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HomeMy WebLinkAboutRev'd Bailey Shoppes CD Submittal DocsPage 1 of 6 Conditional Zoning District Application – Updated 02-2022 NEW HANOVER COUNTY_____________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina 28403 Telephone (910) 798-7165 FAX (910) 798-7053 planningdevelopment.nhcgov.com CONDITIONAL ZONING APPLICATION This application form must be completed as part of a conditional zoning application submitted through the county’s online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the application, are set out in Section 10.3.3 of the Unified Development Ordinance. Public Hearing Procedures (Optional) Pre-Application Conference 1 Community Information Meeting 2 Application Submittal & Acceptance 3 Planning Director Review & Staff Report (TRC Optional) 4 Public Hearing Scheduling & Notification 5 Planning Board Hearing & Recom- mendation 6 Board of Commissioners Hearing & Decision 7 Post-Decision Limitations and Actions 1. Applicant and Property Owner Information Applicant/Agent Name Owner Name (if different from Applicant/Agent) Company Company/Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Email Design Solutions Cindee Wolf Bailey & Fuller Properties, L.L.C. Wilmington, NC 28406 Jacksonville, NC 28541 910-620-2374 910-346-8443 cwolf@lobodemar.biz cwbaileyandassociates.biz (Contact: Chris Bailey) 405 D Western Blvd. P.O. Box 7221 Page 2 of 6 Conditional Zoning District Application – Updated 02-2022 2. Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification 3. Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: Total Acreage of Proposed District: Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. 4. Proposed Condition(s) Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding general use district regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. 7887 & 7957 Market Street 3.44 ac.(CZD) B-2 & O&I Community Mixed-Use 3.44 ac. 316905.18.8602 / 316905.18.6800 (CZD) B-2 The proposed project is a 3-story structure with basic commercial uses on the ground floor, offices on the second floor, and the opportunity to put additional offices or residential units on the third floor. Uses will be limited to: ** Indoor recreation (no shooting range permitted) ** Bank and / or Financial Institution ** Business Service Center ** Restaurant (no drive-thru permitted) ** Offices for private business & professional activities ** Instructional services & studios ** Personal services, general (no tattoo parlor permitted) ** Retail sales, general ** Commercial Mixed-use (if approved by SUP) ** The improvements required as part of the approved 2018 Traffic Impact Analysis must be completed in accordance with NCDOT's standards prior to issuance of a Certificate of Occupancy. ** The two-way vehicular connection to Raintree Road, extending to Bump Along Road, must be included within a 30-foot wide access easement that is dedicated for public use. ** The portion of Bump Along Road adjoining the subject property must be improved as a minimum 20' paved, two- way, drive and dedicated for public use, either by dedicating an access easement or private right-of-way. ** Subject property owners will participate with all other property owners along Bump Along Road in a road maintenance agreement for their pro-rata road frontage. ** Exterior lighting, including luminaries & security lights, shall be arranged or shielded so as not to cast illumination in an upward direction above an imaginary line extended from the light sources parallel to the ground. Fixtures shall be numbered such that adequate levels of lighting are maintained, but that light spillage & glare are not directed at adjacent property, neighboring areas, or motorists. Light posts shall be no taller than twenty (20) feet. Page 3 of 6 Conditional Zoning District Application – Updated 02-2022 5. Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this application. ITE Land Use: Trip Generation Use and Variable (gross floor area, dwelling units, etc.) AM Peak Hour Trips: PM Peak Hour Trips: 6. Conditional Zoning District Considerations The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district meets the following criteria. 1. How would the requested change be consistent with the County’s policies for growth and development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc. 52 85 Page 4 of 6 Conditional Zoning District Application – Updated 02-2022 2. How would the requested Conditional Zoning district be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. 3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is the land involved unsuitable for the uses permitted under the existing zoning? Page 5 of 6 Conditional Zoning District Application – Updated 02-2022 Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will confirm if an application is complete within five business days of submittal. Application Checklist Applicant Initial  This application form, completed and signed  Application fee: • $600 for 5 acres or less • $700 for more than 5 acres • $300 in addition to base fee for applications requiring TRC review  Community meeting written summary  Traffic impact analysis (if applicable) • The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided. • The official TIA approval letter is required prior to this item being placed on the Board of Commissioners meeting agenda.  Legal description (by metes and bounds) or recorded survey Map Book and Page Reference of the property requested for rezoning  Conceptual Plan including the following minimum elements: Tract boundaries and total area, location of adjoining parcels and roads • Proposed use of land, building areas and other improvements o For residential uses, include the maximum number, height, and type of units; area to be occupied by the structures; and/or proposed subdivision boundaries. o For non-residential uses, include the maximum square footage and height of each structure, an outline of the area structures will occupy, and the specific purposes for which the structures will be used. • Proposed transportation and parking improvements; including proposed rights-of-way and roadways; proposed access to and from the subject site; arrangement and access provisions for parking areas. • All existing and proposed easements, required setbacks, rights-of-way, and buffers. • The location of Special Flood Hazard Areas. • A narrative of the existing vegetation on the subject site including the approximate location, species, and size (DBH) of regulated trees. For site less than 5 acres, the exact location, species, and sized (DBH) of specimen trees must be included. • Approximate location and type of stormwater management facilities intended to serve the site. • Approximate location of regulated wetlands. • Any additional conditions and requirements that represent greater restrictions on development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance  One (1) hard copy of ALL documents and site plan. Additional hard copies may be required by staff depending on the size of the document/site plan.  One (1) digital PDF copy of ALL documents AND plans CAW CAW CAW CAW CAW CAW CAW CAW Legal Description for  Conditional District Rezoning of  7957 & 7887 Market Street    Beginning at a point in the northwestern boundary of Market Street (U.S. Hwy. 17), a 124’  public right‐of‐way; said point being at the intersection of the southwestern boundary of Bump  Along Road, a variable width private access easement; said point also being shown as the  westernmost corner of “Tract A” on a plat recorded in the New Hanover County Registry in Map  Book 63, at Page 16; and running thence from the point of beginning, with the Market Street  right‐of‐way:    South 42041’44” West, 274.39 feet to a point; thence  North 55058’31” West, 237.28 feet to a point; thence  North 56000’02” West, 30.28 feet to a point; thence  North 55057’50” West, 30.50 feet to a point; thence  North 55057’54” West, 218.26 feet to a point; thence  North 34006’04” East, 280.93 feet to a point; thence  South 56030’10” East, 306.18 feet to a point; thence  South 56041’21” East, 22.03 feet to a point; thence  South 49039’47” East, 132.70 feet to a point; thence  South 57002’05” East, 97.24 feet to the point and place of beginning, containing 3.442 acres,  more or less.      REPORT OF COMMUNITY MEETING REQUIRED BY NEW HANOVER COUNTY ZONING ORIDINANCE FOR CONDITIONAL DISTRICT REZONINGS Location: 7957 Market Street Proposed Zoning: (CZD) B-2 & O & I to (CZD) B-2 The undersigned hereby certifies that written notice of a community meeting on the above zoning application was given to the adjacent property owners set forth on the attached list by first class mail, and provided to the Planning Department for notice of the Sunshine List on September 28, 2022 . A copy of the written notice is also attached. The meeting was held at the following time and place: Tuesday, October 11th, 6:00 p.m.; Ogden Park Picnic Shelter #2. The persons in attendance at the meeting were: Reference attached sign-in List The following issues were discussed at the meeting: A brief synopsis was given of the proposed development changes compared to the previous commercial development on the Market Street frontage only. Primary topics of conversation were proposed uses, traffic on Raintree Road, and particularly existing drainage issues. It was explained that the same improvements required by the previous Traffic Impact Analysis would be made for this project. Also, that storm drainage improvements, including not only on-site management of runoff from project surfaces, but other mitigation features should assist in remedying existing flooding problems. Additional information was provided, as requested, on buffering, tree preservation, and mitigation. As a result of the meeting, the following changes were made to the rezoning petition: None Date: October 31, 2018 Applicant: Design Solutions By: Cindee Wolf 1 cwolf@lobodemar.biz From:cwolf@lobodemar.biz Sent:Monday, October 17, 2022 11:37 AM To:'Cindy Dunigan' Subject:RE: Bailey Shoppes Attachments:2018 Approved Plan.pdf; Bailey Shoppes Exhibit.pdf; Elevs Exhibit.pdf; Johnny Williams Survey Update May2021.pdf; Tree Retention Regs.pdf; Construction Limits Exhibit.pdf Cindy,  Sorry for the email delivery error, but I did receive this.    The exhibits I had the other evening are attached – including the existing approved plan that can be constructed  whether the proposed modification moves forward or not.  My purpose in mentioning it is with that scenario, the back lot could be developed for any permitted use in the Code.  It  is not currently controlled by a “conditional” district overlay.  The modification proposal would include that parcel into  the overall project boundary and provide some surety of development controls.    I’ve answered your questions below.  Sometimes explanations are much easier in conversation.  Don’t hesitate to call if  you have other questions or need further clarification.     From: Cindy Dunigan <weepingwilowe@gmail.com>   Sent: Sunday, October 16, 2022 2:01 PM  To: cwolf@lobodemar.biz; Cindy Dunigan <weepingwilowe@gmail.com>  Subject: Bailey Shoppes    Hi Cindy ‐    Thank you for your time on October 11th at Ogden Park to discuss the Bailey Shops & Offices project.    One of my neighbors picked up some drawings(s) that night...can you send me what you have please?    I have a couple questions:    1. Why did the developer decide to change from 2 buildings to 1?                  The initial plan was substantially still a single building.  There was just a pedestrian walkway between the  “structures.”    2. If they decide to do condo's will they be rentals or sold?                  There would potentially be enough floor area for a maximum of twelve (12) 2‐bedroom “condominiums” on  the top floor – IF the developer found that residential tenants were interested.  To the best of my knowledge, the  Developer would maintain ownership of the entire building.  The units, whether commercial, office or residential,  would be rented.   3. The Market Street road work has started at Mendenhal for the UTurn but there doesn't' look like a dedicated lane  from the UTurn to Bump Along.  Didn't you mention that would be the case?                  The NCDOT improvement project does not include a right‐turn lane into Bumpalong Road.  It will be the  responsibility of this developer to install that full lane from the u‐turnaround at Mendenhall to Bumpalong – at his  cost – prior to occupancy of this project being issued.  Likewise, the widening & pavement improvements to  Bumpalong and the connection to Raintree would need to be in‐place prior to actual use of this property.  4. When will the tree mitigation be done?  2                 I have reviewed the actual field survey of the current conditions, and attached a printout for you.  Also  attached is the County regulation for tree retention.  Mitigation is required only for “significant” trees that need to be  removed for “essential site improvements.”  Other than a couple of large‐trunk Pines, removal of the “regulated”  trees within the rear parking area is permitted.   The rear of the parking area is over 40’ from the rear boundary  line.  No tree removal (of any size tree) will be permitted within the first 20’ – considered “buffer.”  If there is still  visibility into the site , then the existing vegetation has to be supplemented with new evergreen shrubs that will  screen to a height of at least six (6) feet.  Additional trees in the next 20’ would only be removed if necessary for  grading the parking pad.  Before construction begins, tree protection fencing has to be installed around the limits of  disturbance.  This protects natural areas that are committed for preservation – including the rear buffer.  Mitigation  of the Pines would be either planting or payment‐in‐lieu of approximately sixty (60) new trees – IN ADDITION TO – all  trees normally required for the landscape regulations: streetyard, buffer, parking shading & foundation plantings.  All  new plantings would not be required until completion of construction and request for occupancy.                           Thanks again,  Cindy Dunigan  129 Bump Along Rd, Wilmington, NC 28411  614‐361‐8400    5-22 New Hanover County, NC | Unified Development Ordinance 5.3.4. TREE RETENTION STANDARDS A. Identification of Regulated Trees Three types of trees are regulated or protected by this section. They are Documented Trees, Significant Trees, and Specimen Trees. This categorization of trees is based on the tree species and existing minimum Diameter at Breast Height (DBH) of the trees. Documented Trees, Significant Trees, and Specimen Trees regulated or protected by this section are identified in Table 5.3.4.A: Regulated Trees. Table 5.3.4.A: Regulated Trees Regulated Tree Type Minimum Diameter at Breast Height (DBH) Documented Trees Dogwoods and American Hollies 4 inches Long Leaf Pine, Pond Cypress, Bald Cypress, and Hardwoods* 8 inches Other Conifers 12 inches Significant Trees Dogwoods, Magnolias, Native Flowering Trees, and American Hollies 8 inches Long Leaf Pine, Pond Cypress, Bald Cypress, and Hardwoods* 18 inches Other Conifers 24 inches Specimen Trees Live Oaks, Pond Cypress, and Bald Cypress 36 inches * Only includes Sweetgums when they are located within required vegetative buffer areas or required open space set-asides B. The Planning Director may permit or require a reduction in required street yards, landscape islands, foundation plantings, setbacks, or other dimensional, parking, or landscaping standards for the purpose of retaining significant or specimen trees. C. A minimum of 15 trees at least two inches DBH or two caliper inches, as applicable, shall be retained or planted on a parcel where development occurs in accordance with Section 5.4, Landscaping and Buffering. D. Regulated trees within a 50-foot perimeter of the property must be retained and protected during non-exempt tree harvests. All significant trees shall be retained. E. If existing trees and shrubs on the site where a transitional buffer is required meets at least 50 percent of the required opacity standards, then those trees and shrubs shall be retained for use in buffering and supplemented as needed with plantings, fences, and/or berms to meet the required standards of Section 5.4.3, Transitional ADJACENT PROPERTIES WITHIN 500' PERIMETER OF 7887 & 7957 MARKET STREET: OWNER NAME MAILING ADDRESS CITY / STATE / ZIP SITUS ADDRESS 4 BEA LLC 109 MENDENHALL DR WILMINGTON, NC 28411 109‐B MENDENHALL DR  WILMINGTON 4 BEA LLC 109 MENDENHALL DR WILMINGTON, NC 28411 109‐A MENDENHALL DR  WILMINGTON 4 BEA LLC 109 MENDENHALL DR WILMINGTON, NC 28411 109 MENDENHALL DR  WILMINGTON 7946 MARKET STREET LLC 537 UPLAND DR WILMINGTON, NC 28411 7946 MARKET ST  WILMINGTON ALABASTER MICHAEL G ETAL 113 BUMP ALONG RD WILMINGTON, NC 28405 113 BUMP ALONG RD  WILMINGTON ALDI LLC PO BOX 460047 HOUSTON, TX 77056 7954 MARKET ST WILMINGTON ALLEN RICHARD RPO BOX 1867 FAYETTEVILLE, NC 28302 7815 RAINTREE RD  WILMINGTON AMBERLEIGH SHORES LLC 900 BROOKSTONE CENTRE PKWY COLUMBUS, GA 31904 7910 MARKET ST WILMINGTON BARNES JAMES L IV ETAL 7802 RAINTREE RD WILMINGTON, NC 28411 7802 RAINTREE RD  WILMINGTON BOWMAN REX ETAL 125 MENDENHALL DR WILMINGTON, NC 28405 125 MENDENHALL DR  WILMINGTON BRINKER STEPHEN A PATRICIA G 205 MENDENHALL DR WILMINGTON, NC 28411 205 MENDENHALL DR  WILMINGTON BROUSSEAU RAYMOND E 201 MENDENHALL DR WILMINGTON, NC 28411 201 MENDENHALL DR  WILMINGTON CAPE FEAR HABITAT FOR HUMANITY 3310 FREDRICKSON RD WILMINGTON, NC 28401 7858 RAINTREE RD  WILMINGTON CASSEL RACHAEL E KEVIN W 7820 SANSBERRY CT WILMINGTON, NC 28411 7820 SANSBERRY CT  WILMINGTON COLLINS RICHARD STANLEY 7807 RAINTREE RD WILMINGTON, NC 28411 7807 RAINTREE RD  WILMINGTON COLLINS SIDNEY R 7809 HAZELTON CT WILMINGTON, NC 28405 7809 HAZELTON CT  WILMINGTON CORNING FEDERAL CREDIT UNION PO BOX 767 CORNING, NY 14830 7961 MARKET ST  WILMINGTON CROMARTIE CHEVALIER V KELLY A 7839 RAINTREE RD WILMINGTON, NC 28411 7839 RAINTREE RD  WILMINGTON DUNIGAN MARY L ETAL 129 BUMP ALONG RD WILMINGTON, NC 28411 121 BUMP ALONG RD  WILMINGTON DUNIGAN MARY L ETAL 129 BUMP ALONG RD WILMINGTON, NC 28411 129 BUMP ALONG RD  WILMINGTON EDGE CABINET COMPANY INC PO BOX 1379 CLINTON, NC 28329 7843 RAINTREE RD  WILMINGTON FAZARRI ANDREW JAN 7831 SANSBERRY CT WILMINGTON, NC 28411 7831 SANSBERRY CT  WILMINGTON GEORGE RONALD E 7812 HAZELTON CT WILMINGTON, NC 28411 7812 HAZELTON CT  WILMINGTON GRATHWOL PROPERTY HOLDINGS LLC PO BOX 1490 WRIGHTSVILLE BEACH, NC 28480 7814 RAINTREE RD  WILMINGTON GRATHWOL PROPERTY HOLDINGS LLC ETAL PO BOX 1490 WRIGHTSVILLE BEACH, NC 28480 7819 SANSBERRY CT  WILMINGTON GRATHWOL PROPERTY HOLDINGS LLC ETAL PO BOX 1490 WRIGHTSVILLE BEACH, N 28480 7847 RAINTREE RD  WILMINGTON GRATHWOL PROPERTY HOLDINGS LLC ETAL PO BOX 1490 WRIGHTSVILLE BEACH, NC 28480 7838 RAINTREE RD  WILMINGTON GRATHWOL PROPERTY HOLDINGS LLC ETAL PO BOX 1490 WRIGHTSVILLE BEACH, NC 28480 7818 RAINTREE RD  WILMINGTON GUTHERIE HILLARY ETAL 133 MENDENHALL DR WILMINGTON, NC 28411 133 MENDENHALL DR  WILMINGTON GUTIERREZ ANDRADE LAZARO 7801 HAZELTON CT WILMINGTON, NC 28411 7801 HAZELTON CT  WILMINGTON HERREN SAMUEL J DELWOOD W 7825 SANSBERRY CT WILMINGTON, NC 28411 7825 SANSBERRY CT  WILMINGTON JACKSON INVESTMENTS INC 446 AQUARIUS DR WILMINGTON, NC 28411 7799 ALEXANDER RD  WILMINGTON JENSEN PAUL G 7805 HAZELTON CT WILMINGTON, NC 28411 7805 HAZELTON CT  WILMINGTON KLUKAS RICHARD K 116 BUMP ALONG RD WILMINGTON, NC 28411 128 BUMP ALONG RD  WILMINGTON LIBERTY BAPTIST CHURCH OF WILM INC 7957 MARKET ST WILMINGTON, NC 28405 7957 MARKET ST  WILMINGTON MITCHELL DEBORAH 7827 SANSBERRY CT DR WILMINGTON, NC 28411 7827 SANSBERRY CT  WILMINGTON MONTELEONE NICHOLAS 5505 COLONIAL OAKS DR APEX, NC 27539 118 BUMP ALONG RD  WILMINGTON PENLAND ALICE FAYE PO BOX 10012 WILMINGTON, NC 28405 7810 RAINTREE RD  WILMINGTON POTTER WALTER LARRY VIRGINIA S 7804 HAZELTON CT WILMINGTON, NC 28405 7804 HAZELTON CT  WILMINGTON REMY LLC 7890 MARKET ST WILMINGTON, NC 28411 7890 MARKET ST  WILMINGTON RICHARDET AARON J DANIELLE L 9100 SALEM CT WILMINGTON, NC 28411 138 BUMP ALONG RD  WILMINGTON ROUSE ROBERT A PAMELA C 7803 RAINTREE RD WILMINGTON, NC 28405 7803 RAINTREE RD  WILMINGTON SAKASH THOMAS E 7824 PENCADE RD WILMINGTON, NC 28405 7828 PENCADE RD  WILMINGTON SANTABALLA ELENA V MARK MARCUM 6007 WARING AVE LOS ANGELES, CA 90038 129 MENDENHALL DR  WILMINGTON SHALLOW TRAVIS LEIGH 117 BUMP ALONG RD WILMINGTON, NC 28411 117 BUMP ALONG RD  WILMINGTON SHIN BOO MIN 7808 HAZELTON CT WILMINGTON, NC 28411 7808 HAZELTON CT  WILMINGTON SMITH WARREN D AMELIA S 137 MENDENHALL DR WILMINGTON, NC 28411 137 MENDENHALL DR  WILMINGTON SPENGLER RORRIE A ETAL 7811 RAINTREE RD WILMINGTON, NC 28405 7811 RAINTREE RD  WILMINGTON THOMAS DUANE CATHERINE 209 MENDENHALL DR WILMINGTON, NC 28411 209 MENDENHALL DR  WILMINGTON WILKES BAILEY C 7806 RAINTREE RD WILMINGTON, NC 28411 7806 RAINTREE RD  WILMINGTON WQGOODMAN PROPERTIES LLC 963 CHADWICK SHORES DR SNEADS FERRY, NC 28460 7888 MARKET ST  WILMINGTON September 28, 2022    To: Property Owners in the Vicinity    Re: Bailey Shoppes & Offices – 7887 Market Street    A commercial project was approved for this tract back in April, 2018, but construction has been  pending completion of the NCDOT improvements to Market Street.  With that being closer, my clients  are interested in proceeding with a modified plan for the project.  This proposal would require a  Conditional Zoning District (CZD) re‐approval from New Hanover County.      A Conditional Zoning District allows particular uses to be established only in accordance with specific  standards and conditions pertaining to each individual development project.  Essentially, this means  that only that use(s), structure and layout of an approved proposal can be developed.  An exhibit of the  updated project layout is enclosed.    Specific points of change include the elimination of any drive‐thru use, adding a 3rd story, and the  improvement of the previously non‐designated rear lot as a parking area.  As to vehicular trip  generation, these changes will actually reduce it from the previous proposal, but the recommended  adjacent road improvements would still be completed.    A meeting will be held on Tuesday, October 11th, 6:00 p.m., at Picnic Shelter #2, Ogden Park Drive  (north side of the lake adjacent to the Dog Park).  It will provide an opportunity for further explanation  of the proposal and for questions to be answered concerning project improvements, benefits and  impacts.  If you cannot attend, you are also welcome to contact me at telephone # 910‐620‐2374, or  email cwolf@lobodemar.biz with comments and/or questions.    We appreciate your interest in the project, look forward to being an asset to the community.