
property. Traffic counts are minimal and limited to local traffic only.
The tract is irregular in shape; however, the shape does not diminish the utility of the tract. It has
available to it, municipal water and sewer service.
18
Financially Feasible/Maximally Productive
This tract is surrounded by other industrial development including, but not limited to, Corbett
Package Company, Dilmar Oil Company, Brame and Black's Tire Service. An industrial use is
considered financially feasible and maximally productive.
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is considered for industrial development.
Opinion of Highest and Best Use as Improved
The tract is improved with the EW Godwin Company, retailer of building materials. This use is
consistent with that as if unimproved. The buildings have not reached the end of their economic
life and still function well for the purpose they were intended. The existing use is considered the
highest and best use as improved and is considered the ideal improvement.
Effects of the Proposed Community Boating Facility on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,200 linear feet (0.61 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for Industrial use.
19
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Section 8.2 Highest and Best Use of Adjoining Parcel #2 New Hanover County Tax Parcel
R04100-001-008-000
. 4 ail- - L.
s '
a y `f:
3 +1- 3,100'
r, Ie'*
t; 4:4,‘ 3 $4
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Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
The tract is 15.33 acres and is nearly 100% riverine wetland, with the exception of a small area
along the southern property line.
Given the topographic characteristics, physically possible uses would be limited to leaving the
tract vacant.
Financially Feasible/ Maximally Productive
Due to wetland issues, there is no financially feasible use. The maximally productive use is to
leave vacant.
20
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is to leave the tract vacant.
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,100 linear feet (0.59 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains to leave vacant.
21
e
Section 8.3 Highest and Best Use of Adjoining Parcel #3 New Hanover County Tax Parcel
R04100-001-009-000
t" .5 ,. a.
. . 10/ . ,
toll" ,I
+/- 4,000'
\
•
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J° \ t..Je 4.V"."
. / il
If
,„„„ -* , **?' )0. . .- 44 ; .. .
/,. �...,
Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
The tract is 10.36 acres. Approximately 4.5 acres, or 43% of the tract appears to be developable
uplands. This portion of the tract is located along Castle Hayne Road to the southeast.
It has good frontage along Castle Hayne Road, which terminates just south of this property.
Traffic counts are minimal and limited to local traffic only.
The tract is irregular in shape; however, the shape does not diminish the utility of the tract. It has
available to it, municipal water and sewer service.
Financially Feasible/ Maximally Productive
This tract is surrounded by other industrial development including, but not limited to, Corbett
Package Company, Dilmar Oil Company, Brame and Black's Tire Service. An industrial use is
considered financially feasible and maximally productive use of the uplands.
22
{
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is considered for industrial development
on the upland portion of the tract and leave vacant, the wetland areas.
Opinion of Highest and Best Use as Improved
The tract is improved with a several light industrial buildings. The latest use appears to be an
indoor paintball facility known as Crossfire Paintball. The industrial buildings are consistent with
the highest and best use as if unimproved. The buildings have not reached the end of their
economic life and still function well for the purpose they were intended. The existing use is
considered the highest and best use as improved and is considered the ideal improvement.
Effects of the Proposed Community Boating Facility on the Highest and Best Use
The proposed Community Boat Dock is located approximately 4,000 linear feet (0.76 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for Industrial use.
23
e ' r
, ' r
Section 8.4 Highest and Best Use of Adjoining Parcel #4 New Hanover County Tax Parcel
R04100-001-011-000
• 10 ...-
,,:rrrr,,.
..:cw:130: itirit i . . .
it!
- +/- 4,000'
all,_.,..... ..±..:..,,...rit.r..1,,...iiiii .„. , ,r,..
tk +Itil .* .
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............, J .,..,,t .e...4,c „,
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r
liji mitt . ..- _, Ofrif —• ,_„.
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Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
The tract is 6.43 acres. Approximately 1.5 acres, or 23% of the tract appears to be developable
uplands. This portion of the tract is located along Castle Hayne Road to the southeast.
It has good frontage along Castle Hayne Road, which terminates just south of this property.
Traffic counts are minimal and limited to local traffic only.
The tract is rectangular. The shape does not diminish the utility of the tract. It has available to it,
municipal water and sewer service.
Financially Feasible/Maximally Productive
This tract is surrounded by other industrial development including, but not limited to, E.W. Godwin
& Sons, Corbett Package Company, Dilmar Oil Company, Brame and Black's Tire Service. An
industrial use is considered financially feasible and maximally productive use of the uplands.
24
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is considered for industrial development
on the upland portion of the tract and leave vacant, the wetland areas.
Opinion of Highest and Best Use as Improved
Not Applicable
Effects of the Proposed Community Boating Facility on the Highest and Best Use
The proposed Community Boat Dock is located approximately 4,000 linear feet (0.76 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for Industrial use of the upland portion and to leave vacant, the
wetland areas.
25
/,
Section 8.5 Highest and Best Use of Adioininq Parcel New Hanover County Tax Parcel 804100-
001-149-000
,.- -
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4•
ik':
Mai .: ;f'.4-•
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Y � 1 I�l
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Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
The tract is 5.06 acres and appears to be nearly 100% riverine wetland.
Given the topographic characteristics, physically possible uses would be limited to leaving the
tract vacant.
Financially Feasible/Maximally Productive
Due to wetland issues, there is no financially feasible use. The maximally productive use is to
leave vacant.
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is to leave the tract vacant.
26
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,500 linear feet (0.66 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains to leave vacant.
27
Section 8.6 Highest and Best Use of Adjoining Parcel #6 New Hanover County Tax Parcel
R04110-006-013-002
;r•+} . 4 ' 3,600' 44-
t . ' ':..' 11117: ..
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Legally Permissible
The site is zoned Residential District, R-15. According to New Hanover County, there are 29 uses
permitted by right within this zoning classification. I am unaware of any private restrictions
affecting the development of this property to its highest and use.
There are a number of legally permissible uses that could physically be placed on the site. The
zoning poses no significant legal constraints to development.
Physically Possible
Physically possible uses are primarily constrained by the size of the site at 2.28± acres. Uses
would be limited to any use that could physically be placed on the site. The site is irregular in
shape, but has good utility. Vehicular access is over Brentwood Drive.
Given the physical characteristics of the site, the most likely use would be for some form of
single-family residential use.
Financially Feasible/ Maximally Productive
Of the physically possible uses, single-family residential use is considered financially feasible as
well as the maximally productive use of this site.
28
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is for single-family residential use.
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,600 linear feet (0.68 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for residential use.
The site being adjacent to a new, upscale residential subdivision would most likely have a positive
effect on value.
29
Section 8.7 Highest and Best Use of Adioininq Parcel #7 New Hanover County Tax Parcels
R04110-006-016-000 and R04110-006-013-001
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s
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Legally Permissible
The site is zoned Residential District, R-15. According to New Hanover County, there are 29 uses
permitted by right within this zoning classification. I am unaware of any private restrictions
affecting the development of this property to its highest and use.
There are a number of legally permissible uses that could physically be placed on the site. The
zoning poses no significant legal constraints to development.
Physically Possible
Physically possible uses are primarily constrained by the size of the site at 0.50± acre. Uses
would be limited to any use that could physically be placed on the site. The site is irregular in
shape, but has good utility. Vehicular access is over Brentwood Drive.
Given the physical characteristics of the site, the most likely use would be for some form of
single-family residential use.
Financially Feasible/ Maximally Productive
Of the physically possible uses, single-family residential use is considered financially feasible as
well as the maximally productive use of this site.
30
i
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is for single-family residential use.
Opinion of Highest and Best Use as Improved
The site is currently being utilized, in conjunction with an adjacent site not contiguous to the
subject tract, for the placement of a mobile home and accessory building. This is considered the
highest and best use, as improved.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,600 linear feet (0.68 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for residential use.
The site being adjacent to a new, upscale residential subdivision would most likely have a positive
effect on value.
31
nr '
Section 8.8 Highest and Best Use of Adjoining Parcel #8 New Hanover County Tax Parcel
R04100-001-002-002
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-.. ,,-. t..� ,.kx, f A :r9 1 ,. w •e�
le.
fi tt.
:fir.. '' i
4
Legally Permissible
The site is zoned Residential District, R-15. According to New Hanover County, there are 29 uses
permitted by right within this zoning classification. I am unaware of any private restrictions
affecting the development of this property to its highest and use.
There are a number of legally permissible uses that could physically be placed on the site. The
zoning poses no significant legal constraints to development.
Physically Possible
Physically possible uses are primarily constrained by the size of the site at 2.43± acres. Uses
would be limited to any use that could physically be placed on the site. The site is irregular in
shape, but has good utility. Vehicular access is over Brentwood Drive and Palmetto Road.
Given the physical characteristics of the site, the most likely use would be for some form of
single-family residential use.
Financially Feasible/Maximally Productive
Of the physically possible uses, single-family residential use is considered financially feasible as
well as the maximally productive use of this site.
32
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is for single-family residential use.
Opinion of Highest and Best Use as Improved
The site is currently improved with a ranch-style single-family dwelling, private pool and accessory
structure. This is considered the highest and best use, as improved.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 3,200 linear feet (0.61 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for residential use.
The site being adjacent to a new, upscale residential subdivision would most likely have a positive
effect on value.
33
° e'
Section 8.9 Highest and Best Use of Adjoining Parcel #9 New Hanover County Tax Parcel
R04100-001-002-001
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Legally Permissible
The site is dual-zoned Industrial District, 1-2 and Residential District, R-15. According to New
Hanover County, there are 66 uses permitted by right within the 1-2 district and 29 uses permitted
by right within the R-15 zoning classification. Other than a powerline easement, I am unaware of
any private restrictions affecting the development of this property to its highest and use.
There are a number of legally permissible uses that could physically be placed on the site. The
zoning poses no significant legal constraints to development.
Physically Possible
Physically possible uses are primarily constrained by the size of the site at 7.48± acres. Uses
would be limited to any use that could physically be placed on the site. The site is irregular in
shape, but has good utility. Vehicular access is over Brentwood Drive and Palmetto Road.
Given the physical characteristics of the site, the most likely use would be for some form of
single-family residential use.
Financially Feasible/Maximally Productive
Of the physically possible uses, single-family residential use is considered financially feasible as
well as the maximally productive use of this site.
34
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is for single-family residential use.
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 2,400 linear feet (0.45 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for residential use.
The site being adjacent to a new, upscale residential subdivision would most likely have a positive
effect on value.
35
Section 8.10 Highest and Best Use of Adjoining Parcel #10 New Hanover County Tax Parcel
R04100-001-035-000
I
.,. 't"...•i ifs
,1,11-
Ali , 4
Lt1
. 4.7* ) .
r__
•
{ if•
-..:. W,.... ' _ ter. iY. ��.: .__
Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
Physically possible uses are primarily constrained by the size of the site at 1.01± acre. Uses
would be limited to any use that could physically be placed on the site.
The site is extremely narrow and has sloping topography towards the adjacent tidal marsh to the
west.
Given the physical characteristics of the site, the most likely use would be to leave vacant or to
assemble with adjacent property.
Financially Feasible/ Maximally Productive
There is no financially feasible use considered. The maximally productive use would be to leave
vacant or assemble with adjacent property.
36
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is to leave vacant or assemble with
adjacent property.
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located approximately 2,400 linear feet (0.45 mile) from
this property. It is separated by an expanse of riverine tidal marsh and has no effect on the
highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for to leave vacant or use as assemblage.
The site being adjacent to a new, upscale residential subdivision would most likely have a positive
effect on value.
37
Section 8.11 Highest and Best Use of Adjoining Parcel #11 New Hanover County Tax Parcel
R04100-001-001-000
•
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•
r r ;
•
Legally Permissible
The tract is zoned Industrial District, 1-2. (Heavy Industrial) According to New Hanover County,
there are 66 uses permitted by right within this zoning classification. I am unaware of any private
restrictions affecting the development of this property to its highest and use.
Physically Possible
This tract is 67.06 acres and consists entirely of riverine wetlands. For this reason, physically
possible uses are constrained to leaving the tract vacant.
Financially Feasible/Maximally Productive
There is no financially feasible use considered. The maximally productive use would be to leave
vacant.
Final Estimate of Highest and Best Use as Vacant
The final estimate of highest and best use, as if vacant, is to leave the tract vacant due to its
wetland topography.
38
Opinion of Highest and Best Use as Improved
Not applicable.
Effects of the Proposed Development on the Highest and Best Use
The proposed Community Boat Dock is located just south of this adjoining property, which also
fronts the Northeast Cape Fear River. This tract represents entirely 100% riverine marsh with a
series of canals intersecting through its interior.
Due to physical constraints to development of this tract, the proposed community boat dock has
no effect on the highest and best us of this adjoining property.
Upon a hypothetical completion of the proposed community boat dock, the highest and best use
of this contiguous parcel remains for to leave vacant.
39
y .
r
•
SECTION 9: FINAL SUMMARY AND CONCLUSIONS
The following is considered in the final analysis:
1. The highest and best use of any contiguous properties is unaffected by the proposed
Community Boat Dock
2. Other than New Hanover County tax parcel R04100-001-001-000, which adjoins the
property to the north, the proposed community boat dock will be located a distance of no
less than 2,400 linear feet from any other property.
3. New Hanover County tax parcel R)4100-001-001-000 consists entirely of riverine marsh
(wetlands). This tract is not considered developable and should be left vacant. Those
willing to purchase such tracts would be motivated by reasons such as conservation or
recreation. The proposed community boat dock has no effect on this highest and best use.
4. The proposed community boat dock will only serve the residents of the proposed
Preservation Point subdivision. This is consistent with the River Bluffs subdivision, located
on the Northeast Cape Fear River, north of the proposed project, and has a community
boat dock as well.
5. The proposed community boat dock should be constructed in accordance with all
applicable codes and in accordance with the Coastal Area Management Act (CAMA) and
requires a major permit.
6. The proposed community boat dock will not be a commercial venture; will not offer fuel
sales or other retail sales and will not generate any additional traffic above what the
proposed Preservation Point residential project will generate.
For these reasons, it is anticipated that, in accordance with the standards stated in the
Special Use Permit Application, based on my analysis, it is my opinion that the proposed
Community Boating Facility WILL NOT substantially injure the value of adjoining or
abutting properties.
In addition, it is my opinion that the proposed Community Boating Facility will be in
harmony with the area in which it is to be located and in general conformity with the
County's adopted plans for growth and development.
40
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ADDENDA
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APPRAISAL QUALIFICATIONS
G. BRAD WHITE,MAI
3909 WRIGHTSVILLE AVE., SUITE 210
WILMINGTON,NORTH CAROLINA 28403
PHONE 910-859-7299/FAX 910-859-7325
E-MAIL: bwhite@gbwvaivations.com
EDUCATION FINANCIAL CLIENTELE
B.S.B.A. EAST CAROLINA UNIVERSITY, 1998 Bank of the Ozarks
Introduction to Income Property Appraisal (G-1) 3/00 Branch Bank &Trust Company
Income Capitalization Procedures (G-2) 9/00 Carolina Farm Credit
Applied Income Property Valuation (G-3) 9/00 Corning Federal Credit Union
Advanced Income Capitalization 510 5/05 CresCom Bank
Market Analysis/Highest and Best Use 520 3/06 First Bank
Advanced Sales Comparison& Cost Approaches 530 6/07 First Community Bank
Report Writing &Valuation Analysis 540 6/08 First National Bank
Advanced Applications 550 7/09 North State Bank
Certified under North Carolina Real Estate Appraisal Board Old National Bank
Continuing Education Program Park Sterling Bank
PNC Bank
Red River Bank
EMPLOYMENT HISTORY Select Bank
Owner, G. Brad White and Associates, LLC 2017 to present U Bank Bank
Union B
Worsley Real Estate Company, 1998 to 2017 Wells Fargo Bank
k and Trust
Worsley &Glenn, Intern 1993
PROFESSIONAL AFFILIATIONS INSTITUTIONAL CLIENTELE
N. C. State Certified General Real Estate Appraiser Elliott& Company Appraisers, Inc.
Certification Number A5053, (2002) N. C. Department of Transportation
Appraisal Institute, MAI Designation (2015) Duke Energy Progress, Inc.
Vice-Chairman of the New Hanover County Board of Cape Fear Public Utility Authority
Equalization and Review Telics, Inc.
President of the Coastal Carolina Chapter of the Appraisal
Institute
PROFESSIONAL CLIENTELE
APPRAISAL EXPERIENCE Osprey Lands, LLC
Crocker Brothers, LLC
Par 5 Development Group, LLC
Private and For Fee Golf Courses JBS Industrial Properties, LLC
Hotel, Motels, Restaurants, Resort Developments Nicholls&Crampton, P.A.
Single and Multi-Family Residential Projects Block, Crouch, Keeter, Behm and Sayed, LLP
Apartment Complexes, Townhouses, Condominiums Marshall, Williams&Gorham, LLP
Office Buildings, Shopping Centers, Day Care Centers JTV Business Consultant, Inc
Warehouses, Industrial and Manufacturing Buildings The Cameron Company, Inc.
Agricultural Land, Conservation and Historical Properties, Brunswick Corporation/Hatteras Yachts
Marinas, Tank Farms, Deep-Water Port-Related Properties
and Wetland Mitigation Banks
...., .?
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NORTH aNnUta AINPRAIML WARD
ANN SID
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11'aifnfrat-CAMl4 eearipjp �_ 1909WrightsrilleAye,Ste.210
Profelasonsl APPS and Canauhmg Ste+ Wihningtor_NC 28403
Phone(910)859-7299
Fax(910)859-7325
wwcy gfmtialuatiLio ccwn
October 30,2019
Mr. Frank Braxton,PLC,
Coastal Land Design,PLLC
P.O.Box 1172
Wilmington, NC 28402
Dear Mr_Braxton,
The following is my proposal for consulting services_ I will perform an analysis sufficient in
scope to determine if there is any measurable impact to the surrounding properties as a result of
a proposed 98 slip Community Boating Facility, to be developed along Preservation Point
Residential Subdivision in Wilmington,NC 28412.
You are considered my client and intended user of my services. The intended use of my
consulting service is Or present to the New Hanover County Planning Board the
findings of fact,if any dniddiiel d vrawe to surrounding properties is anticipated.
This consulting aNi eve t is net moldered an appraisal. The scope of the consulting
assignment doss not include an Ilion at market value of the proposed subject or surrounding
es.
I will provide a narrative report outlining the basis of my opinion for a fee of$ I request
the fee to be paid at the time of engagement Please remit the payment to the address above.
Finally, should l present my findings before any quasi-judicial board, my fee is not contingent
upon the attainment of a stipulated result These services must be retained separately.
Thank you for the opportunity to provide this service. Should you have any questions, please
give me a call.
Sincerely.
>>
G.eked MMis,MN
A41.6.‘ gi 'y 10/30/2019
Frank Braxton Date
ENGAGEMENT LETTER