HomeMy WebLinkAboutAgenda 10-07-2024OCTOBER 7, 2024 4:00 PM
LOCATION (NHC Historic Courthouse, 24 North 3rd Street, Room 301)
MEETI NG CALLED TO ORDER (Chair Bill Rivenbark)
I NVOCATI ON (Pastor Gayle Tabor, SALT Inclusive Methodist Community)
PLEDGE OF ALLEGI ANCE (Commissioner Dane Scalise)
APPROVAL OF CONSENT AGENDA
CONSENT AGENDA ITEMS OF BUSINESS
1.Approval of Minutes
2.Adop3on of Budget Amendments
3.Approval of August 2024 Tax Collec3on Reports
4.Release of the Levy for Tax Year 2014
5.Adop3on of the 2025 Schedule of Values
6.Approval of the ILM Applica3on for NC DOT Road Withdrawal
7.Adop3on of Resolu3on in support of the City of Wilmington's Applica3on for a
Federal Bridge Replacement Grant
8.Adop3on of Resolu3ons to Support the North Carolina Department of
Transporta3on's Request for Con3ngency Funds for Road Improvements in
New Hanover County
9.Adop3on of State Road Resolu3on Requested by the North Carolina
Department of Transporta3on
ESTIMATED
MINUTES REGULAR AGENDA ITEMS OF BUSINESS
5 10.Recogni3on of Principal Jennifer Angel of Carolina Beach Elementary
5 11.Considera3on of Na3onal Minority Enterprise Development Week
20 12.Considera3on of a Resolu3on of Support to Name the Military Cutoff Bridge
over Market Street the "Cornelius E. Nixon Bridge" and to Receive Public
Comments
45 13.Public Hearing
Rezoning Request (Z24-17) - Request by BDLCT, LLC, applicant and property
Board of Commissioners - October 7, 2024
owner, to rezone approximately 27.55 acres located at 3500 Block of Castle Hayne
Road from the R-20, Residen3al District and removing the Special Highway Overlay
District (SHOD) to the PD, Planned Development District for a mixed residen3al and
commercial development.
45 14.Public Hearing
Rezoning Request (Z24-19) - Request by Cindee Wolf with Design Solu3ons,
applicant, on behalf of Harry Wilson with H N Investments, LLC to rezone
approximately 5.17 acres located at 308 Hermitage Road from the (CZD) CS,
Condi3onal Commercial Services District to a new (CZD) CS District for the use
of Wholesale Nursery and a limited list of prohibited uses.
45 15.Public Hearing
Request by New Hanover County Planning & Land Use to amend the 2016
Comprehensive Land Use Plan to incorporate updated guidance for the
development of the Western Bank of the Cape Fear and Northeast Cape Fear
Rivers. (This item was con%nued from the August 5, 2024 Board of
Commissioners mee%ng.)
20 16.Considera3on of Workforce Housing Services Program Fiscal Year 2025
Funding
5 17.Appointment of Vo3ng Delegate(s) to the 2024 North Carolina Associa3on of
County Commissioners (NCACC) Legisla3ve Goals Conference
PUBLIC COMMENTS ON NON-AGENDA ITEMS (limit three minutes)
ESTIMATED
MINUTES ADDITIONAL AGENDA ITEMS OF BUSINESS
18.Addi3onal Items
County Commissioners
County Manager
Clerk to the Board
County AGorney
19.ADJOURN
Note: Minutes listed for each item are es%mated, and if a preceding item takes less 3me, the Board will move
forward un3l the agenda is completed.
Mission
New Hanover County is commiGed to providing equitable opportuni3es and excep3onal public services through
good governance to ensure a safe, healthy, secure and thriving community for all.
Vision
A vibrant, prosperous, diverse coastal community
commiGed to building a sustainable future for future genera3ons.
Board of Commissioners - October 7, 2024
Core Values
Professionalism - Equity - Integrity - Innova3on - Stewardship - Accountability
Board of Commissioners - October 7, 2024
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Governing Body PRESENTER(S): Kym Crowell, Clerk to the Board
CONTACT(S): Kym Crowell
SUBJECT:
Approval of Minutes
BRIEF SUMMARY:
Approve minutes from the following mee ngs:
Special Mee ng held on September 5, 2024
Regular Mee ng held on September 16, 2024
STRATEGIC PLAN ALIGNMENT:
Good Governance
Effec ve County Management
Increase transparency and awareness about county ac ons
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Approve minutes.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Budget PRESENTER(S): Eric Credle, Chief Financial Officer
CONTACT(S): Eric Credle and Amanda Kostusiak, Budget Officer
SUBJECT:
Adop$on of Budget Amendments
BRIEF SUMMARY:
The following budget amendments amend the annual budget ordinance for the fiscal year ending 06/30/25.
25-005 - American Rescue Plan - Budgets the balance of program income earned in American Rescue Plan funded
program. $21,397
25-015 - Grant Rollover - Will rollover grant expenditures and revenues from FY24 to FY25 for grants that did not
expire on June 30, 2024.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Strong Financial Performance
Proac8vely manage the county budget
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt the ordinances for the budget amendments listed.
ATTACHMENTS:
Descrip8on
25-005
25-015
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop8on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 2
Section 1: Details of Budget Amendment
Strategic Focus Area:
Strategic Objective(s):
Decrease Increase Total
-$ 21,397$ 21,397$
-$ 21,397$ 21,397$
Decrease Increase Total-$ 21,397$ 21,397$
-$ 21,397$ 21,397$
Appropriations 48,769,477.00$ 48,790,874$
Decrease Increase Total-$ 21,397$ 21,397$
(21,397)$ -$ (21,397)$
(21,397)$ 21,397$ -$
Appropriated Fund Balance 22,192,190.00$ 22,170,793$
Section 2: Explanation
Section 3: Documentation of Adoption
Adopted, this 7th day of October, 2024.
(SEAL)
ATTEST:
BE IT ORDAINED by the Board of County Commissioners of New Hanover County, North Carolina, that the following
Budget Amendment(s) be made to the annual budget ordinance for the fiscal year ending June 30, 2025.
AGENDA:October 7, 2024
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
AN ORDINANCE AMENDING THE FISCAL YEAR 2025 BUDGET
Fund: American Rescue Plan (ARP)
BA 25-005 Fees for ServicesRevenue:
Total
BA 25-005 Transfer to General Fund
Expenditure:
This ordinance shall be effective upon its adoption.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of New Hanover County, North Carolina,
that the Ordinance for Budget Amendment(s) 25-005 amending the annual budget ordinance for the fiscal year ending June 30,
2025, is adopted.
William E. Rivenbark, Chairman
Kymberleigh G. Crowell, Clerk to the Board
Total
Prior to Actions
Today
Total if Actions Taken
BA 25-005 budgets revenues generated by American Rescue Plan funded programs for use. These revenues are fees generated
through the provision of services through the ARP School Mental Health program and the ARP Infant/Toddler Mental Health program. This includes payments from insurance, Medicaid, and individuals. As required by the U.S. Department of Treasury,
these revenues must be budgeted for use within ARP-eligible programs. These funds will be used to support school health
expenses currently budgeted in the General Fund. No county match is required and no new positions are being created.
Fund: General FundDepartment: Finance
Revenue:BA 25-005 Transfer In from Special Revenue ARP
BA 25-005 Appropriated Fund Balance
Total
Prior to Actions
Today
Total if Actions Taken
Good Governance
Communicate what the county does and why.
Proactively manage the county budget.
Board of Commissioners - October 7, 2024
ITEM: 2 - 1 - 1
Section 1: Details of Budget Amendment
Strategic Focus Area:
Strategic Objective(s):
Decrease Increase Total
-$ 911,322$ 911,322$ -$ 1,517,149$ 1,517,149$ -$ 50,412$ 50,412$
-$ 2,478,883$ 2,478,883$
Decrease Increase Total -$ 911,322$ 911,322$
-$ 1,513,895$ 1,513,895$
-$ 50,412$ 50,412$ -$ 3,254$ 3,254$
-$ 2,478,883$ 2,478,883$
Prior to Actions Today Total if Actions Taken
Appropriated Fund Balance 22,192,190$ 22,195,444$
Decrease Increase Total
-$ 4,714$ 4,714$
-$ 4,714$ 4,714$
Decrease Increase Total-$ 4,714$ 4,714$
-$ 4,714$ 4,714$
Decrease Increase Total
-$ 2,564$ 2,564$
-$ 2,564$ 2,564$
Decrease Increase Total-$ 2,564$ 2,564$
-$ 2,564$ 2,564$
Prior to Actions Today Total if Actions TakenAppropriated Fund Balance 2,030,894$ 2,033,458$
Decrease Increase Total
-$ 13,552$ 13,552$
-$ 13,552$ 13,552$
Decrease Increase Total-$ 13,552$ 13,552$
-$ 13,552$ 13,552$
Total
Revenue:
BA 25-015 Grant Revenues
Total
Appropriated Fund Balance
Fund: Local Law Enforcement Block Grant FundDepartment: Sheriff's Office
Total
Fund: Fire Rescue Special RevenueDepartment: Fire RescueExpenditure:
BA 25-015 Grant Expenditures
Total
Total
Revenue:BA 25-015 Grant Revenues
Human Services
Total
Fund: Automation Enhancements and Preservation Fund (AEPF)Department: Register of DeedsExpenditure:
BA 25-015 Grant Expenditures
Expenditure:
BA 25-015 Grant Expenditures
Total
Revenue:BA 25-015 Grant Revenues
Human Services
Public Safety
Culture and Recreation
BE IT ORDAINED by the Board of County Commissioners of New Hanover County, North Carolina, that the following Budget
Amendment(s) be made to the annual budget ordinance for the fiscal year ending June 30, 2025.
Fund: General
BA 25-015 Grant Revenues by FunctionRevenue:
Culture and Recreation
Total
BA 25-015 Grant Expenditures by Function
Department: VariousExpenditure:
Public Safety
AGENDA:October 7, 2024
NEW HANOVER COUNTY BOARD OF COMMISSIONERSAN ORDINANCE AMENDING THE FISCAL YEAR 2025 BUDGET
Good Governance
Align services and programs with strategic priorities.
Proactively manage the county budget.
Board of Commissioners - October 7, 2024
ITEM: 2 - 2 - 1
Decrease Increase Total
-$ 1,159$ 1,159$ -$ 702$ 702$
-$ 1,861$ 1,861$
Decrease Increase Total-$ 1,861$ 1,861$
-$ 1,861$ 1,861$
Prior to Actions Today Total if Actions TakenAppropriated Fund Balance 12,736,416.00$ 12,738,277$
Decrease Increase Total
-$ 84,503$ 84,503$
-$ 84,503$ 84,503$
Decrease Increase Total-$ 84,503$ 84,503$
-$ 84,503$ 84,503$
Prior to Actions Today Total if Actions Taken
Appropriated Fund Balance -$ 84,503$
Decrease Increase Total
-$ 32,690$ 32,690$
-$ 32,690$ 32,690$
Decrease Increase Total-$ 32,690$ 32,690$
-$ 32,690$ 32,690$
Section 2: Explanation
Section 3: Documentation of Adoption
Adopted, this 7th day of October, 2024.
(SEAL)
ATTEST:
BA 25-015 Grant Revenues
Total
Department: Recycling & Solid WasteExpenditure:
BA 25-015 Grant Expenditures
Total
Revenue:
Total
Fund: Recycling & Solid Waste
Expenditure:
BA 25-015 Grant Expenditures
Total
Revenue:BA 25-015 Representative Payee Appropriated Fund Balance
Fund: Representative PayeeDepartment: Various
BA 25-015 Grant Expenditures by Function
Total
Revenue:BA 25-015 Special Purpose Appropriated Fund Balance
Total
Human ServicesPublic Safety
Fund: Special PurposeDepartment: VariousExpenditure:
This ordinance shall be effective upon its adoption.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of New Hanover County, North Carolina, that the
Ordinance for Budget Amendment(s) 25-015 amending the annual budget ordinance for the fiscal year ending June 30, 2025, is adopted.
William E. Rivenbark, Chairman
Kymberleigh G. Crowell, Clerk to the Board
BA 25-015 will rollover unexpended grant expenditures and revenues from FY24 to FY25 for the grants that did not expire on June 30, 2024. The General Funds's appropriated fund balance will be increased by $3,254, which represents the county's cash match requirement
for the grants being rolled forward. Also, included in this budget amendment are entries to finalize the June 30 balances in the Special
Purpose Fund and the Representative Payee Fund. On August 19, 2024, CBA 25-003 was adopted to roll the preliminary balances to
FY25.
Board of Commissioners - October 7, 2024
ITEM: 2 - 2 - 2
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Tax PRESENTER(S): Allison Snell, NHC Tax Administrator
CONTACT(S): Allison Snell
SUBJECT:
Approval of August 2024 Tax Collec/on Reports
BRIEF SUMMARY:
NCGS 105-350 requires the Tax Collector to submit a report showing the amount of taxes collected.
The report for August 2024 in comparison to August 2023 is as follows:
New Hanover County August 2024 August 2023
Real Property 11.86%11.44%
Personal Property 25.92%23.27%
Motor Vehicle 100.00%100.00%
Overall Collec4on Rate 13.74%13.09%
Total Collected YTD $28,358,823.22 $26,284,022.03
New Hanover County Debt Service August 2024 August 2023
Real Property 11.83%11.41%
Personal Property 24.76%23.04%
Motor Vehicle 100.00%100.00%
Overall Collec4on Rate 13.83%13.35%
Total Collected YTD $1,403,168.00 $1,516,018.40
Grand Total Collected YTD $29,761,991.22 $27,800,040.43
New Hanover County Fire District August 2024 August 2023
Real Property 12.23%11.82%
Personal Property 24.93%22.63%
Motor Vehicle 100.00%100.00%
Overall Collec4on Rate 14.48%13.82%
Total Collected YTD $1,931,995.60 $1,798,782.34
STRATEGIC PLAN ALIGNMENT:
Board of Commissioners - October 7, 2024
ITEM: 3
Good Governance
Strong Financial Performance
Proac4vely manage the county budget
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Approve the reports
ATTACHMENTS:
Descrip4on
New Hanover County Monthly Collection Report for August 2024
New Hanover County Debt Service Monthly Collection Report for August 2024
New Hanover County Fire District Monthly Collection Report for August 2024
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 3
Combined
206,096,608.15$
(32,270.93)$
127,114.25$
206,191,451.47$
28,360,737.25$
25,703.58$
(4.76)$
177,856,422.56$
13.74
23,789.55$
Total 2024-2025 Collections YTD 28,358,823.22$
Combined
5,539,121.88$
(24,707.52)$
49.02$
5,514,463.38$
242,740.84$
19,865.60$
-$
5,291,588.14$
36,228.78$
Total Prior Year Collections YTD 259,104.02$
Grand Total All Collections YTD 28,617,927.24$
* Detailed information for Refunds can be found in the Tax Office
Chair
Clerk to the Board
Date
Real Estate Personal Property Motor Vehicles
Abatements -$ (24,707.52)$ -$
Scroll 1,547,619.81$ 3,986,566.26$ 4,935.81$
Collections to Date 209,565.28$ 33,175.56$ -$
YTD Interest Collected 31,299.69$ 4,929.09$ -$
*Refunds 17,590.97$ 2,274.63$ -$
Write-off -$ -$ -$
NEW HANOVER COUNTY
Outstanding Balance 1,355,645.50$ 3,931,006.83$ 4,935.81$
Total Levy 1,547,619.81$ 3,961,907.76$ 4,935.81$
Adjustments -$ 49.02$ -$
Prior Years 2014-2023
Collection Percentage 11.86 25.92 100.00
Outstanding Balance 169,965,921.15$ 7,890,501.41$ -$
YTD Interest Collected 13.47$ -$ 23,776.08$
Collections to Date 22,891,201.67$ 2,763,459.27$ 2,706,076.31$
Write-off (4.76)$ -$ -$
*Refunds 22,464.59$ 3,238.99$ -$
Adjustments 29,693.80$ 97,420.45$ -$
Total Taxes Charged 192,834,653.47$ 10,650,721.69$ 2,706,076.31$
Scroll/Billed 192,824,460.50$ 10,566,071.34$ 2,706,076.31$
Abatements (19,500.83)$ (12,770.10)$ -$
New Hanover County Monthly Collection Report for August 2024
Current Year 2024-2025
Real Estate Personal Property Motor Vehicles
Board of Commissioners - October 7, 2024
ITEM: 3 - 1 - 1
Combined
10,130,947.83$
(1,588.25)$
6,222.41$
10,135,581.99$
1,401,727.96$
2.28$
-$
8,733,856.31$
13.83
1,442.32$
Total 2024-2025 Collections YTD 1,403,168.00$
Combined
474,528.15$
(2,710.00)$
2.76$
471,820.91$
15,664.17$
130.64$
-$
456,287.38$
3,543.02$
Total Prior Year Collections YTD 19,076.55$
Grand Total All Collections YTD 1,422,244.55$
* Detailed information for Refunds can be found in the Tax Office
Chair
Clerk to the Board
Date
NEW HANOVER COUNTY
New Hanover County Debt Service Monthly Collection Report for August 2024
Current Year 2024-2025
Real Estate Personal Property Motor Vehicles
Abatements (960.73)$ (627.52)$ -$
Scroll/Billed 9,437,923.52$ 543,743.75$ 149,280.56$
Total Taxes Charged 9,438,416.36$ 547,885.07$ 149,280.56$
Adjustments 1,453.57$ 4,768.84$ -$
Collections to Date 1,116,804.98$ 135,642.42$ 149,280.56$
Write-off -$ -$
*Refunds -$ 2.28$
YTD Interest Collected 1.22$ -$ 1,441.10$
Outstanding Balance 8,321,611.38$ 412,244.93$ -$
Collection Percentage 11.83 24.76 100.00
Scroll 126,364.62$ 348,163.53$ -$
Prior Years 2014-2023
Real Estate Personal Property Motor Vehicles
Adjustments -$ 2.76$
Abatements -$ (2,710.00)$
Collections to Date 13,946.85$ 1,717.32$ -$
Total Levy 126,364.62$ 345,456.29$ -$
Write-off -$ -$ -$
*Refunds 67.81$ 62.83$ -$
YTD Interest Collected 2,520.13$ 1,022.89$ -$
Outstanding Balance 112,485.58$ 343,801.80$ -$
Board of Commissioners - October 7, 2024
ITEM: 3 - 2 - 1
Total 2024-2025 Collections YTD
Total Prior Year Collections YTD 18,422.67$
Grand Total All Collections YTD 1,950,418.27$
* Detailed information for Refunds can be found in the Tax Office
Chair
Clerk to the Board
Date
*Refunds 114.58$ -$
NEW HANOVER COUNTY
-$ 3,123.73$
Write-off -$ -$ -$ -$
Outstanding Balance 94,926.67$ 215,612.26$ 316.74$ 310,855.67$
YTD Interest Collected 2,477.36$ 646.37$
-$ 114.58$
24.93 100.00 14.48
316.74$ 326,040.03$
Collections to Date 14,723.11$ 575.83$ -$ 15,298.94$
-$ (3,053.62)$
Adjustments
Scroll 109,535.20$ 219,233.36$
Total Levy 109,535.20$ 216,188.09$
Abatements
-$ 8.35$
*Refunds -$ -$ -$
-$ 8.35$
YTD Interest Collected 2.28$ -$ 1,904.71$ 1,906.99$
1,931,995.60$
Prior Years 2014-2023
Real Estate Personal Property Motor Vehicles Combined
316.74$ 329,085.30$
-$ (3,053.62)$
Collection Percentage 12.23
Outstanding Balance 10,767,598.80$ 630,003.74$ -$ 11,397,602.54$
Write-off -$ -$ -$
New Hanover County Fire District Monthly Collection Report for August 2024
Current Year 2024-2025
Real Estate Personal Property Motor Vehicles
Adjustments 1,195.70$ 16,463.83$
Abatements (2,854.89)$ (1,093.44)$
Combined
Scroll/Billed 12,269,572.80$ 823,887.46$ 220,519.69$ 13,313,979.95$
17,659.53$
(3,948.33)$
Collections to Date 1,500,314.81$ 209,254.11$ 220,519.69$ 1,930,088.61$
Total Taxes Charged 12,267,913.61$ 839,257.85$ 220,519.69$ 13,327,691.15$
Board of Commissioners - October 7, 2024
ITEM: 3 - 3 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Tax PRESENTER(S): Allison Snell, NHC Tax Administrator
CONTACT(S): Allison Snell
SUBJECT:
Release of the Levy for Tax Year 2014
BRIEF SUMMARY:
According to North Carolina General Statute (NCGS) 105-378, Limita$on on use of remedies, this request is for the
New Hanover County Board of Commissioners to release the levy for the tax year 2014. The 10-year statute of
limita$ons prohibits the collector from using forced collec$on measures to collect these taxes.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Strong Financial Performance
Proac$vely manage the county budget
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Approve the release levy for tax year 2014.
ATTACHMENTS:
Descrip$on
Levy for Tax Year 2014
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 4
Pursuant to NCGS 105-378. Limitation on use of remedies.
(a) Use of Remedies Barred. – No county or municipality may maintain an action or procedure to
enforce any remedy provided by law for the collection of taxes or the enforcement of any tax liens
(whether the taxes or tax liens are evidenced by the original tax receipts, tax sales certificates, or
otherwise) unless the action or procedure is instituted within 10 years from the date the taxes became
due.
Therefore, on this the 7th day of October 2024, Collector of Revenue, Allison Snell, asks the New Hanover
County Board of County Commissioner’s to release the levy for tax year 2014 from the charge as the 10
years Statute of limitations prohibits the Collector from using forced collection measures to collect these
taxes. These amounts are deemed insolvent and uncollectible.
2014 Real Estate Personal Property Motor Vehicles Total
New Hanover $35,856.36 $485,680.58 $4,714.71 $526,251.65
Fire District $2,359.05 $27,283.14 $316.74 $29,958.93
Carolina Beach $1,025.50 $16,393.16 $0.00 $17,418.66
Kure Beach $0.00 $1,227.15 $0.00 $1,227.15
Wilmington $14,004.43 $197,021.00 $2,186.75 $213,212.18
Wrightsville Beach $7.11 $3,809.89 $0.00 $3,817.00
Total $53,252.45 $731,414.92 $7,218.20 $791,885.57
As requested, the New Hanover County Board of County Commissioner’s does hereby release the levy for
tax year 2014 as stated above from the charge as the 10 years Statute of limitations prohibits the Collector
from using forced collection measures to collect these taxes. These amounts are deemed insolvent and
uncollectible.
______________________________________
William E. Rivenbark, Chair
New Hanover County Board of Commissioners
Board of Commissioners - October 7, 2024
ITEM: 4 - 1 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Tax PRESENTER(S): Allison Snell, NHC Tax Administrator
CONTACT(S): Allison Snell
SUBJECT:
Adop$on of the 2025 Schedule of Values
BRIEF SUMMARY:
The Board heard a presentaon on the proposed 2025 Schedule of Values on August 19, 2024 and then held the
required public hearing on September 16, 2024. The Schedule of Values is a standardized system and method of
handling both data and the applicaon of the three basic approaches to value to achieve equalizaon and uniformity in
the valuaon process. This will accomplish the county's goal of determining just and equitable values.
The Board is asked to adopt the 2025 Schedule of Values, which are available for review in the New Hanover County
Tax Office or online at h1ps://www.nhcgov.com/2720/Schedule-of-Values.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Strong Financial Performance
Proacvely manage the county budget
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt the 2025 Schedule of Values.
ATTACHMENTS:
Descripon
Staff Presentation
2025 Schedule of Values
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adopt the 2025 Schedule of Values.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 5
Allison Snell
Tax Administrator
Tax October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 5 - 1 - 1
SOV Adoption Schedule
Aug. 19 Present the SOV to the Board of Commissioners & set public
hearing date
Aug. 21 Advertise notice of the public hearing on the SOV
Sept. 16 Hold a public hearing on the SOV
Oct. 7 Consideration of SOV adoption
Oct. 10, 17, 24, & 31 Advertise the adoption of the SOV
Nov. 8 Last day to appeal the SOV to the State Property
Tax Commission
The Schedule of Values will be available at the Government Center as well as online for public inspection.
Slide 2Tax
Board of Commissioners - October 7, 2024
ITEM: 5 - 1 - 2
2025
Presented by: Allison Snell
New Hanover County Tax Administrator
Schedule of
Values, Standards,
and Rules
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 1
2
Contents
Foreword 4
Appraisal Overview 5
Appraisal of Real Property in New Hanover County 5
An Overview of Mass Appraisal 6
Quality Control in Mass Appraisal 8
After the General Reappraisal 9
Approaches to Value 10
Highest & Best Use 10
Present Use Overview 11
Residential Property 12
Residential Schedule 13
Grade Specifications 16
Depreciation 17
Grade Factors 19
Quality Grade Adjustments 20
Base Price 24
Adjustments/Additions 31
Depreciation Tables /Obsolescence 48
Commercial & Industrial Property 67
Commercial Structure 68
Base Cost 70
Base Price Adjustments Interior 71
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 2
3
Base Price Adjustments Exterior 80
Other Features/Elevators 81
Depreciation Table 82
Income Producing Property 89
Model Attributes 92
Land 93
Approaches to Value 95
Land Models 98
Present use 105
Real and Tangible Personal Property 106
Uniform Standards of Professional Appraisal Practice (USPAP) 114
Further Reading 127
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 3
4
Foreword
The purpose of this manual is to describe the methodology and procedures for appraising all New
Hanover County real estate at market value (and present use value, as appropriate) at the time of
the county’s most recent General Reappraisal. The Schedule of Values establishes the base rates
and ranges for all property types, effective until the next General Reappraisal. It also includes the
adjustments that may be used for various types of construction, market conditions, and land
valuation schedules. The tables, rates, and ranges found in this manual serve as guidelines.
Appraisers have the discretion and flexibility to adjust these rates on a case-by-case basis to ensure
properties are appraised at market value, promoting fair and consistent property valuations for all
property types.
General Reappraisals employ Mass Appraisal techniques, leveraging comprehensive analysis by
appraisal staff and utilizing computer-assisted mass appraisal (CAMA) software. The assessment
considers the sales comparison approach, cost approach, and income approach, when applicable,
ensuring comprehensive appraisal of all real estate properties.
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5
Appraisal of Real Property in New Hanover County, NC
North Carolina General Statute 105-274 states that all real and personal property located within its
jurisdiction shall be subject to taxation unless it is otherwise exempted or excluded from taxation
by law.
North Carolina General Statute 105-283 requires appraisals to be made of each property’s “true
value in money”. The term “true value” is defined as “the price estimated in terms of money at
which the property would change hands between a willing and financially able buyer and a willing
seller, neither being under any compulsion to buy or sell and both having reasonable knowledge
of all the uses to which the property is adapted and for which it is capable of being used”. This
definition applies to both the terms “true value” and “market value” when used in this manual.
Per North Carolina General Statute 105-286, each county must conduct a General Reappraisal of
all real property at least once every eight years. According to North Carolina General Statute 105-
285 (d), the value of real property shall be determined as of January 1 of the year in which the
General Reappraisal is conducted under North Carolina General Statute 105-286. The effective
date for each appraisal performed according to this Schedule of Values is January 1, 2025. This
effective date applies regardless of the calendar year in which the appraisal is made or the fiscal
year for which ad valorem taxes are being calculated.
North Carolina General Statute 105-317 requires the tax assessor to establish this Schedule of
Values and sets forth the procedure for its adoption. All property appraisals conducted under this
manual are for the purpose of calculating and allocating annual ad valorem property taxes, as
authorized by North Carolina General Statute 105-274 and related statutes, for New Hanover
County, its municipalities, and other tax districts as authorized by law.
All appraisals, including those for ad valorem tax purposes, fall under the jurisdiction of the
Uniform Standards of Professional Appraisal Practice (USPAP), the relevant portions of which have
been included in this manual, beginning on page 114.
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6
An Overview of Mass Appraisal
Mass Appraisal is a method used to evaluate a large number of properties simultaneously, as of a
specific effective date, using statistical analysis to establish uniform and equitable property
values. Unlike the single-property "fee appraisal" approach, which focuses on a detailed market
analysis of a specific property, mass appraisal develops a valuation model that considers broader
market trends and adjustments.
To efficiently appraise nearly 114,000 properties during the General Reappraisal and manage
ongoing assessments of new construction, New Hanover County is divided into roughly 1,500
neighborhoods. This division enables the county to recognize and account for distinct market
conditions that influence property values within each neighborhood.
For instance, a neighborhood may consist of a residential subdivision where homes share
common characteristics such as similar age, architectural style, craftsmanship, and amenities.
Properties within such neighborhoods tend to experience similar market dynamics and have
similar desirability on the market.
By categorizing properties into these neighborhoods, the county can apply appraisal methods
that account for localized factors affecting property values. This approach ensures that property
assessments accurately reflect the varying market conditions across different areas within the
county, supporting fair and equitable valuation practices.
Initially, all recent property sales undergo analysis to verify whether they qualify as arm’s length
transactions. A transaction is deemed arm’s length when it involves two unrelated parties who
are not influenced by any special compulsion to buy or sell. Sales involving relatives, short sales,
and estate transactions, for instance, may not provide reliable evidence of market value in a
given area. The determination of sale prices relies on the excise tax “revenue stamps” filed with
the Register of Deeds office and documented on the property deed.
Land valuation relies on available land sales data and may involve allocating sale prices between
land and improvements or other appropriate methods.
After determining the land rates, the appraisal process involves conducting analyses to evaluate
the impact—positive or negative—of various property characteristics. This includes establishing
base square foot rates for different types of additions, outbuildings, and internal characteristics
(such as the number of bathrooms or walk-up attics).
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7
The rates published in the Schedule of Values are base rates which are indicative of average
quality and workmanship for standard lots and acreage. The CAMA (Computer-Assisted Mass
Appraisal) system integrates factors and adjustments applicable to both land and building rates
to recognize market conditions, functional or economic obsolescence, deferred maintenance,
renovations, poor topography, and other factors affecting supply and demand. The appraiser's
judgment is pivotal in evaluating comparative grading and depreciation factors.
Further sales analysis is conducted to validate that the model is accurately reflecting current
market trends within each neighborhood. The final appraised value assigned to each property
represents the professional judgment of the appraiser regarding the most likely price at which
the property would sell in an open market, as of the effective date of the appraisal. It is neither
the highest nor the lowest possible selling price, nor is it an average price.
The following graph shows examples of sales in a neighborhood. While a simple mathematical
average would value every house in this neighborhood at $107 per square foot, on the market,
houses with the same heated area will sell for very different prices for many reasons (such as
differences in unheated features, remodeling, or upgrades chosen during construction). A quality
valuation model identifies those differences and accounts for them, generating a more likely sale
price for each unique home and its particular combination of features.
Example of Sales:
Sale Price/Heated Square $150.00
$140.00
$130.00
$120.00
$110.00
$100.00
$90.00
$80.00
800 1000 1200 1400 1600 1800 2000 2200 2400 2600 2800
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8
Quality Control in Mass Appraisal
In mass appraisal, ensuring uniformity and equity relies heavily on rigorous statistical analysis,
with the ratio study being a fundamental tool. This study compares appraised values to actual
sale prices across a sample of properties. Ratios are calculated by dividing the appraised value
from the General Reappraisal by the corresponding sale price. For example, if a property is
appraised at $250,000 and sold recently for $252,000, its sale ratio would be 99% of its market
value, as represented by the sale price.
It's important to note that in mass appraisal, exact matches between appraised values and sale
prices or independent appraisals are not expected. Instead, the median ratio for similar
properties (such as those within a neighborhood) should ideally be near 100%, with high and low
ratios balancing each other out. According to the International Association of Assessing Officers
(IAAO) Standard on Ratio Studies (2013a), the median ratio should typically fall within a range of
90% to 110%. (Median – the measure of central tendency commonly referred to as the midpoint
in an arrayed set of data.) This range signifies that the overall appraisal level meets the standard
of accuracy. Conducting a meaningful ratio study requires a sufficient number of property
samples, which New Hanover County's active market adequately supports.
Additional quality checks to show if the appraised values are uniform and equitable:
1. Coefficient of Dispersion (COD): This metric gauges the average deviation of each ratio
from the median ratio within a sample. A lower COD indicates greater uniformity among
appraised values within the sample. IAAO standards dictate acceptable COD thresholds:
under 10 for newer and homogeneous residential neighborhoods, under 15 for older or
heterogeneous neighborhoods, under 20 or 25 for vacant land in urban or rural areas,
under 20 for rural residential property, and under 20 for commercial properties.
2. Price-Related Differential (PRD): The PRD evaluates the relative appraisal of high-value
properties in relation to low-value properties. A high PRD suggests that high-value
properties are potentially under-appraised, whereas a low PRD indicates they might be
over-appraised. This metric helps ensure that the appraisal process maintains fairness
across different property values and types. IAAO standards dictate acceptable PRD
thresholds: .98% – 1.03%.
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9
After the General Reappraisal
After a General Reappraisal, the Schedule of Values remains effective until the next scheduled
reappraisal, as outlined by North Carolina General Statute 105-287. This statute governs when
property values may or may not be adjusted between reappraisal cycles, and property owners
are encouraged to review the statute in its entirety for comprehensive understanding. The
statutes are accessible online through the North Carolina General Assembly website at
http://www.ncleg.net/gascripts/statutes/Statutes.asp.
Under North Carolina General Statute 105-287:
1. The assessor is authorized to adjust property values based on physical changes to the land
or improvements (North Carolina General Statute 105-287(a)(2b)). This includes examples
such as adding new structures to a property (new addition to home, new outbuildings,
detached garages, pools etc.), demolishing existing improvements, changes to zoning, or
subdividing land into smaller lots.
2. The assessor is authorized to adjust property values to rectify clerical or mathematical
errors, or errors resulting from misapplication of the Schedule of Values (North Carolina
General Statute 105-287(a)(1) and 105-287(a)(2)).
3. The assessor is not authorized to adjust property values due to inflation, deflation, or
changes in the local economy (North Carolina General Statute 105-287(b)(2)), ensuring
fairness and equity in property assessments based on economic conditions at a specific
point in time.
Any adjustments made under the above (and other allowed) circumstances must adhere to the
current Schedule of Values (North Carolina General Statute 105-287(c)). This means that
improvements or changes to properties are valued using the rates and guidelines established in
the Schedule of Values effective at the time of the adjustment, maintaining consistency until the
next General Reappraisal. For instance, a house constructed in 2027 would be appraised based on
an analysis of comparable home sales that occurred at the time the 2025 Schedule of Values was
formulated. This means that the actual cost or market value of the home at the time of its
construction in 2027 would not be considered. This allows new construction to be appraised
uniformly and equitably with existing construction.
North Carolina General Statute 105-317(a)(3) requires that partially completed buildings be
appraised based on their level of completion as of January 1 of the year for which the new
assessment is being made.
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10
Approaches to Value
There are three recognized methods for appraising real property: the Market approach (Sales
Comparison approach), Cost approach, and Income approach. New Hanover County employs all
three methods as appropriate for its appraisals, recognizing that not all methods are suitable for
every type of property.
The Market approach, commonly used for residential properties and most known by the public,
involves comparing the characteristics of the property being appraised with recently sold
properties. Adjustments are made to the sale prices of comparable properties to account for any
differences, providing an estimate of the subject property's value.
In the Cost approach, the appraiser calculates the cost to construct the subject property new,
encompassing all direct and indirect expenses. Depreciation is then factored in based on the
current condition of the improvements. This cost is added to the appraiser's opinion of the land
value to determine the total property value.
The Income approach assumes that the property was acquired or would be acquired for its
income-producing potential. It estimates the present value of all anticipated future income
streams, while also considering vacancy, collection loss, expenses, and market Capitalization
Rates.
Highest and Best Use
Properties in New Hanover County are appraised based on their highest and best use, which best
reflects what the property would sell for in an open market. Almost all property has the potential
to be used for more than one purpose. The highest and best use is that which is the most profitable
for which the demand is highest, thus generating the highest return for the property owner. Four
tests have been developed to help the appraiser in this application. They are (1) legally permissible,
(2) physically possible, (3) financially feasible, and (4) maximum productivity. These tests are
generally applied sequentially. Physical possibility and legal permissibility can be applied in either
order, but they must be applied before the tests of financial feasibility and maximum productivity.
To be legally permissible, consideration must be made for zoning and similar land use restrictions
(such as watersheds).
The ability to obtain a zoning change or variance is often a factor in the price a potential buyer is
willing to pay, therefore both current and potential zonings and restrictions may be considered
when determining the highest and best use of a parcel. This potential highest and best use must
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ITEM: 5 - 2 - 10
11
be a probable one based on supply and demand in the market; it should not be an unlikely or
speculative use. The appraiser may also consider what interim uses exist in between the present
use of the property and the possible future use.
Because the highest and best use of a piece of land may not be its current use, the appraiser may
also consider what interim uses exist in between the current use of the property and the possible
future use. These improvements may still offer an income stream, salvage value, or other benefits.
A reduction in the appraised value of the improvements may be appropriate, but in some cases,
the appraiser may determine that the improvements contribute little value to the property, or that
the improvements are a detriment to the overall value of the property due to the expense involved
in removing them.
Present Use Value
The term Value in Use refers to the value of land or improvements for a specific purpose. Present
Use applies this definition to the way a property is currently being utilized. In the case where the
current use of the property is also its highest and best use, these are the same. In some cases, a
separate appraised value may be calculated based on the present use of the property. This is most
commonly the case with property being assessed as agricultural, horticultural, or forestland under
North Carolina General Statute 105-277.2 through 105-277.7.
To qualify for Present Use Value (PUV) classification, property must meet statutory requirements
for ownership, size, income, and sound management. The appraiser will determine both the
market value of the property based on its highest and best use and a value based on its present
use. Ad valorem taxes will be calculated each year based on both figures, with the owner paying
on the present use value. The difference between the two tax amounts will be kept in the record
each year as deferred taxes. When property becomes disqualified from the PUV program, the
deferred taxes for the current year and the three previous years, along with accrued interest, will
usually become immediately due and payable. These taxes are commonly referred to as “rollback”
taxes.
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12
Residential Section
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13
Residential Schedule
Explanation of Difference in Base Square Foot Values
Houses of smaller area will have a higher value per square foot than houses of larger area, all else
being equal. This is because a smaller house has greater wall surface in proportion to the floor
area. The cost of one stairway, one bathroom, one fireplace, etc. must be prorated over a smaller
area. For the same reason, a single-story home will have a higher per square foot value than a
multi-story home with the same foundation area. Economic theory refers to this as “economies of
scale”. Market analyses show that this relationship is reflected in purchase prices when homes sell,
both to their original owner after construction and later as they are resold.
New Hanover County utilizes four Models for valuing residential property. Model 1 is used for all
typical inland properties. Model 2 is used for all high-end coastal properties. Model 3 is used for
all typical coastal properties and Model 4 is used for all manufactured homes.
Model 1 – Typical Inland Properties
150
160
170
180
190
200
210
220
230
240
250
260
270
280
290
300
310
320
330
340
10
0
30
0
50
0
70
0
90
0
1,10
0
1,30
0
1,50
0
1,70
0
1,90
0
2,10
0
2,30
0
2,50
0
2,70
0
2,90
0
3,10
0
3,30
0
3,50
0
3,70
0
3,90
0
4,10
0
4,30
0
4,50
0
4,70
0
4,90
0
5,10
0
5,30
0
5,50
0
5,70
0
5,90
0
6,10
0
6,30
0
6,50
0
6,70
0
6,90
0
7,10
0
7,30
0
7,50
0
7,70
0
7,90
0
Ba
s
e
R
a
t
e
Square Footage of Main Area Footprint
New Hanover County Schedule of Values Residential Base Rate (Model 1)
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14
Model 2 – High-end Coastal Properties
Model 3 – Typical Coastal Properties
290
305
320
335
350
365
380
395
410
425
440
455
470
485
500
515
530
545
560
575
590
605
620
635
650
10
0
30
0
50
0
70
0
90
0
1,10
0
1,30
0
1,50
0
1,70
0
1,90
0
2,10
0
2,30
0
2,50
0
2,70
0
2,90
0
3,10
0
3,30
0
3,50
0
3,70
0
3,90
0
4,10
0
4,30
0
4,50
0
4,70
0
4,90
0
5,10
0
5,30
0
5,50
0
5,70
0
5,90
0
6,10
0
6,30
0
6,50
0
6,70
0
6,90
0
7,10
0
7,30
0
7,50
0
7,70
0
7,90
0
Ba
s
e
R
a
t
e
Square Footage of Main Area Footprint
New Hanover County Schedule of Values Residential Base Rate (Model 2)
180
190
200
210
220
230
240
250
260
270
280
290
300
310
320
330
340
350
360
370
380
390
400
410
420
10
0
30
0
50
0
70
0
90
0
1,10
0
1,30
0
1,50
0
1,70
0
1,90
0
2,10
0
2,30
0
2,50
0
2,70
0
2,90
0
3,10
0
3,30
0
3,50
0
3,70
0
3,90
0
4,10
0
4,30
0
4,50
0
4,70
0
4,90
0
5,10
0
5,30
0
5,50
0
5,70
0
5,90
0
6,10
0
6,30
0
6,50
0
6,70
0
6,90
0
7,10
0
7,30
0
7,50
0
7,70
0
7,90
0
Ba
s
e
R
a
t
e
Square Footage of Main Area Footprint
New Hanover County Schedule of Values Residential Base Rate (Model 3)
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15
Model 4 – Manufactured Homes
These graphs are created from the Base Rate tables that begin on page 24 and illustrate the
relationship between building area and price per square foot. These rates assume average quality
and workmanship. Base cost includes two bathrooms with three-fixtures each, a kitchen sink, and
a water heater (base of 8 fixtures). After the appraiser determines an initial value, they will adjust
it for quality, depreciation, and other factors as appropriate.
By referring to the following Grade Specifications, one can see the difference in square foot values
for various levels of construction. This difference in value considers the quality and quantity of
materials and workmanship. There are a few very distinct and obvious differences in quality
throughout each level of construction.
100
110
120
130
140
150
160
170
180
190
200
210
220
230
240
250
260
270
280
290
300
10
0
20
0
30
0
40
0
50
0
60
0
70
0
80
0
90
0
1,00
0
1,10
0
1,20
0
1,30
0
1,40
0
1,50
0
1,60
0
1,70
0
1,80
0
1,90
0
2,00
0
2,10
0
2,20
0
2,30
0
2,40
0
2,50
0
Ba
s
e
R
a
t
e
Square Footage of Main Area Footprint
New Hanover County Schedule of Values Residential Base Rate (Model 4)
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16
Grade Specifications
S
Buildings characterized by the utmost superior quality of architectural style and design,
constructed with the finest materials and exemplary craftsmanship. They feature specialized
engineering for customization and boast superior interior finishes and features.
AA
Buildings distinguished by excellent architectural style and design, utilizing the finest quality
materials and exceptional workmanship. They offer extremely high-quality interior finishes and
features.
A
Buildings known for their very high-quality materials and workmanship throughout, along with a
high standard of interior finish and features.
B
Buildings with above-average quality materials and workmanship, offering above-average levels
of interior finish and features.
C
Buildings featuring average quality materials and workmanship throughout, with an average level
of interior finish and features.
D
Buildings characterized by below-average quality materials and workmanship, resulting in a
below-average quality of interior finish and features.
E
Buildings that display very low-quality materials and workmanship throughout, with a very low
quality of interior finish and features.
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Depreciation
The purpose of appraising improvements separately from land is to determine the contribution
of each building to the overall value of the land it occupies. In this process, the appraiser must
consider all factors influencing supply and demand, including depreciation. The most accurate
reflection of depreciation, derived from various sources, is observed in the prices buyers are
willing to pay in arm's length transactions once the land value is isolated.
Depreciation can be categorized into three main types:
1. Physical deterioration: This includes wear and tear on the property over time.
2. Functional obsolescence: This arises from changes in property desirability due to shifts in style,
technology, or similar factors.
3. External obsolescence: This refers to reduced property desirability caused by factors external
to the property itself, such as changes in the neighborhood or local economy.
Sources of obsolescence may impact an entire neighborhood or only specific properties within it.
When widespread, such effects are typically reflected in market sale prices, requiring no separate
adjustment by the appraiser. However, if the obsolescence affecting a property differs from the
norm in its neighborhood or isn't reflected in typical sale prices, the appraiser may make unique
adjustments to accurately assess its value.
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18
Residential Base Price Schedule
Average Grade “C”
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Grade Factors – Residential
To determine the Replacement Cost of a dwelling, the appraiser analyzes and values the building
according to size (main foundation area), story height, and other basic features as listed for that
subject property, based on the valuation schedule contained herein. This determines the Schedule
Value of such a building based on average materials and workmanship. To adjust for quality of
construction and finish, the following grading system factors are then applied.
A grade is chosen based on the above descriptions per the appraiser’s observations and analysis
of the market. In the table below, the numeric which follows the grade enables the appraiser to
adjust values within a range, bringing the appraisals as close as possible to market value. The
percentage shown is the amount the base Schedule Value is adjusted from the base rate of C Grade
to calculate a Replacement Cost for the building being appraised.
For example, consider an average Model 1 house appraised at $100,000 before a quality grade and
depreciation rating are assigned. If the home is given a grade of C, the value before depreciation
(Replacement Cost New) would still be $100,000. In this case the Schedule Value and Replacement
Cost are the same. A home of the same size, with the same features, if given the grade A+ would
have a Replacement Cost of $215,000. ($100,000 * 2.15). A grade of A- would come in slightly
lower, at $175,000.
Another example would be the appraiser determines a Model 1 house meets the criteria of a “B”
grade. They have three options to choose from: they are B+, B, and B-. If the home has a Schedule
Value of $100,000, this choice will create a Replacement Cost between $155,000 (B+, 155%) and
$115,000 (B-, 115%), before depreciation.
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20
Quality Grade & Adjustment to Schedule Value
Model 1
Grade Adjustment Grade Adjustment Grade Adjustment
S+ 650% S 550% S- 450%
Grade Adjustment Grade Adjustment Grade Adjustment
AA+ 375% AA 300% AA- 225%
Grade Adjustment Grade Adjustment Grade Adjustment
A+ 215% A 195% A- 175%
Grade Adjustment Grade Adjustment Grade Adjustment
B+ 155% B 125% B- 115%
Grade Adjustment Grade Adjustment Grade Adjustment
C+ 110% C 100% C- 90%
Grade Adjustment Grade Adjustment Grade Adjustment
D+ 80% D 75% D- 70%
Grade Adjustment Grade Adjustment E+ 65% E 60%
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21
Model 2
Grade Adjustment Grade Adjustment Grade Adjustment
S+ 775% S 600% S- 475%
Grade Adjustment Grade Adjustment Grade Adjustment
AA+ 435% AA 400% AA- 375%
Grade Adjustment Grade Adjustment Grade Adjustment
A+ 335% A 300% A- 275%
Grade Adjustment Grade Adjustment Grade Adjustment
B+ 235% B 200% B- 175%
Grade Adjustment Grade Adjustment Grade Adjustment
C+ 135% C 100% C- 90%
Grade Adjustment Grade Adjustment Grade Adjustment
D+ 80% D 75% D- 70%
Grade Adjustment Grade Adjustment E+ 65% E 60%
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Model 3
Grade Adjustment Grade Adjustment Grade Adjustment
S+ 675% S 550% S- 450%
Grade Adjustment Grade Adjustment Grade Adjustment
AA+ 375% AA 325% AA- 275%
Grade Adjustment Grade Adjustment Grade Adjustment
A+ 235% A 215% A- 190%
Grade Adjustment Grade Adjustment Grade Adjustment
B+ 175% B 150% B- 125%
Grade Adjustment Grade Adjustment Grade Adjustment
C+ 110% C 100% C- 90%
Grade Adjustment Grade Adjustment Grade Adjustment
D+ 80% D 75% D- 70%
Grade Adjustment Grade Adjustment E+ 65% E 60%
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23
Model 4
Grade Adjustment Grade Adjustment Grade Adjustment
S+ 500% S 400% S- 350%
Grade Adjustment Grade Adjustment Grade Adjustment
AA+ 300% AA 250% AA- 200%
Grade Adjustment Grade Adjustment Grade Adjustment
A+ 175% A 160% A- 145%
Grade Adjustment Grade Adjustment Grade Adjustment
B+ 135% B 125% B- 115%
Grade Adjustment Grade Adjustment Grade Adjustment
C+ 110% C 100% C- 90%
Grade Adjustment Grade Adjustment Grade Adjustment
D+ 80% D 75% D- 70%
Grade Adjustment Grade Adjustment
E+ 65% E 60%
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Residential Base Price Schedule
The Main Floor Living Area is the footprint area of the main body of a building as shown on the
building sketch.
The following tables detail the adjustments to the Base Rate per Square Foot for residential
buildings, using Area Factors. These percentage adjustments increase or decrease a home's value
based on its size relative to the Base Size. When the square foot area of the main section differs
from the Base Size, the corresponding Area Factor is applied. This Area Factor is multiplied by the
Base Rate to determine an Adjusted Base Rate and Base Value.
The Base Size and Base Rate are indicated in bold on each table.
Model 1
GFLA AREA
FACTOR ADJUSTED COST ADJ $PERSF GFLA AREA
FACTOR ADJUSTED COST ADJ $PERSF
100 0.095 $33,250 $332.50 4,100 1.923 $673,050 $164.16
200 0.152 $53,200 $266.00 4,200 1.967 $688,450 $163.92
300 0.205 $71,750 $239.17 4,300 2.010 $703,500 $163.60
400 0.256 $89,600 $224.00 4,400 2.054 $718,900 $163.39
500 0.306 $107,100 $214.20 4,500 2.097 $733,950 $163.10
600 0.355 $124,250 $207.08 4,600 2.140 $749,000 $162.83
700 0.403 $141,050 $201.50 4,700 2.183 $764,050 $162.56
800 0.451 $157,850 $197.31 4,800 2.227 $779,450 $162.39
900 0.498 $174,300 $193.67 4,900 2.270 $794,500 $162.14
1,000 0.544 $190,400 $190.40 5,000 2.313 $809,550 $161.91
1,100 0.591 $206,850 $188.05 5,100 2.356 $824,600 $161.69
1,200 0.637 $222,950 $185.79 5,200 2.399 $839,650 $161.47
1,300 0.683 $239,050 $183.88 5,300 2.442 $854,700 $161.26
1,400 0.729 $255,150 $182.25 5,400 2.485 $869,750 $161.06
1,500 0.774 $270,900 $180.60 5,500 2.528 $884,800 $160.87
1,600 0.820 $287,000 $179.38 5,600 2.571 $899,850 $160.69
1,700 0.865 $302,750 $178.09 5,700 2.614 $914,900 $160.51
1,800 0.910 $318,500 $176.94 5,800 2.657 $929,950 $160.34
1,900 0.955 $334,250 $175.92 5,900 2.700 $945,000 $160.17
2,000 1.000 $350,000 $175.00 6,000 2.743 $960,050 $160.01
2,100 1.045 $365,750 $174.17 6,100 2.786 $975,100 $159.85
2,200 1.089 $381,150 $173.25 6,200 2.829 $990,150 $159.70
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 24
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2,300 1.134 $396,900 $172.57 6,300 2.871 $1,004,850 $159.50
2,400 1.178 $412,300 $171.79 6,400 2.914 $1,019,900 $159.36
2,500 1.223 $428,050 $171.22 6,500 2.957 $1,034,950 $159.22
2,600 1.267 $443,450 $170.56 6,600 3.000 $1,050,000 $159.09
2,700 1.311 $458,850 $169.94 6,700 3.043 $1,065,050 $158.96
2,800 1.355 $474,250 $169.38 6,800 3.085 $1,079,750 $158.79
2,900 1.399 $489,650 $168.84 6,900 3.128 $1,094,800 $158.67
3,000 1.443 $505,050 $168.35 7,000 3.171 $1,109,850 $158.55
3,100 1.487 $520,450 $167.89 7,100 3.213 $1,124,550 $158.39
3,200 1.531 $535,850 $167.45 7,200 3.256 $1,139,600 $158.28
3,300 1.575 $551,250 $167.05 7,300 3.299 $1,154,650 $158.17
3,400 1.618 $566,300 $166.56 7,400 3.341 $1,169,350 $158.02
3,500 1.662 $581,700 $166.20 7,500 3.384 $1,184,400 $157.92
3,600 1.706 $597,100 $165.86 7,600 3.427 $1,199,450 $157.82
3,700 1.749 $612,150 $165.45 7,700 3.469 $1,214,150 $157.68
3,800 1.793 $627,550 $165.14 7,800 3.512 $1,229,200 $157.59
3,900 1.836 $642,600 $164.77 7,900 3.554 $1,243,900 $157.46
4,000 1.880 $658,000 $164.50 8,000 3.597 $1,258,950 $157.37
Rates in the above tables were generated from a valuation model. Results can be replicated using
the formula and steps below.
Model 1
Base Cost: $350,000 (2,000SF Average Grade ‘C’)
Area Coefficient: 0.000403
Area Square Root: 0.004
Area Constant: 0.015
MFLA x Area Coefficient + (√MFLA x Area Square Root) + Area Constant = Area Factor
Base Cost x Area Factor (calculated per SF size) = Adjusted Base Cost
Example 1:
2,000SF x 0.000403 +( √2,000SF x 0.004) + 0.015 = 1.00 Area Factor
$350,000 x 1.000 = $350,000 ($175.00/SF) Adjusted Base Cost
Example 2:
6,500SF x 0.000403 + (√6,500SF x 0.004) + 0.015 = 2.957 Area Factor
$350,000 x 2.957 = $1,034,950 (159.22/SF) Adjusted Base Cost
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 25
26
Model 2
GFLA AREA
FACTOR ADJUSTED COST ADJ $PERSF GFLA AREA
FACTOR ADJUSTED COST ADJ $PERSF
100 0.095 $64,125 $641.25 4,100 1.923 $1,298,025 $316.59
200 0.152 $102,600 $513.00 4,200 1.967 $1,327,725 $316.13
300 0.205 $138,375 $461.25 4,300 2.010 $1,356,750 $315.52
400 0.256 $172,800 $432.00 4,400 2.054 $1,386,450 $315.10
500 0.306 $206,550 $413.10 4,500 2.097 $1,415,475 $314.55
600 0.355 $239,625 $399.38 4,600 2.140 $1,444,500 $314.02
700 0.403 $272,025 $388.61 4,700 2.183 $1,473,525 $313.52
800 0.451 $304,425 $380.53 4,800 2.227 $1,503,225 $313.17
900 0.498 $336,150 $373.50 4,900 2.270 $1,532,250 $312.70
1,000 0.544 $367,200 $367.20 5,000 2.313 $1,561,275 $312.26
1,100 0.591 $398,925 $362.66 5,100 2.356 $1,590,300 $311.82
1,200 0.637 $429,975 $358.31 5,200 2.399 $1,619,325 $311.41
1,300 0.683 $461,025 $354.63 5,300 2.442 $1,648,350 $311.01
1,400 0.729 $492,075 $351.48 5,400 2.485 $1,677,375 $310.63
1,500 0.774 $522,450 $348.30 5,500 2.528 $1,706,400 $310.25
1,600 0.820 $553,500 $345.94 5,600 2.571 $1,735,425 $309.90
1,700 0.865 $583,875 $343.46 5,700 2.614 $1,764,450 $309.55
1,800 0.910 $614,250 $341.25 5,800 2.657 $1,793,475 $309.22
1,900 0.955 $644,625 $339.28 5,900 2.700 $1,822,500 $308.90
2,000 1.000 $675,000 $337.50 6,000 2.743 $1,851,525 $308.59
2,100 1.045 $705,375 $335.89 6,100 2.786 $1,880,550 $308.29
2,200 1.089 $735,075 $334.13 6,200 2.829 $1,909,575 $308.00
2,300 1.134 $765,450 $332.80 6,300 2.871 $1,937,925 $307.61
2,400 1.178 $795,150 $331.31 6,400 2.914 $1,966,950 $307.34
2,500 1.223 $825,525 $330.21 6,500 2.957 $1,995,975 $307.07
2,600 1.267 $855,225 $328.93 6,600 3.000 $2,025,000 $306.82
2,700 1.311 $884,925 $327.75 6,700 3.043 $2,054,025 $306.57
2,800 1.355 $914,625 $326.65 6,800 3.085 $2,082,375 $306.23
2,900 1.399 $944,325 $325.63 6,900 3.128 $2,111,400 $306.00
3,000 1.443 $974,025 $324.68 7,000 3.171 $2,140,425 $305.78
3,100 1.487 $1,003,725 $323.78 7,100 3.213 $2,168,775 $305.46
3,200 1.531 $1,033,425 $322.95 7,200 3.256 $2,197,800 $305.25
3,300 1.575 $1,063,125 $322.16 7,300 3.299 $2,226,825 $305.04
3,400 1.618 $1,092,150 $321.22 7,400 3.341 $2,255,175 $304.75
3,500 1.662 $1,121,850 $320.53 7,500 3.384 $2,284,200 $304.56
3,600 1.706 $1,151,550 $319.88 7,600 3.427 $2,313,225 $304.37
3,700 1.749 $1,180,575 $319.07 7,700 3.469 $2,341,575 $304.10
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 26
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3,800 1.793 $1,210,275 $318.49 7,800 3.512 $2,370,600 $303.92
3,900 1.836 $1,239,300 $317.77 7,900 3.554 $2,398,950 $303.66
4,000 1.880 $1,269,000 $317.25 8,000 3.597 $2,427,975 $303.50
Rates in the above tables were generated from a valuation model. Results can be replicated using
the formula and steps below.
Model 2
Base Cost: $675,000 (2,000SF Average Grade ‘C’)
Area Coefficient: 0.000403
Area Square Root: 0.004
Area Constant: 0.015
MFLA x Area Coefficient + (√MFLA x Area Square Root) + Area Constant = Area Factor
Base Cost x Area Factor (calculated per SF size) = Adjusted Base Cost
Example 1:
2,000SF x 0.000403 +( √2,000SF x 0.004) + 0.015 = 1.00 Area Factor
$675,000 x 1.000 = $675,000 ($337.50/SF) Adjusted Base Cost
Example 2:
6,500SF x 0.000403 + (√6,500SF x 0.004) + 0.015 = 2.957 Area Factor
$675,000 x 2.957 = $1,995,975 (307.07/SF) Adjusted Base Cost
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 27
28
Model 3
GFLA AREA
FACTOR
ADJUSTED
COST ADJ $PERSF GFLA AREA
FACTOR ADJUSTED COST ADJ $PERSF
100 0.095 $40,375 $403.75 4,100 1.923 $817,275 $199.34
200 0.152 $64,600 $323.00 4,200 1.967 $835,975 $199.04
300 0.205 $87,125 $290.42 4,300 2.010 $854,250 $198.66
400 0.256 $108,800 $272.00 4,400 2.054 $872,950 $198.40
500 0.306 $130,050 $260.10 4,500 2.097 $891,225 $198.05
600 0.355 $150,875 $251.46 4,600 2.140 $909,500 $197.72
700 0.403 $171,275 $244.68 4,700 2.183 $927,775 $197.40
800 0.451 $191,675 $239.59 4,800 2.227 $946,475 $197.18
900 0.498 $211,650 $235.17 4,900 2.270 $964,750 $196.89
1,000 0.544 $231,200 $231.20 5,000 2.313 $983,025 $196.61
1,100 0.591 $251,175 $228.34 5,100 2.356 $1,001,300 $196.33
1,200 0.637 $270,725 $225.60 5,200 2.399 $1,019,575 $196.07
1,300 0.683 $290,275 $223.29 5,300 2.442 $1,037,850 $195.82
1,400 0.729 $309,825 $221.30 5,400 2.485 $1,056,125 $195.58
1,500 0.774 $328,950 $219.30 5,500 2.528 $1,074,400 $195.35
1,600 0.820 $348,500 $217.81 5,600 2.571 $1,092,675 $195.12
1,700 0.865 $367,625 $216.25 5,700 2.614 $1,110,950 $194.90
1,800 0.910 $386,750 $214.86 5,800 2.657 $1,129,225 $194.69
1,900 0.955 $405,875 $213.62 5,900 2.700 $1,147,500 $194.49
2,000 1.000 $425,000 $212.50 6,000 2.743 $1,165,775 $194.30
2,100 1.045 $444,125 $211.49 6,100 2.786 $1,184,050 $194.11
2,200 1.089 $462,825 $210.38 6,200 2.829 $1,202,325 $193.92
2,300 1.134 $481,950 $209.54 6,300 2.871 $1,220,175 $193.68
2,400 1.178 $500,650 $208.60 6,400 2.914 $1,238,450 $193.51
2,500 1.223 $519,775 $207.91 6,500 2.957 $1,256,725 $193.34
2,600 1.267 $538,475 $207.11 6,600 3.000 $1,275,000 $193.18
2,700 1.311 $557,175 $206.36 6,700 3.043 $1,293,275 $193.03
2,800 1.355 $575,875 $205.67 6,800 3.085 $1,311,125 $192.81
2,900 1.399 $594,575 $205.03 6,900 3.128 $1,329,400 $192.67
3,000 1.443 $613,275 $204.43 7,000 3.171 $1,347,675 $192.53
3,100 1.487 $631,975 $203.86 7,100 3.213 $1,365,525 $192.33
3,200 1.531 $650,675 $203.34 7,200 3.256 $1,383,800 $192.19
3,300 1.575 $669,375 $202.84 7,300 3.299 $1,402,075 $192.07
3,400 1.618 $687,650 $202.25 7,400 3.341 $1,419,925 $191.88
3,500 1.662 $706,350 $201.81 7,500 3.384 $1,438,200 $191.76
3,600 1.706 $725,050 $201.40 7,600 3.427 $1,456,475 $191.64
3,700 1.749 $743,325 $200.90 7,700 3.469 $1,474,325 $191.47
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 28
29
3,800 1.793 $762,025 $200.53 7,800 3.512 $1,492,600 $191.36
3,900 1.836 $780,300 $200.08 7,900 3.554 $1,510,450 $191.20
4,000 1.880 $799,000 $199.75 8,000 3.597 $1,528,725 $191.09
Rates in the above tables were generated from a valuation model. Results can be replicated using
the formula and steps below.
Model 3
Base Cost: $425,000 (2,000SF Average Grade ‘C’)
Area Coefficient: 0.000403
Area Square Root: 0.004
Area Constant: 0.015
MFLA x Area Coefficient + (√MFLA x Area Square Root) + Area Constant = Area Factor
Base Cost x Area Factor (calculated per SF size) = Adjusted Base Cost
Example 1:
2,000SF x 0.000403 +( √2,000SF x 0.004) + 0.015 = 1.00 Area Factor
$425,000 x 1.000 = $425,000 ($212.50/SF) Adjusted Base Cost
Example 2:
6,500SF x 0.000403 + (√6,500SF x 0.004) + 0.015 = 2.957 Area Factor
$425,000 x 2.957 = $1,256,725 (193.34/SF) Adjusted Base Cost
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 29
30
Model 4
GFLA AREA
FACTOR
ADJUSTED
COST ADJ $PERSF GFLA AREA
FACTOR
ADJUSTED
COST ADJ $PERSF
100 0.183 $28,365 $283.65 1,400 1.064 $164,920 $117.80
200 0.261 $40,455 $202.28 1,500 1.128 $174,840 $116.56
300 0.334 $51,770 $172.57 1,600 1.191 $184,605 $115.38
400 0.405 $62,775 $156.94 1,700 1.255 $194,525 $114.43
500 0.474 $73,470 $146.94 1,800 1.318 $204,290 $113.49
600 0.542 $84,010 $140.02 1,900 1.381 $214,055 $112.66
700 0.609 $94,395 $134.85 2,000 1.443 $223,665 $111.83
800 0.676 $104,780 $130.98 2,100 1.506 $233,430 $111.16
900 0.741 $114,855 $127.62 2,200 1.568 $243,040 $110.47
1,000 0.807 $125,085 $125.09 2,300 1.631 $252,805 $109.92
1,100 0.871 $135,005 $122.73 2,400 1.693 $262,415 $109.34
1,200 0.936 $145,080 $120.90 2,500 1.755 $272,025 $108.81
1,300 1.000 $155,000 $119.23 2,600 1.267 $443,450 $170.56
Rates in the above tables were generated from a valuation model. Results can be replicated using
the formula and steps below.
Model 4
Base Cost: $675,000 (2,000SF Average Grade ‘C’)
Area Coefficient: 0.000569
Area Square Root: 0.00517
Area Constant: 0.0741
MFLA x Area Coefficient + (√MFLA x Area Square Root) + Area Constant = Area Factor
Base Cost x Area Factor (calculated per SF size) = Adjusted Base Cost
Example 1:
1,300SF x 0.000569 +( √1,300SF x 0.00517) + 0.0741 = 1.00 Area Factor
$155,000 x 1.000 = $155,000 ($119.23/SF) Adjusted Base Cost
Example 2:
2,500SF x 0.000569 + (√1,300SF x 0.00517) + 0.0741 = 1.755 Area Factor
$155,000 x 1.755 = $272,025 (108.81/SF) Adjusted Base Cost
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 30
31
Adjustments for Residential Buildings
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 31
32
Adjustments for Residential Buildings
Adjustments for Story Height
Model 1 Model 2 Model 3 Model 4 Model 1 Model 2 Model 3 Model 4
Description
Story Height
Adjustment
Rate
Story Height Adjustment Factor Story Height-Brick
1 Story SFLA 1 1 1 1 1 0.09 0.09 0.09 0.09
1.25 Story
Unfinished
Attic 1 1 1 1 1 0.09 0.09 0.09 0.09
1.25 Story SFLA 1.25 1.15 1.15 1.15 1.15 0.09 0.09 0.09 0.09
1.5 Story
Unfinished
Attic 1 1 1 1 1 0.09 0.09 0.09 0.09
1.5 Story SFLA 1.5 1.3 1.3 1.3 1.3 0.09 0.09 0.09 0.09
1.75 Story
Unfinished
Attic 1 1 1 1 1 0.09 0.09 0.09 0.09
1.75 Story SFLA 1.75 1.45 1.45 1.45 1.45 0.09 0.09 0.09 0.09
2 Story SFLA 2 1.55 1.55 1.55 1.55 0.1 0.1 0.1 0.1
2.25 Story
Unfinished
Attic 2 1.55 1.55 1.55 1.55 0.1 0.1 0.1 0.1
2.25 Story SFLA 2.25 1.7 1.7 1.7 1.7 0.1 0.1 0.1 0.1
2.5 Story
Unfinished
Attic 2 1.55 1.55 1.55 1.55 0.1 0.1 0.1 0.1
2.5 Story SFLA 2.5 1.85 1.85 1.85 1.85 0.1 0.1 0.1 0.1
2.75 Story
Unfinished
Attic 2 1.55 1.55 1.55 1.55 0.1 0.1 0.1 0.1
2.75 Story SFLA 2.75 2 2 2 2 0.1 0.1 0.1 0.1
3 Story SFLA 3 2.15 2.15 2.15 2.15 0.11 0.11 0.11 0.11
3.25 Story
Unfinished
Attic 3 2.15 2.15 2.15 2.15 0.11 0.11 0.11 0.11
3.25 Story SFLA 3.25 2.3 2.3 2.3 2.3 0.11 0.11 0.11 0.11
3.5 Story
Unfinished
Attic 3 2.15 2.15 2.15 2.15 0.11 0.11 0.11 0.11
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 32
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3.5 Story SFLA 3.5 2.45 2.45 2.45 2.45 0.11 0.11 0.11 0.11
3.75 Story
Unfinished
Attic 3 2.15 2.15 2.15 2.15 0.11 0.11 0.11 0.11
3.75 Story SFLA 3.75 2.6 2.6 2.6 2.6 0.11 0.11 0.11 0.11
4 Story SFLA 4 2.75 2.75 2.75 2.75 0.12 0.12 0.12 0.12
If the exterior wall uses one of the following, the SH-Brick factor must be used in addition to the
Story Height Adjustment Factor: Brick Veneer, ASB Siding, Brick, Concrete, Stone, Concrete &
Glass, Metal & Glass, Stone Panel, Concrete Block – Load Bearing, Partial Brick & Frame, Concrete
Block – Non-Load Bearing.
Design/Style
(All entries are descriptive)
Field Name Value Description
STYLE A A FRAME
STYLE BC BEACH COTTAGE/ COASTAL COTTAGE
STYLE BH BEACH HOUSE/ COASTAL HOUSE
STYLE CC CAPE COD
STYLE CH CONTAINER HOUSE
STYLE CL COLONIAL
STYLE CM CUSTOM
STYLE CN CONTEMPORARY
STYLE CR CRAFTSMAN
STYLE CS CLASSICAL
STYLE CT COTTAGE
STYLE D1 HALF DUPLEX (CONDO)
STYLE D2 DUPLEX
STYLE D3 TRIPLEX
STYLE D4 QUADPLEX
STYLE DW DOUBLE WIDE MANUFACTURED HOME
STYLE EC EXTREME CUSTOM
STYLE EU EUROPEAN INFLUENCE
STYLE GA GARAGE APARTMENT
STYLE HS HISTORICAL
STYLE LG LOG
STYLE MD MODULAR
STYLE MI MEDITERRANEAN
STYLE MN MANSION/ ESTATE
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 33
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STYLE NC NEO-CLASSICAL
STYLE O OTHER
STYLE PH PATIO HOME
STYLE R RANCH
STYLE RC RESIDENTIAL CONDOMINIUM
STYLE RH RESIDENTIAL HIGH RISE CONDO
STYLE SL SPLIT LEVEL
STYLE SW SINGLE WIDE MANUFACTURED HOME
STYLE TD TRADITIONAL
STYLE TH TOWN HOME
STYLE TY TINY HOUSE/ MICRO HOME
Adjustments for Basement
Factor Name Description Adjustment Rate
BSMT None None
BSMT Full None
BSMT Half None
BSMT Part None
Adjustments for Basement Finish
Model 1 Description Variable Costed Adjustment Rate
Fin-Basement Living Area BLIV 28.91
Fin-Basement Rec Room BREC 20.24
Unfinished Area UNFIN -16.42
Model 2
Description Variable Costed Adjustment Rate
Fin-Basement Living Area BLIV 42.53
Fin-Basement Rec Room BREC 29.77
Unfinished Area UNFIN -16.5
Model 3 Description Variable Costed Adjustment Rate
Fin-Basement Living Area BLIV 28.91
Fin-Basement Rec Room BREC 20.24
Unfinished Area UNFIN -16.42
Model 4
Description Variable Costed Adjustment Rate
Fin-Basement Living Area BLIV 28.91
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 34
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Fin-Basement Rec Room BREC 20.24
Unfinished Area UNFIN 0
Adjustments for Basement Car Garage
Model 1 Description Rate for Valuation
NO BASEMENT GARAGE 0
ONE CAR BASEMENT GARAGE 5,000
TWO CAR BASEMENT GARAGE 10,000
THREE CAR BASEMENT GARAGE 15,000
FOUR CAR BASEMENT GARAGE 20,000
FIVE CAR BASEMENT GARAGE 25,000
Model 2 Description Rate for Valuation
NO BASEMENT GARAGE 0
ONE CAR BASEMENT GARAGE 5,000
TWO CAR BASEMENT GARAGE 10,000
THREE CAR BASEMENT GARAGE 15,000
FOUR CAR BASEMENT GARAGE 20,000
FIVE CAR BASEMENT GARAGE 25,000
Model 3 Description Rate for Valuation
NO BASEMENT GARAGE 0
ONE CAR BASEMENT GARAGE 5,000
TWO CAR BASEMENT GARAGE 10,000
THREE CAR BASEMENT GARAGE 15,000
FOUR CAR BASEMENT GARAGE 20,000
FIVE CAR BASEMENT GARAGE 25,000
Model 4
Description Rate for Valuation
NO BASEMENT GARAGE 0
ONE CAR BASEMENT GARAGE 2,500
TWO CAR BASEMENT GARAGE 5,000
THREE CAR BASEMENT GARAGE 7,500
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 35
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Adjustments for Exterior Wall
Model 1 Model 2 Model 3 Model 4
Description Adjustment Rate
No Wall 0 0 0 0
Wood Frame 0 0 0 0
Brick Veneer 1 1 1 1
Vinyl/Steel Siding 0 0 0 0
Asbestos Siding -0.1 -0.1 -0.1 -0.1
Wood Shingle 0 0 0 0
Stucco 0 0 0 0
Brick 1 1 1 1
Concrete 1 1 1 1
Stone 1 1 1 1
Concrete & Glass 1 1 1 1
Metal & Glass 1 1 1 1
Stone Panel 1 1 1 1
Concrete Block, Load Bearing 1 1 1 1
Partial Brick & Frame 0.5 0.5 0.5 0.5
Exterior Insulation Finishing System (EIFS) -1 0 -1 0
Concrete Block, Non-Load Bearing 0.5 0.5 0.5 0.5
Adjustments for Elevators
Model 1 Model 2 Model 3 Model 4
Description Variable Cost Adjustment Rate
EXTERIOR – ELEVATOR EE 15,000 15,000 15,000 15,000
INTERIOR – ELEVATOR IE 20,000 20,000 20,000 20,000
Adjustments for Lower-Level Construction
Model 1 Description Rate for Valuation
CONCRETE BLOCK 21
EXCAVATED 17
PILINGS 15
Model 2
Description Rate for Valuation
CONCRETE BLOCK 21
EXCAVATED 17
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 36
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PILINGS 15
Model 3 Description Rate for Valuation
CONCRETE BLOCK 21
EXCAVATED 17
PILINGS 15
Model 4
Description Rate for Valuation
CONCRETE BLOCK 21
EXCAVATED 17
PILINGS 15
Adjustments for Heating and Air Conditioning
Model 1 Description Variable Costed Adjustment Rate
None 1 -2,430
Non-Central 2 -2,220
Central 3 0
Central with Air Conditioning 4 2,430
Model 2 Description Variable Costed Adjustment Rate
None 1 -4368
Non-Central 2 -2352
Central 3 0
Central with Air Conditioning 4 4368
Model 3
Description Variable Costed Adjustment Rate
None 1 -2,430
Non-Central 2 -2,220
Central 3 0
Central with Air Conditioning 4 2,430
Model 4 Description Variable Costed Adjustment Rate
None 1 -1,855
Non-Central 2 -1,184
Central 3 0
Central with Air Conditioning 4 1,855
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 37
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Adjustments for Plumbing
Model 1 Description Variable Cost Adjustment Rate
Normal Fixtures ADDFX 2
In Base COUNT 8
Price Per Plumbing Fixture FIXT 1,200
Model 2 Description Variable Cost Adjustment Rate
Normal Fixtures ADDFX 2
In Base COUNT 10
Price Per Plumbing Fixture FIXT 1,925
Model 3 Description Variable Cost Adjustment Rate
Normal Fixtures ADDFX 2
In Base COUNT 8
Price Per Plumbing Fixture FIXT 1,200
Model 4 Description Variable Cost Adjustment Rate
Normal Fixtures ADDFX 2
In Base COUNT 7
Price Per Plumbing Fixture FIXT 960
Adjustments for Fireplaces
Model 1 Description Variable Cost Adjustment Rate
Metal Fireplaces METFP 1,300
Wood Burning Fireplace-One Stack, One Opening WBFP1 3,275
Additional Openings WBFP2 800
Model 2 Description Variable Cost Adjustment Rate
Metal Fireplaces METFP 2,325
Wood Burning Fireplace-One Stack, One Opening WBFP1 4,600
Additional Openings WBFP2 1,040
Model 3 Description Variable Cost Adjustment Rate
Metal Fireplaces METFP 1,300
Wood Burning Fireplace-One Stack, One Opening WBFP1 3,275
Additional Openings WBFP2 800
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 38
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Model 4
Description Variable Cost Adjustment Rate
Metal Fireplaces METFP 1,100
Wood Burning Fireplace-One Stack, One Opening WBFP1 2,235
Additional Openings WBFP2 700
Residential Cost for Additions
Model 1
Addn Code Description Flr Adj Low 1st 2nd 3rd Part Sfla Area %
1H ONE HALF STORY Y N N Y Y 0.5 50
1Q ONE QUARTER STORY Y N N Y Y 0.25 25
3Q THREE QUARTER STORY Y N N Y Y 0.75 75
ADD ADDITION Y Y Y Y Y 1 100
AFM ATTIC FINISH, MINIMAL N N Y Y Y
AFR ATTIC FINISH, ROUGH-IN ONLY N Y Y Y Y
BAL BALCONY N Y Y Y Y
BAS 1S FR ONE STORY FRAME Y Y Y Y Y 1 100
BAY ONE STORY BAY N Y Y Y Y 1 100
BOE ONE STORY BASE Y Y Y Y Y 1 100
BSF BASE - SEMI FINISHED Y Y Y Y Y 1 100
CC+ CATHEDRAL CEILING - POSITIVE Y N N Y Y 0 0
CC- CATHEDRAL CEILING - NEGATIVE Y N N Y Y 0 0
CCT CONCRETE TERRACE N Y Y Y Y
CPY CANOPY N Y Y Y Y
CRP CARPORT N Y Y Y Y
CS CONCRETE SLAB N Y Y Y Y
EEH EXTERIOR ELEVATOR HOUSING Y Y Y Y Y
EPR ENCLOSED PORCH Y Y Y Y Y
FAF FULL ATTIC FINISHED Y N N Y Y 0.25 25
FAP FULL ATTIC PART FINISH Y Y Y Y
FOH ONE STORY OVERHANG Y Y Y Y 1 100
GAR GARAGE Y Y Y N N
LFT LOFT Y N N Y Y 1 100
MAD MANUFACTURED HOME ADDITION Y Y Y Y Y 1 100
MST MASONRY STOOP Y Y
POR OPEN PORCH Y Y Y Y
REC REC ROOM FINISH Y Y Y Y Y
SOL SOLARIUM Y Y Y Y Y 1 100
SS STORM SHELTER (SAFE ROOM) Y Y Y Y Y 1 100
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UAP UTILITY AMONG PILINGS Y Y Y N N
UTL UTILITY Y Y Y Y
WDK WOOD DECK Y Y Y Y
WW WIDOWS WALK N N Y Y
Model 1 Cont.
Addn Code Description 1st Const 1st Rate 1st Sqrt Up Const Up Rate Up Sqrt
1H ONE HALF STORY -0.119 65 0 -0.1 65 0.01676
1Q ONE QUARTER STORY -0.119 40 0 -0.1 40 0.01676
3Q THREE QUARTER STORY -0.119 95 0 -0.1 95 0.01676
ADD ADDITION -0.119 70 0 -0.1 65 0.01676
AFM ATTIC FINISH, MINIMAL 10 8
AFR ATTIC FINISH, ROUGH-IN ONLY 8 6
BAL BALCONY 20 20
BAS 1S FR ONE STORY FRAME -0.119 70 0 -0.1 65 0.01676
BAY ONE STORY BAY -0.119 70 0 -0.1 65 0.01676
BOE ONE STORY BASE -0.119 70 0 -0.1 65 0.01676
BSF BASE - SEMI FINISHED 50 45
CC+ CATHEDRAL CEILING - POSITIVE 0 0
CC- CATHEDRAL CEILING - NEGATIVE 0 0
CCT CONCRETE TERRACE 20 0
CPY CANOPY 12 10
CRP CARPORT 15 0
CS CONCRETE SLAB 6 0
EEH EXTERIOR ELEVATOR HOUSING 0 0
EPR ENCLOSED PORCH 40 36
FAF FULL ATTIC FINISHED 13 13
FAP FULL ATTIC PART FINISH 11 11
FOH ONE STORY OVERHANG -0.119 80 0 -0.1 72 0.01676
GAR GARAGE 40 0
LFT LOFT 35 35
MAD MANUFACTURED HOME ADDITION 25 20
MST MASONRY STOOP 20 20
POR OPEN PORCH 20 18
REC REC ROOM FINISH 50 50
SOL SOLARIUM 70 70
SS STORM SHELTER (SAFE ROOM) 85 85
UAP UTILITY AMONG PILINGS 15 15
UTL UTILITY 19 19
WDK WOOD DECK 12 12
WW WIDOWS WALK 15 14
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ITEM: 5 - 2 - 40
41
Model 2
Addn Code Description Flr Adj Low 1st 2nd 3rd Part Sfla Area %
1H ONE HALF STORY Y N N Y Y 0.5 50
1Q ONE QUARTER STORY Y N N Y Y 0.25 25
3Q THREE QUARTER STORY Y N N Y Y 0.75 75
ADD ADDITION Y Y Y Y Y 1 100
AFM ATTIC FINISH, MINIMAL N N Y Y Y
AFR ATTIC FINISH, ROUGH-IN ONLY N Y Y Y Y
BAL BALCONY N Y Y Y Y
BAS 1S FR ONE STORY FRAME Y Y Y Y Y 1 100
BAY ONE STORY BAY N Y Y Y Y 1 100
BOE ONE STORY BASE Y Y Y Y Y 1 100
BSF BASE - SEMI FINISHED Y Y Y Y Y 1 100
CC+ CATHEDRAL CEILING - POSITIVE Y N N Y Y 0 0
CC- CATHEDRAL CEILING - NEGATIVE Y N N Y Y 0 0
CCT CONCRETE TERRACE N Y Y Y Y
CPY CANOPY N Y Y Y Y
CRP CARPORT N Y Y Y Y
CS CONCRETE SLAB N Y Y Y Y
EEH EXTERIOR ELEVATOR HOUSING Y Y Y Y Y
EPR ENCLOSED PORCH Y Y Y Y Y
FAF FULL ATTIC FINISHED Y N N Y Y 0.25 25
FAP FULL ATTIC PART FINISH Y Y Y Y
FOH ONE STORY OVERHANG Y Y Y Y 1 100
GAR GARAGE Y Y Y N N
LFT LOFT Y N N Y Y 1 100
MAD MANUFACTURED HOME ADDITION Y Y Y Y Y 1 100
MST MASONRY STOOP Y Y
POR OPEN PORCH Y Y Y Y
REC REC ROOM FINISH Y Y Y Y Y
SOL SOLARIUM Y Y Y Y Y 1 100
SS STORM SHELTER (SAFE ROOM) Y Y Y Y Y 1 100
UAP UTILITY Y Y Y N N
UTL UTILITY Y Y Y Y
WDK WOOD DECK Y Y Y Y
WW WIDOWS WALK N N Y Y
Model 2 Cont.
Addn Code Description 1st Const 1st Rate 1st Sqrt Up Const Up Rate Up Sqrt
1H ONE HALF STORY -0.121 55 0 -0 55 0.01497
1Q ONE QUARTER STORY -0.121 35 0 -0 35 0.01497
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ITEM: 5 - 2 - 41
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3Q THREE QUARTER STORY -0.121 85 0 -0 85 0.01497
ADD ADDITION -0.121 90 0 -0 85 0.01497
AFM ATTIC FINISH, MINIMAL 15 10
AFR ATTIC FINISH, ROUGH-IN ONLY 12 8
BAL BALCONY 20 20
BAS 1S FR ONE STORY FRAME -0.121 90 0 -0 85 0.01497
BAY ONE STORY BAY -0.121 90 0 -0 85 0.01497
BOE ONE STORY BASE -0.121 90 0 -0 85 0.01497
BSF BASE – SEMI FINISHED 70 70
CC+ CATHEDRAL CEILING – POSITIVE 0 0
CC- CATHEDRAL CEILING – NEGATIVE 0 0
CCT CONCRETE TERRACE 20 20
CPY CANOPY 15 15
CRP CARPORT 20 20
CS CONCRETE SLAB 10 10
EEH EXTERIOR ELEVATOR HOUSING 0 0
EPR ENCLOSED PORCH 40 40
FAF FULL ATTIC FINISHED 15 15
FAP FULL ATTIC PART FINISH 10 10
FOH ONE STORY OVERHANG -0.121 90 0 -0 85 0.01497
GAR GARAGE 45 45
LFT LOFT 35 35
MAD MANUFACTURED HOME ADDITION 20 20
MST MASONRY STOOP 15 15
POR OPEN PORCH 25 25
REC REC ROOM FINISH 70 70
SOL SOLARIUM 65 65
SS STORM SHELTER (SAFE ROOM) 85 85
UAP UTILITY 15 15
UTL UTILITY 20 20
WDK WOOD DECK 15 15
WW WIDOWS WALK 15 15
Model 3
Addn Code Description Flr Adj Low 1st 2nd 3rd Part Sfla Area %
1H ONE HALF STORY Y N N Y Y 0.5 50
1Q ONE QUARTER STORY Y N N Y Y 0.25 25
3Q THREE QUARTER STORY Y N N Y Y 0.75 75
ADD ADDITION Y Y Y Y Y 1 100
AFM ATTIC FINISH, MINIMAL N N Y Y Y
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ITEM: 5 - 2 - 42
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AFR ATTIC FINISH, ROUGH-IN ONLY N Y Y Y Y
BAL BALCONY N Y Y Y Y
BAS 1S FR ONE STORY FRAME Y Y Y Y Y 1 100
BAY ONE STORY BAY N Y Y Y Y 1 100
BOE ONE STORY BASE Y Y Y Y Y 1 100
BSF BASE - SEMI FINISHED Y Y Y Y Y 1 100
CC+ CATHEDRAL CEILING - POSITIVE Y N N Y Y 0 0
CC- CATHEDRAL CEILING - NEGATIVE Y N N Y Y 0 0
CCT CONCRETE TERRACE N Y Y Y Y
CPY CANOPY N Y Y Y Y
CRP CARPORT N Y Y Y Y
CS CONCRETE SLAB N Y Y Y Y
EEH EXTERIOR ELEVATOR HOUSING Y Y Y Y Y
EPR ENCLOSED PORCH Y Y Y Y Y
FAF FULL ATTIC FINISHED Y N N Y Y 0.25 25
FAP FULL ATTIC PART FINISH Y Y Y Y
FOH ONE STORY OVERHANG Y Y Y Y 1 100
GAR GARAGE Y Y Y N N
LFT LOFT Y N N Y Y 1 100
MAD MANUFACTURED HOME ADDITION Y Y Y Y Y 1 100
MST MASONRY STOOP Y Y
POR OPEN PORCH Y Y Y Y
REC REC ROOM FINISH Y Y Y Y Y
SOL SOLARIUM Y Y Y Y Y 1 100
SS STORM SHELTER (SAFE ROOM) Y Y Y Y Y 1 100
UAP UTILITY AMONG PILINGS Y Y Y N N
UTL UTILITY Y Y Y Y
WDK WOOD DECK Y Y Y Y
WW WIDOWS WALK N N Y Y
Model 3 Cont.
Addn Code Description 1st Const 1st Rate 1st Sqrt Up Const Up Rate Up Sqrt
1H ONE HALF STORY -0.119 45 0 -0 45 0.01676
1Q ONE QUARTER STORY -0.119 20 0 -0 20 0.01676
3Q THREE QUARTER STORY -0.119 75 0 -0 75 0.01676
ADD ADDITION -0.119 70 0 -0 65 0.01676
AFM ATTIC FINISH, MINIMAL 10 8
AFR ATTIC FINISH, ROUGH-IN ONLY 8 6
BAL BALCONY 20 20
BAS 1S FR ONE STORY FRAME -0.119 70 0 -0 65 0.01676
BAY ONE STORY BAY -0.119 70 0 -0 65 0.01676
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 43
44
BOE ONE STORY BASE -0.119 70 0 -0 65 0.01676
BSF BASE – SEMI FINISHED 50 45
CC+ CATHEDRAL CEILING – POSITIVE 0 0
CC- CATHEDRAL CEILING – NEGATIVE 0 0
CCT CONCRETE TERRACE 20 0
CPY CANOPY 12 10
CRP CARPORT 15 0
CS CONCRETE SLAB 6 0
EEH EXTERIOR ELEVATOR HOUSING 0 0
EPR ENCLOSED PORCH 40 36
FAF FULL ATTIC FINISHED 13 13
FAP FULL ATTIC PART FINISH 11 11
FOH ONE STORY OVERHANG -0.119 80 0 -0 72 0.01676
GAR GARAGE 40 0
LFT LOFT 35 35
MAD MANUFACTURED HOME ADDITION 25 20
MST MASONRY STOOP 20 20
POR OPEN PORCH 20 18
REC REC ROOM FINISH 50 50
SOL SOLARIUM 70 70
SS STORM SHELTER (SAFE ROOM) 85 85
UAP UTILITY AMONG PILINGS 15 15
UTL UTILITY 19 19
WDK WOOD DECK 12 12
WW WIDOWS WALK 15 14
Model 4
Addn Code Description Flr Adj Low 1st 2nd 3rd Part Sfla Area %
1H ONE HALF STORY Y N N Y Y 0.5 50
1Q ONE QUARTER STORY Y N N Y Y 0.25 25
3Q THREE QUARTER STORY Y N N Y Y 0.75 75
ADD ADDITION Y Y Y Y Y 1 100
AFM ATTIC FINISH, MINIMAL N N Y Y Y
AFR ATTIC FINISH, ROUGH-IN ONLY N Y Y Y Y
BAL BALCONY N Y Y Y Y
BAS 1S FR ONE STORY FRAME Y Y Y Y Y 1 100
BAY ONE STORY BAY N Y Y Y Y 1 100
BOE ONE STORY BASE Y Y Y Y Y 1 100
BSF BASE - SEMI FINISHED Y Y Y Y Y 1 100
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ITEM: 5 - 2 - 44
45
CC+ CATHEDRAL CEILING - POSITIVE Y N N Y Y 0 0
CC- CATHEDRAL CEILING - NEGATIVE Y N N Y Y 0 0
CCT CONCRETE TERRACE N Y Y Y Y
CPY CANOPY N Y Y Y Y
CRP CARPORT N Y Y Y Y
CS CONCRETE SLAB N Y Y Y Y
EEH EXTERIOR ELEVATOR HOUSING Y Y Y Y Y
EPR ENCLOSED PORCH Y Y Y Y Y
FAF FULL ATTIC FINISHED Y N N Y Y 0.25 25
FAP FULL ATTIC PART FINISH Y Y Y Y
FOH ONE STORY OVERHANG Y Y Y Y 1 100
GAR GARAGE Y Y Y N N
LFT LOFT Y N N Y Y 1 100
MAD MANUFACTURED HOME ADDITION Y Y Y Y Y 1 100
MST MASONRY STOOP Y Y
POR OPEN PORCH Y Y Y Y
REC REC ROOM FINISH Y Y Y Y Y
SOL SOLARIUM Y Y Y Y Y 1 100
SS STORM SHELTER (SAFE ROOM) Y Y Y Y Y 1 100
UAP UTILITY Y Y Y N N
UTL UTILITY Y Y Y Y
WDK WOOD DECK Y Y Y Y
WW WIDOWS WALK N N Y Y
Model 4 Cont.
Addn Code Description 1st Const 1st Rate 1st Sqrt Up Const Up Rate Up Sqrt
1H ONE HALF STORY -0.148 15 0 -0 15 0.02387
1Q ONE QUARTER STORY -0.148 10 0 -0 10 0.02387
3Q THREE QUARTER STORY -0.148 20 0 -0 20 0.02387
ADD ADDITION -0.148 30 0 -0 25 0.02387
AFM ATTIC FINISH, MINIMAL 5 5
AFR ATTIC FINISH, ROUGH-IN ONLY 2 2
BAL BALCONY 20 20
BAS 1S FR ONE STORY FRAME -0.148 30 0 -0 25 0.02387
BAY ONE STORY BAY -0.148 30 0 -0 25 0.02387
BOE ONE STORY BASE -0.148 30 0 -0 25 0.02387
BSF BASE – SEMI FINISHED 20 18
CC+ CATHEDRAL CEILING – POSITIVE 0 0
CC- CATHEDRAL CEILING – NEGATIVE 0 0
CCT CONCRETE TERRACE 20 20
CPY CANOPY 12 12
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 45
46
CRP CARPORT 15 15
CS CONCRETE SLAB 6 6
EEH EXTERIOR ELEVATOR HOUSING 30 30
EPR ENCLOSED PORCH 25 25
FAF FULL ATTIC FINISHED 8 8
FAP FULL ATTIC PART FINISH 4 4
FOH ONE STORY OVERHANG -0.148 30 0 -0 25 0.02387
GAR GARAGE 15 0
LFT LOFT 30 25
MAD MANUFACTURED HOME ADDITION -0.148 30 0 -0 25 0.02387
MST MASONRY STOOP 15 15
POR OPEN PORCH 18 18
REC REC ROOM FINISH 18 18
SOL SOLARIUM 30 30
SS STORM SHELTER (SAFE ROOM) 30 30
UAP UTILITY 15 15
UTL UTILITY 19 19
WDK WOOD DECK 12 12
WW WIDOWS WALK 10 10
Story Height Adjustment Rates, Factors, and Upper Floor Finish
% of Floor Space Story Height Rate
100% 1 STORY SFLA FACT 1
110% 1.25 STORY UNFIN ATTIC 1
120% 1.25 STORY SFLA FACT 1.25
140% 1.50 STORY UNFIN ATTIC 1
150% 1.50 STORY SFLA FACTOR 1.5
160% 1.75 STORY UNFIN ATTIC 1
170% 1.75 STORY SFLA FACTOR 1.75
200% 2 STORY SFLA FACT 2
210% 2.25 STORY UNFIN ATTIC 2
220% 2.25 STORY SFLA FACT 2.25
240% 2.50 STORY UNFIN ATTIC 2
250% 2.50 STORY SFLA FACTOR 2.5
260% 2.75 STORY UNFIN ATTIC 2
270% 2.75 STORY SFLA FACTOR 2.75
300% 3 STORY SFLA FACT 3
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 46
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310% 3.25 STORY UNFIN ATTIC 3
320% 3.25 STORY SFLA FACT 3.25
340% 3.50 STORY UNFIN ATTIC 3
350% 3.50 STORY SFLA FACTOR 3.5
360% 3.75 STORY UNFIN ATTIC 3
370% 3.75 STORY SFLA FACTOR 3.75
400% 4 STORY SFLA FACT 4
410% 4.25 STORY UNFIN ATTIC 4
420% 4.25 STORY SFLA FACT 4.25
The amount of heated area for any space not on the ground floor is calculated using a story height
adjustment rate, addition factor, or both. An adjustment rate will be applied to the foundation
area of the main body (for houses with two or more floors), the foundation area of an addition, or
both, as appropriate.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 47
48
Depreciation/Obsolescence
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 48
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Depreciation/Obsolescence
Condition Percent (CDU)
High quality, consistent results in depreciation values are partly dependent on carefully selected
entries for Normal Condition Percent. While Condition Percent tables provide a specific percent
good, pinpoint accuracy is not crucial. The market does not draw such a fine line and tends to show
the condition percent good as being substantially the same for groups of similar properties built
within the same time frame and located within a given neighborhood. Simply stated, the market
prices for any group of residential properties within a homogeneous neighborhood will seek the
same level.
The Year Built for every principal building must be listed. Items which may be considered within
the broad category of normal maintenance, repair, and replacement should not influence the
Normal Condition Percent. Such items generally do not materially increase the overall market
value or extend the remaining useful life of the building. For example, a new water heater may
temporarily influence the market price, but it does not significantly extend the life of the building.
The following tables give the base percent adjustment based on the Condition Percent good. The
appraiser may make additional adjustments for functional or external obsolescence. Definitions of
depreciation and obsolescence are provided below for clarity.
General areas to be considered by the appraiser in making a determination of obsolescence
include: suitability or appropriateness; comfort; efficiency; safety; security; accessibility; ease and
cost of maintenance; market standards; attractiveness; and profitability.
Physical Depreciation
Physical depreciation is a reduction in utility due to the chemical and mechanical breaking down
of improvements due to use, weathering, damage, pest or insect infestation, and deferred
maintenance. Physical deterioration may be subdivided into curable and incurable components.
Curable physical depreciation is deterioration that a prudent buyer would plan to correct upon
purchase of the property, and the cost of making the correction would be no more than the
increase in the present worth associated with the cure. Curable physical deterioration is usually
measured by the cost to cure and subtracted from the cost new. Examples of curable physical
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 49
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deterioration include such repairable or replaceable items as worn-out roofing, broken
windowpanes, or soiled or peeling paint.
Incurable physical depreciation is deterioration that, when looking at market conditions on the
effective date of the appraisal, a prudent buyer would not feasibly or economically be justified in
correcting. The test is not physical ability, but rather economic feasibility. In other words, if the
cost of correcting the condition is greater than the anticipated increase in present worth, incurable
physical depreciation is present.
Functional Obsolescence
Functional Obsolescence is a loss of value due to characteristics inherent within the property. This
is a loss in value due to defects in design, or caused by changes that, over time, have made some
aspect of a structure obsolete by current standards. The defect may be curable or incurable. To be
curable, the cost of replacing the outmoded or unacceptable aspect must be the same as or less
than the anticipated increase in value. Curable functional obsolescence is measured as the cost to
cure the condition. Incurable functional obsolescence may be caused by a deficiency or a super-
adequacy.
Examples of functional obsolescence include: excessive or deficient floor load capacity; deficient
storage space; poor heating, lighting, or air conditioning system; inadequate parking or loading
facilities; multiple floors in a manufacturing facility, inhibiting efficient manufacturing process; low
or excessive ceiling height; insufficient elevator service.
External Obsolescence
External Obsolescence is a loss of value due to forces outside the boundaries of the property. The
diminished utility of a structure due to negative influences from outside the site is incurable. It can
be caused by a variety of factors, including neighborhood decline, the property’s location in a
community, state or region, or market conditions.
Examples of external obsolescence include: zoning laws that affect the use or operation of the
property; lack of need for this property due to changing economic conditions; a well-kept house
located on land with commercial zoning; oversupply of a type of property; a very large house
located in a neighborhood of small houses; a house located near a busy street or highway.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 50
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Abbreviations for Depreciation/Obsolescence
Field Name Value Message
CDDESC AR Appraiser Review (See Notes)
CDDESC C Cost to Cure (Know $ of Reduction)
CDDESC C1 Condo Influence 1
CDDESC C2 Condo Influence 2
CDDESC CF Condo Fronts Influence
CDU EX Excellent
CDU VG Very Good
CDU GD Good
CDU AV Average
CDU FR Fair
CDU PR Poor
CDU UN Un-Sound
DEGREM A 99% Remodeled
DEGREM B 75% Remodeled
DEGREM C 50% Remodeled
DEGREM D 25% Remodeled
ECNRSN 3 Neighborhood Influence
ECNRSN 7 Re-nourishment - Beach Erosion
ECNRSN EH Environmental Hazards
ECNRSN HO House Overbuilt for Area
ECNRSN RC Residential on Commercial Land
FUNRSN 1 Outdated Fixtures, Inadequate HVAC
FUNRSN 2 Poor Style Conversion
FUNRSN 5 Partial Value, Improvement not 100%
FUNRSN 10 Physical Damage (Cost To Cure)
FUNRSN 20 House Subject To Tear Down
FUNRSN 90 EFIS - Synth Stucco
MKTRSN AR Appraiser Review (See Notes)
MKTRSN M Market Doesn't Support Cost
OBSRSN O Outdated
Normal Condition Percent Schedule – Residential 65 Year
Model 1 Not Including Downtown 65 Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
65 0 100 100 100 100 85 50 5
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ITEM: 5 - 2 - 51
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65 1 100 100 100 100 84 49 5
65 2 100 100 100 100 83 48 5
65 3 100 100 100 100 82 47 5
65 4 100 100 100 100 81 46 5
65 5 100 100 100 99 80 45 5
65 6 100 100 100 99 79 44 5
65 7 100 100 100 98 78 43 5
65 8 100 100 100 98 77 42 5
65 9 100 100 100 97 76 41 5
65 10 100 100 100 96 75 40 5
65 11 100 100 100 95 74 40 5
65 12 100 100 99 94 73 39 5
65 13 100 100 98 93 72 39 5
65 14 100 100 97 92 71 38 5
65 15 100 100 96 91 70 38 5
65 16 100 99 95 90 69 37 5
65 17 100 99 94 89 68 37 5
65 18 100 98 93 88 67 36 5
65 19 100 98 92 87 66 36 5
65 20 100 97 91 86 65 35 4
65 21 100 97 90 85 64 35 4
65 22 100 96 89 84 63 34 4
65 23 100 96 88 83 62 34 4
65 24 100 95 87 82 61 33 4
65 25 100 95 86 81 60 33 4
65 26 99 94 85 80 59 32 4
65 27 99 94 85 79 58 32 4
65 28 98 93 84 78 57 31 4
65 29 98 93 84 77 56 31 4
65 30 97 92 83 76 55 30 4
65 31 97 92 83 75 54 30 4
65 32 96 91 82 74 53 29 4
65 33 96 91 82 73 52 29 4
65 34 96 90 81 72 51 28 4
65 35 95 90 81 71 50 28 4
65 36 94 89 80 70 49 27 3
65 37 94 89 80 70 48 27 3
65 38 94 88 79 69 47 26 3
65 39 94 88 79 69 46 26 3
65 40 94 87 78 68 45 25 3
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ITEM: 5 - 2 - 52
53
65 41 94 87 78 68 44 25 3
65 42 93 86 77 67 43 24 3
65 43 93 86 77 67 42 24 3
65 44 93 85 76 66 41 23 3
65 45 93 85 76 66 40 23 3
65 46 93 84 75 65 39 22 2
65 47 92 84 75 65 38 22 2
65 48 92 83 74 64 37 21 2
65 49 92 83 74 64 36 21 2
65 50 92 82 73 63 35 20 2
65 51 92 82 73 63 34 20 2
65 52 91 81 72 62 33 19 2
65 53 91 81 71 61 32 19 2
65 54 91 80 70 60 31 18 2
65 55 91 80 70 60 30 18 2
65 56 91 79 69 59 30 17 1
65 57 91 79 69 59 30 17 1
65 58 90 78 68 58 30 16 1
65 59 90 78 68 58 30 16 1
65 60 90 77 67 57 29 15 1
65 61 90 77 67 57 28 15 1
65 62 90 76 66 56 27 15 1
65 63 89 76 66 56 26 15 1
65 64 89 75 65 55 25 15 1
65 65 89 75 65 55 25 15 1
65 999 89 75 65 55 25 15 1
Model 1 For Downtown 65D
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
65D 0 100 100 100 100 85 50 5
65D 1 100 100 100 100 84 49 5
65D 2 100 100 100 100 83 48 5
65D 3 100 100 100 100 82 47 5
65D 4 100 100 100 100 81 46 5
65D 5 100 100 100 100 80 45 5
65D 6 100 100 100 100 79 44 5
65D 7 100 100 100 100 78 43 5
65D 8 100 100 100 100 77 42 5
65D 9 100 100 100 100 76 41 5
65D 10 100 100 100 100 75 40 5
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 53
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65D 11 100 100 100 99 74 40 5
65D 12 100 100 100 99 73 39 5
65D 13 100 100 100 98 72 39 5
65D 14 100 100 100 97 71 38 5
65D 15 100 100 99 96 70 38 5
65D 16 100 100 99 95 69 37 5
65D 17 100 100 99 95 68 37 5
65D 18 100 100 98 94 67 36 5
65D 19 100 100 98 94 66 36 5
65D 20 100 100 98 94 65 35 4
65D 21 100 100 97 94 64 35 4
65D 22 100 100 97 93 63 34 4
65D 23 100 100 97 93 62 34 4
65D 24 100 99 96 93 61 33 4
65D 25 100 99 96 93 60 33 4
65D 26 100 99 96 92 59 32 4
65D 27 100 99 95 92 58 32 4
65D 28 100 98 95 92 57 31 4
65D 29 100 98 95 92 56 31 4
65D 30 100 98 94 91 55 30 4
65D 31 100 97 94 91 54 30 4
65D 32 100 97 94 91 53 29 4
65D 33 100 97 93 90 52 29 4
65D 34 100 97 93 90 51 28 4
65D 35 100 97 92 90 50 28 4
65D 36 100 97 92 90 49 27 3
65D 37 100 96 92 89 48 27 3
65D 38 100 96 92 89 47 26 3
65D 39 100 95 92 89 46 26 3
65D 40 100 95 91 89 45 25 3
65D 41 100 95 91 88 44 25 3
65D 42 100 95 91 88 43 24 3
65D 43 100 94 90 88 42 24 3
65D 44 100 94 90 88 41 23 3
65D 45 100 93 90 87 40 23 3
65D 46 99 93 90 87 39 22 2
65D 47 99 93 90 87 38 22 2
65D 48 99 93 89 86 37 21 2
65D 49 99 93 89 86 36 21 2
65D 50 99 93 89 86 36 21 2
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 54
55
65D 51 99 93 89 86 34 20 2
65D 52 99 93 89 85 33 19 2
65D 53 99 93 88 85 32 19 2
65D 54 99 92 88 85 31 18 2
65D 55 99 92 88 85 30 18 2
65D 56 98 92 88 84 30 17 1
65D 57 98 92 88 84 30 17 1
65D 58 98 92 87 84 30 16 1
65D 59 98 92 87 84 30 16 1
65D 60 98 92 87 83 25 15 1
65D 61 98 92 87 83 25 15 1
65D 62 98 92 86 83 25 15 1
65D 63 98 92 86 83 25 15 1
65D 64 98 91 86 82 25 15 1
65D 65 98 91 86 82 25 15 1
65D 999 98 91 86 82 25 15 1
Model 2 & 3
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
65R 0 100 100 100 100 85 50 5
65R 1 100 100 100 100 84 49 5
65R 2 100 100 100 100 83 48 5
65R 3 100 100 100 100 82 47 5
65R 4 100 100 100 100 81 46 5
65R 5 100 100 100 100 80 45 5
65R 6 100 100 100 99 79 44 5
65R 7 100 100 100 98 78 43 5
65R 8 100 100 100 97 77 42 5
65R 9 100 100 100 96 76 41 5
65R 10 100 100 99 96 75 40 5
65R 11 100 100 99 95 74 40 5
65R 12 100 100 98 95 73 39 5
65R 13 100 100 98 94 72 39 5
65R 14 100 100 97 94 71 38 5
65R 15 100 100 97 93 70 38 5
65R 16 100 100 96 93 69 37 5
65R 17 100 100 96 92 68 37 5
65R 18 100 100 95 91 67 36 5
65R 19 100 100 95 90 66 36 5
65R 20 100 100 94 89 65 35 4
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 55
56
65R 21 100 100 94 88 64 35 4
65R 22 100 100 93 87 63 34 4
65R 23 100 100 93 86 62 34 4
65R 24 100 99 92 85 61 33 4
65R 25 100 99 92 84 60 33 4
65R 26 100 99 91 84 59 32 4
65R 27 100 99 91 83 58 32 4
65R 28 100 98 90 83 57 31 4
65R 29 100 98 90 82 56 31 4
65R 30 100 98 89 82 55 30 4
65R 31 100 97 89 81 54 30 4
65R 32 100 97 88 81 53 29 4
65R 33 100 97 88 80 52 29 4
65R 34 100 97 87 80 51 28 4
65R 35 100 96 87 79 50 28 4
65R 36 100 96 86 79 49 27 3
65R 37 100 96 86 78 48 27 3
65R 38 100 95 85 78 47 26 3
65R 39 100 95 85 77 46 26 3
65R 40 100 95 84 77 45 25 3
65R 41 99 95 84 76 44 25 3
65R 42 99 94 83 76 43 24 3
65R 43 99 94 83 75 42 24 3
65R 44 99 94 82 75 41 23 3
65R 45 99 93 82 74 40 23 3
65R 46 98 93 81 74 39 22 2
65R 47 98 93 81 73 38 22 2
65R 48 98 93 80 73 37 21 2
65R 49 98 92 80 72 36 21 2
65R 50 98 92 79 72 35 20 2
65R 51 98 92 79 71 34 20 2
65R 52 97 92 78 71 33 19 2
65R 53 97 91 78 70 32 19 2
65R 54 97 91 77 70 31 18 2
65R 55 97 91 77 69 30 18 2
65R 56 97 90 76 69 30 17 1
65R 57 96 90 76 68 30 17 1
65R 58 96 90 75 68 30 16 1
65R 59 96 90 75 67 30 16 1
65R 60 96 89 74 67 29 15 1
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 56
57
65R 61 96 89 74 66 28 14 1
65R 62 95 89 73 66 27 13 1
65R 63 95 89 73 65 26 12 1
65R 64 95 88 72 65 25 11 1
65R 65 95 88 72 64 25 10 1
65R 999 95 88 72 64 25 10 1
Model 4
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
35 0 100 100 100 100 65 35 5
35 1 100 100 100 99 62 33 5
35 2 100 100 100 97 59 32 5
35 3 100 100 98 95 56 30 5
35 4 100 99 97 93 53 29 5
35 5 100 98 95 91 50 27 5
35 6 100 97 93 89 48 26 5
35 7 100 96 92 88 45 24 5
35 8 100 95 91 86 43 23 4
35 9 100 93 89 84 41 22 4
35 10 100 92 88 83 39 21 4
35 11 100 90 86 81 37 20 4
35 12 100 89 85 79 35 19 4
35 13 100 88 81 78 33 18 4
35 14 100 86 82 76 32 17 4
35 15 100 85 81 75 30 16 3
35 16 99 83 80 73 29 15 3
35 17 99 82 78 72 27 15 3
35 18 98 81 77 70 26 14 3
35 19 97 79 76 69 25 13 3
35 20 96 78 75 67 23 13 3
35 21 95 77 73 66 22 12 3
35 22 94 76 72 65 21 11 2
35 23 93 75 71 63 20 11 2
35 24 93 73 70 62 19 10 2
35 25 92 72 69 61 18 10 2
35 26 91 71 68 60 17 9 2
35 27 90 70 67 59 16 9 2
35 28 89 69 66 57 15 8 2
35 29 88 68 65 56 15 8 1
35 30 88 67 63 55 14 8 1
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 57
58
35 31 87 66 62 54 13 7 1
35 32 86 64 61 53 13 7 1
35 33 85 63 60 52 12 6 1
35 34 85 62 60 51 11 6 1
35 35 84 61 59 50 11 6 1
35 999 84 61 59 50 11 6 1
Outbuilding Rates and Factors
(Applicable to Residential and Commercial)
Code Description Units Depreciation
Years Base Cost A B C D E Available
Modifiers
BBS BILLBOARD SITE UT $ 25,000.00 1.5 1.26 1 0.76 0.5
BDS
BOAT DRY
STORAGE SF 40 $ 30.00 1.5 1.25 1 0.75 0.5
BH BATH HOUSE SF 40 $ 72.00 2 1.5 1 0.75 0.25 B, E, F, H, I, P, S
BKH BULKHEAD LF 40 $ 300.00 1.35 1.15 1 0.85 0.65
BL BOAT LIFT UT 30 $ 9,000.00 1.3 1.15 1 0.85 0.7
BN BARN SF 30 $ 25.00 1.5 1.2 1 0.75 0.5 B, E, F, H, I, P, S
BS BOAT SLIP LF $ 4,000.00 1.75 1.5 1 0.65 0.5 E, F
CAN CANOPY SF 15 $ 35.00 1.5 1.25 1 0.75 0.5
CMP
RENTAL
CAMPING SITE UT $ 5,000.00 3 2 1 0.5 0.1
CP CARPORT SF 30 $ 15.00 2 1.67 1 0.67 0.53
CS
CONCRETE SLAB
ON GROUND SF 15 $ 8.00 1.5 1.25 1 0.75 0.5
CTS
CELL TOWER
SITE UT $ 100,000.00 1 1 1 1 1 C
DL DOCK LEVELER UT 30 $ 10,000.00 1 1 1 1 1
DOL DOLPHIN UT 25 $ 50,000.00 1.5 1.25 1 0.5 0.25
DST
DRY STORAGE
TANK GAL 25 $ 0.15 0.67 0.67 1 1.33 2.67
DW DECK / WOOD SF 15 $ 20.00 1.5 1.25 1 0.75 0.5
ELV
ELEVATOR FOR
CONDO UNIT UT $ 25,000.00 1.5 1.25 1 0.75 0.5
G2
GARAGE /
DETACHED 2S SF 65 $ 135.00 1.5 1.25 1 0.75 0.5 A, B, E, F, H, I, P, S
G25
GARAGE /
DETACHED
1.25S SF 65 $ 55.00 1.5 1.25 1 0.75 0.5
A, B, E, F, H, I, P, S
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 58
59
G50
GARAGE /
DETACHED
1.50S SF 65 $ 80.00 1.5 1.25 1 0.75 0.5
A, B, E, F, H, I, P, S
G75
GARAGE /
DETACHED
1.75S SF 65 $ 110.00 1.5 1.25 1 0.75 0.5
A, B, E, F, H, I, P, S
GAR
GARAGE /
DETACHED SF 65 $ 45.00 1.5 1.25 1 0.75 0.5 A, B, E, F, H, I, P, S
GC3
GOLF COURSE /
PAR THREE UT 40 $ 60,000.00 1.5 1.25 1 0.75 0.5
GCM
GOLF COURSE /
MINIATURE UT 15 $ 16,000.00 1.5 1.25 1 0.75 0.5
GCN GAS CANOPY SF 15 $ 58.00 1.5 1.25 1 0.75 0.5
GCP
GOLF COURSE /
PROFESSIONAL UT 40 $ 175,000.00 4 1.75 1 0.7 0.5
GH GUARD HOUSE SF 30 $ 72.00 1.5 1.25 1 0.75 0.5 B, E, F, H, I, P, S
GHC
GREENHOUSE /
COMMERCIAL SF 30 $ 50.00 2.65 1.85 1 0.7 0.35 E, F, P, S
GHR
GREENHOUSE /
RESIDENTIAL SF 25 $ 23.00 1.3 1.15 1 0.85 0.7 E, F, P, S
GS GRAVE SITE UT $ 2,500.00 1 1 1 1 1
GZ GAZEBO SF 25 $ 35.00 1.5 1.25 1 0.75 0.5 E, F
IN INCINERATOR UT 40 $ 85,000.00 1 1 1 1 1
LD LOADING DOCK SF 30 $ 20.00 1.5 1.25 1 0.75 0.5
LST
LIQUID STORAGE
TANK GAL 25 $ 0.15 0.67 0.67 1 1.33 2.67
LT LEAN-TO SF 30 $ 8.00 1.5 1.25 1 0.75 0.5
MC
MAUSOLEUM
/CRYPT UT $ 7,800.00 1.5 1.25 1 0.75 0.5
MHA
MANUFACTURED
HOME ADDITION SF 25 $ 40.00 1.5 1.25 1 0.75 0.5
MHS
MANUFACTURED
HOME SITE UT $ 12,000.00 1.5 1.25 1 0.75 0.5
ODK
OUTDOOR
KITCHEN UT 40 $ 15,000.00 2.33 1.33 1 0.4 0.2
PA
PAVEMENT /
ASPHALT SF 15 $ 3.50 1 1 1 1 1
PB
PRE-
ENGINEERED
BUILDING SF 40 $ 20.00 1.5 1.25 1 0.75 0.5 B, E, F, H, I, P, S
PC
PAVEMENT /
CONCRETE SF 25 $ 5.00 1 1 1 1 1 C
PD PARKING DECK SF 40 $ 55.00 1.23 1.23 1 0.77 0.77 K
PE
PORCH
ENCLOSED SF 25 $ 38.00 1.5 1.25 1 0.75 0.5
PLN POOL LANAI UT 15 $ 20,000.00 2.5 1.75 1 0.5 0.13
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 59
60
PO PORCH OPEN SF 30 $ 25.00 2.1 1.55 1 0.75 0.5 E, F, S
POL
SWIMMING
POOL UT 25 $ 45,000.00 2.22 1.67 1 0.56 0.33 U, W
PP PIER ON PILING LF 65 $ 160.00 1.5 1.25 1 0.75 0.5 E, F
PS POLE SHED SF 30 $ 12.00 1.5 1.25 1 0.75 0.5 B, E, F, H, I, P, S
PSC
PARKING SPACE,
COM CONDO UT $ 35,000.00 1.5 1.25 1 0.75 0.5
PUB
PARKING UNDER
BUILDING SF 40 $ 40.00 1 1 1 1 1
QB
QUONSET
BUILDING SF 30 $ 20.00 1 1 1 0.5 0.5 B, E, F, H, I, P, S
RR RAILROAD SPUR LF 40 $ 175.00 1 1 1 1 1
RSR
RESIDENTIAL
STRUCT /
RECREATION SF 40 $ 42.00 1.5 1.25 1 0.75 0.5 B, E, F, H, I, P, S
SM
STOOP /
MASONRY SF 25 $ 25.00 1.5 1.25 1 0.75 0.5
SO SILO GAL 25 $ 0.15 0.67 0.67 1 1.33 2.67
ST STABLE SF 30 $ 30.00 1.5 1.25 1 0.75 0.5 B, E, F, H, I, P, S
STK STEEL TANK GAL 30 $ 2.50 0.8 0.88 1 1.18 1.96
TC TENNIS COURT SF 25 $ 7.00 1.5 1.25 1 0.75 0.5 E
TRM
TERRACE
MASONRY SF 25 $ 25.00 1.5 1.25 1 0.75 0.5 C
TS TRUCK SCALES UT 40 $ 65,000.00 1.5 1.25 1 0.75 0.5
UB
UTILITY
BUILDING SF 30 $ 20.00 1.5 1.25 1 0.75 0.25 B, E, F, H, I, P, S
Modifiers
Mod Code Description Rate Value
A All – Full Bath, Electricity, Plumbing Fixture, Interior Finish, Heat Pump (excludes H and S) 35
B Full Bath 2,100
E Electricity 3 - 10
F Fixture (Plumbing/sink, water heater, outside shower, etc.) 700
H Half Bath 1,400
I Interior Finish (Floor wall coverings and power, no plumbing, no heat) 8
P Pump (Heat or other types of heat and air conditioning) 1,600
S Stove (Heat/ permanently installed heat source, no air conditioning) 4.5
T Finished Covering 2
U Underwater Lighting 1,000
W Heated Pool 3,000
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 60
61
Effective Economic Life - Outbuildings
Economic Life is primarily based upon the average condition of the subject property relative to its
actual age. The normal condition percentage good found by the application of the Effective
Economic Life Tables may be adjusted as deemed necessary by the appraiser.
The Economic Life of any residential/commercial structure is determined by its Type and Use.
Wood joist construction has a lower life expectancy than fire-resistant construction. Structures
built for a temporary need are characterized by low-cost construction. In most instances, the
choice of construction is determined by the building use, and by the estimated economic life of
that particular use.
It is important to also keep in mind that the functional and economic rates of depreciation for
some building uses are faster than the rate of physical decline.
Economic Life: 15 Years
Effective year Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
2024 OB15 0 100 100 100 100 100 100 50
2023 OB15 1 96 96 96 96 96 96 50
2022 OB15 2 90 90 90 90 90 90 50
2021 OB15 3 85 85 85 85 85 85 50
2020 OB15 4 80 80 80 80 80 80 50
2019 OB15 5 75 75 75 75 75 75 50
2018 OB15 6 70 70 70 70 70 70 50
2017 OB15 7 65 65 65 65 65 65 40
2016 OB15 8 60 60 60 60 60 60 40
2015 OB15 9 55 55 55 55 55 55 40
2014 OB15 10 50 50 50 50 50 50 30
2013 OB15 11 45 45 45 45 45 45 30
2012 OB15 12 40 40 40 40 40 40 30
2011 OB15 13 35 35 35 35 35 35 20
2010 OB15 14 30 30 30 30 30 30 20
2009 OB15 15 25 25 25 25 25 25 20
2008 - OB15 999 20 20 20 20 20 20 20
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 61
62
Economic Life: 25 Years
Effective year Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
2024 OB25 0 100 100 100 100 100 100 50
2023 OB25 1 97 97 97 97 97 97 50
2022 OB25 2 94 94 94 94 94 94 50
2021 OB25 3 90 90 90 90 90 90 50
2020 OB25 4 87 87 87 87 87 87 50
2019 OB25 5 84 84 84 84 84 84 50
2018 OB25 6 80 80 80 80 80 80 50
2017 OB25 7 77 77 77 77 77 77 50
2016 OB25 8 74 74 74 74 74 74 50
2015 OB25 9 70 70 70 70 70 70 50
2014 OB25 10 67 67 67 67 67 67 50
2013 OB25 11 64 64 64 64 64 64 50
2012 OB25 12 60 60 60 60 60 60 50
2011 OB25 13 57 57 57 57 57 57 50
2010 OB25 14 54 54 54 54 54 54 50
2009 OB25 15 50 50 50 50 50 50 30
2008 OB25 16 47 47 47 47 47 47 30
2007 OB25 17 44 44 44 44 44 44 30
2006 OB25 18 40 40 40 40 40 40 30
2005 OB25 19 37 37 37 37 37 37 30
2004 OB25 20 35 35 35 35 35 35 30
2003 OB25 21 34 34 34 34 34 34 30
2002 OB25 22 33 33 33 33 33 33 30
2001 OB25 23 32 32 32 32 32 32 30
2000 OB25 24 31 31 31 31 31 31 30
1999 OB25 25 30 30 30 30 30 30 30
1998 - OB25 999 30 30 30 30 30 30 30
Economic Life: 30 Years
Effective year Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
2024 OB30 0 100 100 100 100 100 100 50
2023 OB30 1 98 98 98 98 98 98 50
2022 OB30 2 96 96 96 96 96 96 50
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 62
63
2021 OB30 3 94 94 94 94 94 94 50
2020 OB30 4 92 92 92 92 92 92 50
2019 OB30 5 90 90 90 90 90 90 50
2018 OB30 6 88 88 88 88 88 88 50
2017 OB30 7 86 86 86 86 86 86 50
2016 OB30 8 84 84 84 84 84 84 50
2015 OB30 9 82 82 82 82 82 82 50
2014 OB30 10 80 80 80 80 80 80 50
2013 OB30 11 78 78 78 78 78 78 50
2012 OB30 12 76 76 76 76 76 76 50
2011 OB30 13 74 74 74 74 74 74 50
2010 OB30 14 72 72 72 72 72 72 50
2009 OB30 15 70 70 70 70 70 70 50
2008 OB30 16 68 68 68 68 68 68 50
2007 OB30 17 66 66 66 66 66 66 50
2006 OB30 18 64 64 64 64 64 64 50
2005 OB30 19 62 62 62 62 62 62 50
2004 OB30 20 60 60 60 60 60 60 50
2003 OB30 21 58 58 58 58 58 58 30
2002 OB30 22 56 56 56 56 56 56 30
2001 OB30 23 54 54 54 54 54 54 30
2000 OB30 24 52 52 52 52 52 52 30
1999 OB30 25 50 50 50 50 50 50 30
1998 OB30 26 48 48 48 48 48 48 30
1997 OB30 27 46 46 46 46 46 46 30
1996 OB30 28 44 44 44 44 44 44 30
1995 OB30 29 42 42 42 42 42 42 30
1994 OB30 30 40 40 40 40 40 40 30
1993 - OB30 999 40 40 40 40 40 40 30
Economic Life: 40 Years
Effective year Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
2024 OB40 0 100 100 100 100 100 100 100
2023 OB40 1 96 96 96 96 96 96 96
2022 OB40 2 92 92 92 92 92 92 92
2021 OB40 3 88 88 88 88 88 88 88
2020 OB40 4 84 84 84 84 84 84 84
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 63
64
2019 OB40 5 80 80 80 80 80 80 80
2018 OB40 6 80 80 80 80 80 80 80
2017 OB40 7 79 79 79 79 79 79 79
2016 OB40 8 78 78 78 78 78 78 78
2015 OB40 9 77 77 77 77 77 77 77
2014 OB40 10 76 76 76 76 76 76 76
2013 OB40 11 75 75 75 75 75 75 75
2012 OB40 12 74 74 74 74 74 74 74
2011 OB40 13 73 73 73 73 73 73 73
2010 OB40 14 72 72 72 72 72 72 72
2009 OB40 15 70 70 70 70 70 70 70
2008 OB40 16 70 70 70 70 70 70 70
2007 OB40 17 69 69 69 69 69 69 69
2006 OB40 18 68 68 68 68 68 68 68
2005 OB40 19 67 67 67 67 67 67 67
2004 OB40 20 66 60 66 66 66 66 66
2003 OB40 21 65 65 65 65 65 65 65
2002 OB40 22 64 64 64 64 64 64 64
2001 OB40 23 63 63 63 63 63 63 63
2000 OB40 24 62 62 62 62 62 62 62
1999 OB40 25 61 61 61 61 61 61 61
1998 OB40 26 60 60 60 60 60 60 60
1997 OB40 27 59 59 59 59 59 59 59
1996 OB40 28 58 58 58 58 58 58 58
1995 OB40 29 57 57 57 57 57 57 57
1994 OB40 30 56 56 56 56 56 56 56
1993 OB40 31 55 55 55 55 55 55 55
1992 OB40 32 55 55 55 55 55 55 55
1991 OB40 33 54 54 54 54 54 54 54
1990 OB40 34 54 54 54 54 54 54 54
1989 OB40 35 53 53 53 53 53 53 53
1988 OB40 36 53 53 53 53 53 53 53
1987 OB40 37 52 52 52 52 52 52 52
1986 OB40 38 52 52 52 52 52 52 52
1985 OB40 39 51 51 51 51 51 51 51
1984 OB40 40 50 50 50 50 50 50 50
1983 - OB40 999 50 50 50 50 50 50 50
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 64
65
Economic Life: 65 Years
Effective year Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
2024 OB65 0 100 100 100 100 85 50 5
2023 OB65 1 100 100 100 99 84 49 5
2022 OB65 2 100 100 100 98 83 48 5
2021 OB65 3 100 100 99 97 82 47 5
2020 OB65 4 100 99 99 96 81 46 5
2019 OB65 5 99 99 99 95 80 45 5
2018 OB65 6 99 99 98 94 79 44 5
2017 OB65 7 99 99 98 93 78 43 5
2016 OB65 8 99 98 97 92 77 42 5
2015 OB65 9 99 98 97 91 76 41 5
2014 OB65 10 98 98 96 90 75 40 5
2013 OB65 11 98 98 96 89 74 40 5
2012 OB65 12 98 97 95 88 73 39 5
2011 OB65 13 98 97 94 87 72 39 5
2010 OB65 14 98 97 93 86 71 38 5
2009 OB65 15 97 96 92 85 70 38 5
2008 OB65 16 97 96 91 84 69 37 5
2007 OB65 17 97 95 90 83 68 37 5
2006 OB65 18 97 94 89 82 67 36 5
2005 OB65 19 97 93 88 81 66 36 5
2004 OB65 20 96 92 87 80 65 35 4
2003 OB65 21 96 91 86 79 64 35 4
2002 OB65 22 96 90 85 78 63 34 4
2001 OB65 23 95 89 84 77 62 34 4
2000 OB65 24 95 88 83 76 61 33 4
1999 OB65 25 95 87 82 75 60 33 4
1998 OB65 26 94 86 81 74 59 32 4
1997 OB65 27 93 85 80 73 58 32 4
1996 OB65 28 92 84 79 72 57 31 4
1995 OB65 29 91 83 78 71 56 31 4
1994 OB65 30 90 82 77 70 55 30 4
1993 OB65 31 89 81 76 69 54 30 4
1992 OB65 32 88 80 75 68 53 29 4
1991 OB65 33 87 79 74 67 52 29 4
1990 OB65 34 86 78 73 66 51 28 4
1989 OB65 35 85 77 72 65 50 28 4
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 65
66
1988 OB65 36 84 76 71 64 49 27 3
1987 OB65 37 83 75 70 63 48 27 3
1986 OB65 38 82 74 69 62 47 26 3
1985 OB65 39 81 73 68 61 46 26 3
1984 OB65 40 80 72 67 60 45 25 3
1983 OB65 41 79 71 66 59 44 25 3
1982 OB65 42 78 70 65 58 43 24 3
1981 OB65 43 77 69 64 57 42 24 3
1980 OB65 44 76 68 63 56 41 23 3
1979 OB65 45 75 67 62 55 40 23 3
1978 OB65 46 74 66 61 54 39 22 2
1977 OB65 47 73 65 60 53 38 22 2
1976 OB65 48 72 64 59 52 37 21 2
1975 OB65 49 71 63 58 51 36 21 2
1974 OB65 50 70 62 57 50 35 20 2
1973 OB65 51 69 61 56 49 34 20 2
1972 OB65 52 68 60 55 48 33 19 2
1971 OB65 53 67 59 54 47 32 19 2
1970 OB65 54 66 58 53 46 31 18 2
1969 OB65 55 65 57 52 45 30 18 2
1968 OB65 56 64 56 51 44 30 17 1
1967 OB65 57 63 55 50 43 30 17 1
1966 OB65 58 62 54 49 42 30 16 1
1965 OB65 59 61 53 48 41 30 16 1
1964 OB65 60 60 52 47 40 25 15 1
1963 OB65 61 59 51 46 39 25 15 1
1962 OB65 62 58 50 45 38 25 15 1
1961 OB65 63 57 49 44 37 25 15 1
1960 OB65 64 56 48 43 36 25 15 1
1959 - OB65 65 55 47 42 35 25 15 1
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 66
67
Commercial and Industrial Section
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 67
68
Commercial Building Pricing Schedule
The following tables contain the model rate values within which the final model rates to be used
in the 2025 Revaluation are hereby authorized.
For ease of reference, refer to the Commercial Industrial Structure Codes for the alpha Code
correlating to the Basic Structure Codes used in this section.
Commercial Industrial Structure Table
Struct
Code Description Name
Basic
Structure
Code
Frame Fire Res Other Cns Use Group
AFD AUTO DEALER FULL SERVICE AUTO DLR FUL 1 70 70 70 99
AG AUTO SERVICE GARAGE AUTO GARAGE 2 70 70 70 99
API APARTMENT SENIOR IND LIV API 80 70 70 70 99
APM APARTMENT MISC APT MISC 92 70 70 70 99
APS APARTMENT STUDENT APT 88 70 70 70 21
APT APARTMENT APT 4 70 70 70 1
AT AIR TERMINAL AIR TERMINAL 61 70 70 70 99
AUD AUDITORIUM AUDITORIUM 8 70 70 70 99
BA BOWLING ALLEY BOWLING 9 70 70 70 99
BAR BAR BAR 10 70 70 70 99
BB
BIG BOX DISCOUNT
DEPARTMENT BIG BOX 11 70 70 70 99
BBS BARBER SHOP BARBER 12 70 70 70 99
BKL BANK LOW RISE < 5 STORY BANK 15 70 70 70 99
BRH BOARDING ROOMING HOUSE BOARDING 16 65 65 65 99
CC COMMUNITY RETAIL CENTER RETAIL CTR 18 70 70 70 99
CCL COUNTRY CLUB COUNTRY CLUB 19 70 70 70 99
CF CULTURAL FACILITY CULTURAL FAC 20 70 70 70 99
CFM CONVENIENCE FOOD MARKET CONVENIENCE 21 70 70 70 22
CH CLUB HOUSE CLUB HOUSE 22 70 70 70 99
COL COLLEGE OR UNIVERSITY COLLEGE/UNIV 23 70 70 70 99
COR CORRECTIONAL CORRECTIONAL 25 70 70 70 99
CT CINEMA THEATER CINEMA 26 70 70 70 99
CWA CAR WASH AUTOMATIC CAR WASH AU 27 50 50 50 99
CWM CAR WASH MANUAL CAR WASH MA 28 30 30 30 99
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 68
69
DC DAY CARE CENTER DAY CARE 29 70 70 70 99
DRM CAMPUS DORMITORY DRM 90 70 70 70 99
FDS FREESTANDING DRUG STORE DRUG STORE 30 70 70 70 9
FF FAST FOOD RESTAURANT FAST FOOD 31 70 70 70 18
FH FUNERAL HOME FUNERAL HOME 32 70 70 70 99
GH GREEN HOUSE GREEN HOUSE 34 50 50 50 99
HFS HOTEL FULL SERVICE HOTEL FULL 36 70 70 70 6
HGR HANGAR HANGAR 35 50 50 50 99
HOT HOTEL CHAIN HOTEL CHAIN 47 70 70 70 2
HSP HOSPITAL HOSPITAL 39 70 70 70 99
HTB HOTEL BOUTIQUE HOTEL BOUTIQ 33 70 70 70 5
INF INDUSTRIAL FLEX IND FLEX 45 70 70 70 12
LIB LIBRARY LIBRARY 40 70 70 70 99
MD MEDICAL OFFICE BUILDING MD OFFICE 44 70 70 70 10
MOT MOTEL MOTEL 41 70 70 70 5
MSH MINI STORAGE => 50,000 SF MINI STG 46 50 50 50 26
MSL MINI STORAGE < 50,000 SF MINI STG 86 50 50 50 27
MXU MIXED USE MIXED USE 43 70 70 70 99
NC
NEIGHBORHOOD RETAIL
CENTER RETAIL CTR 48 70 70 70 99
NH NURSING HOME NURSING HOME 50 50 50 50 99
OFH OFFICE BLDG HIGH => 5 STORY OFFICE 51 70 70 70 7
OFL
OFFICE BLDG LOW RISE < 5
STORY OFFICE 52 70 70 70 4
PFM POLICE FIRE MILITARY POL-FIR-MIL 54 70 70 70 99
PKS PARKING STRUCTURE PK STRUCTURE 91 70 70 70 99
PLW PLACE OF WORSHIP PLCWORSHIP 65 70 70 70 99
RBT RAIL BUS TERMINAL RAIL BUS 60 70 70 70 99
RCL
RESIDENCE ON COMMERCIAL
LAND RES ON COM L 62 65 65 65 99
REC RECREATION RECREATION 64 70 70 70 99
RES RESTAURANT RESTAURANT 66 70 70 70 16
RM
REGIONAL MALL RETAIL
CENTER REG MALL CTR 67 70 70 70 99
RSO RETAIL SINGLE OCCUPANCY RET SINGLE 70 70 70 70 3
SCH SCHOOL SCHOOL 73 70 70 70 99
SFH FRATERNAL HALL FRAT HALL 74 70 70 70 99
SK SKATING RINK SKATE RINK 76 50 50 50 99
SPR SUPERMARKET (STAND ALONE) SUPERMARKET 77 70 70 70 99
ST STAGE THEATER STAGETHEATER 42 70 70 70 99
TT TRUCK TERMINAL TRUCK TERMIN 81 50 50 50 99
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 69
70
VET VETERINARY OFFICE VET OFFICE 82 70 70 70 13
WHM WAREHOUSE MANUFACTURE WHSE MANF 53 50 50 50 14
WHS WAREHOUSE STORAGE WHS STG 83 50 50 50 8
Commercial Industrial Base Cost Table
Name Minimum Rate Maximum Rate
AIR TERMINAL $95 $120
APARTMENT $10 $115
APARTMENT MISC $95 $115
APARTMENT SENIOR IND LIV $95 $115
APARTMENT STUDENT $95 $115
AUDITORIUM $115 $135
AUTO DEALER FULL SERVICE $99 $125
AUTO SERVICE GARAGE $73 $94
BANK $120 $140
BAR $130 $150
BARBER SHOP $95 $120
BIG BOX DISCOUNT DEPARTMENT $10 $20
BOARDING ROOMING HOUSE $80 $100
BOWLING ALLEY $60 $80
CAMPUS DORMITORY $130 $150
CAR WASH AUTOMATIC $70 $95
CAR WASH MANUAL $25 $40
CINEMA THEATER $115 $135
CLUB HOUSE $99 $125
COLLEGE OR UNIVERSITY $95 $115
COMMUNITY RETAIL CENTER $95 $120
CONVENIENCE FOOD MARKET $95 $115
CORRECTIONAL $186 $211
COUNTRY CLUB $100 $115
CULTURAL FACILITY $99 $125
DAY CARE CENTER $95 $115
FAST FOOD RESTAURANT $130 $150
FRATERNAL HALL $95 $120
FREESTANDING DRUG STORE $95 $115
FUNERAL HOME $95 $120
GREEN HOUSE $35 $55
HANGAR $60 $80
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 70
71
HOSPITAL $335 $355
HOTEL BOUTIQUE $130 $150
HOTEL CHAIN $130 $150
HOTEL FULL SERVICE $130 $150
INDUSTRIAL FLEX $60 $80
LIBRARY $130 $150
MEDICAL OFFICE BUILDING $95 $115
MINI STORAGE < 50,000 SF $45 $75
MINI STORAGE => 50,000 SF $45 $65
MIXED USE $95 $115
MOTEL $130 $150
NEIGHBORHOOD RETAIL CENTER $95 $120
NURSING HOME $70 $90
OFFICE BLDG HIGH => 5 STORY $95 $120
OFFICE BLDG LOW RISE < 5 STORY $65 $75
PARKING STRUCTURE $25 $50
PLACE OF WORSHIP $55 $75
POLICE FIRE MILITARY $124 $151
RAIL BUS TERMINAL $95 $120
RECREATION $95 $120
REGIONAL MALL RETAIL CENTER $95 $120
RESIDENCE ON COMMERCIAL LAND $80 $100
RESTAURANT $130 $150
RETAIL SINGLE OCCUPANCY $95 $115
SCHOOL $95 $115
SKATING RINK $75 $85
STAGE THEATER $115 $135
SUPERMARKET (STAND ALONE) $95 $120
TRUCK TERMINAL $60 $80
VETERINARY OFFICE $95 $115
WAREHOUSE MANUFACTURE $50 $80
WAREHOUSE STORAGE $60 $80
Commercial Industrial Interior Cost Table
Part 1 of 5 Name Use Type Base Rate Interior Finish Partitions-0 Partitions-1 Partitions-2 Partitions-3
AUTO FULL SV AFD 30.00 -2.10 -3.40 -0.90 0.00 0.90
AUTO SERVC AG 7.10 -1.10 -1.80 -0.50 0.00 0.50
APT IND SEN API 120.00 -5.40 -8.80 -2.20 0.00 2.20
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 71
72
APT MISC APM 90.00 -6.10 -10.00 -2.50 0.00 2.50
APT STD APS 110.00 -5.40 -8.90 -2.20 0.00 2.20
APT APT 115.00 -5.40 -8.80 -2.20 0.00 2.20
AIR TERMINAL AT 45.00 -2.40 -3.90 -1.00 0.00 1.00
AUDITORIUM AUD 70.00 -8.70 -14.20 -3.60 0.00 3.60
BOWL ALLEY BA 30.00 -4.70 -7.70 -1.90 0.00 1.90
BAR BAR 80.00 -7.00 -11.50 -2.90 0.00 2.90
BIG BOX BB 20.00 -5.50 -9.00 -2.30 0.00 2.30
BARBER SHOP BBS 50.00 -6.90 -11.40 -2.90 0.00 2.90
BANK LOW BKL 130.00 -10.90 -17.90 -4.50 0.00 4.50
BOARDING BRH 30.40 -4.80 -7.90 -2.00 0.00 2.00
COMM RETAIL CC 45.00 -6.50 -10.60 -2.70 0.00 2.70
COUNTRY CLUB CCL 40.00 -8.10 -13.40 -3.30 0.00 3.30
CULTURAL CF 70.00 -8.60 -14.20 -3.50 0.00 3.50
CONVENIENCE CFM 50.00 -6.40 -10.50 -2.60 0.00 2.60
CLUB HOUSE CH 60.00 -5.50 -9.10 -2.30 0.00 2.30
COLLEGE COL 150.00 -8.50 -14.00 -3.50 0.00 3.50
CORRECTIONAL COR 80.20 -12.70 -20.80 -5.20 0.00 5.20
CINEMA CT 50.00 -6.30 -10.40 -2.60 0.00 2.60
CAR WSH AUT CWA 20.00 -2.80 -4.60 -1.20 0.00 1.20
CAR WSH MAN CWM 15.00 -1.70 -2.80 -0.70 0.00 0.70
DAY CARE DC 60.00 -8.00 -13.10 -3.30 0.00 3.30
DOG DAY CARE DDC 40.00 -5.00 -8.10 -2.00 0.00 2.00
CAMPUS DORM DRM 110.00 -5.40 -8.80 -2.20 0.00 2.20
DRUG STORE FDS 120.00 -7.50 -12.40 -3.10 0.00 3.10
FAST FOOD FF 80.00 -10.50 -17.20 -4.30 0.00 4.30
FUNERAL HOME FH 50.00 -6.70 -10.90 -2.70 0.00 2.70
GREEN HOUSE GH 25.00 -3.90 -6.30 -1.60 0.00 1.60
HOTEL FULL HFS 50.00 -5.60 -9.20 -2.30 0.00 2.30
HANGAR HGR 10.00 -0.90 -1.40 -0.40 0.00 0.40
HOTEL CHAIN HOT 60.00 -5.60 -9.20 -2.30 0.00 2.30
HOSPITAL HSP 300.00 -13.00 -21.30 -5.30 0.00 5.30
HOTEL BOUTQ HTB 75.00 -5.60 -9.20 -2.30 0.00 2.30
IND FLEX INF 20.00 -1.30 -2.10 -0.50 0.00 0.50
LIBRARY LIB 60.00 -8.90 -14.60 -3.70 0.00 3.70
MED OFFICE MD 75.00 -8.80 -14.40 -3.60 0.00 3.60
MOTEL MOT 35.00 -5.60 -9.20 -2.30 0.00 2.30
MINI STG =>5 MSH 15.00 -0.80 -1.20 -0.30 0.00 0.30
MINI STG < 5 MSL 25.00 -0.80 -1.20 -0.30 0.00 0.30
MIXED USE MXU 70.00 -6.50 -10.80 -2.70 0.00 2.70
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 72
73
NBHD RETAIL NC 45.00 -6.50 -10.60 -2.70 0.00 2.70
NURSING HOME NH 50.00 -7.20 -11.90 -3.00 0.00 3.00
OFFICE HIGH OFH 60.00 -6.70 -11.00 -2.80 0.00 2.80
OFFICE LOW OFL 70.00 -6.10 -10.00 -2.50 0.00 2.50
POL-FIR-MIL PFM 45.00 -6.50 -10.60 -2.70 0.00 2.70
PARK STRUCT PKS 15.00 -0.80 -1.20 -0.30 0.00 0.30
PLC WORSHIP PLW 30.00 -8.00 -13.10 -3.30 0.00 3.30
RAIL BUS RBT 45.00 -2.40 -3.90 -1.00 0.00 1.00
RESIDENCE RCL 45.00 -6.20 -10.20 -2.60 0.00 2.60
RECREATION REC 40.00 -5.00 -8.10 -2.00 0.00 2.00
RESTAURANT RES 80.00 -9.00 -14.80 -3.70 0.00 3.70
REG MALL RET RM 45.00 -6.70 -11.00 -2.80 0.00 2.80
RET SNGL OCC RSO 75.00 -6.00 -9.80 -2.50 0.00 2.50
SCHOOL SCH 60.00 -8.50 -14.00 -3.50 0.00 3.50
FRAT HALL SFH 50.00 -7.30 -11.90 -3.00 0.00 3.00
SKATE RINK SK 20.00 -6.50 -10.60 -2.70 0.00 2.70
SUPER MRKT SPR 45.00 -6.80 -11.20 -2.80 0.00 2.80
STG THEATER ST 50.00 -7.60 -12.40 -3.10 0.00 3.10
TRUCK TERM TT 30.00 -0.80 -1.40 -0.40 0.00 0.40
VET OFFICE VET 75.00 -8.80 -14.40 -3.60 0.00 3.60
WHS COLD STG WHC 20.00 -1.00 -1.70 -0.40 0.00 0.40
WHS MANF WHM 20.00 -1.00 -1.70 -0.40 0.00 0.40
WHSE WHS 20.00 -1.00 -1.70 -0.40 0.00 0.40
Part 2 of 5 Name Heating-0 Heating-1 Heating-2 Heating-3
AUTO FULL SV -1.60 0.00 0.40 -0.60
AUTO SERVC -0.80 0.00 0.20 -0.30
APT IND SEN -4.00 0.00 1.00 -1.60
APT MISC -4.50 0.00 1.10 -1.80
APT STD -4.00 0.00 1.00 -1.60
APT -4.00 0.00 1.00 -1.60
AIR TERMINAL -1.80 0.00 0.50 -0.40
AUDITORIUM -6.50 0.00 1.60 -2.60
BOWL ALLEY -3.50 0.00 0.90 -1.40
BAR -5.20 0.00 1.30 -2.10
BIG BOX -4.10 0.00 1.00 -1.60
BARBER SHOP -5.20 0.00 1.30 -2.10
BANK LOW -8.10 0.00 2.00 -3.20
BOARDING -3.60 0.00 0.90 -1.40
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 73
74
COMM RETAIL -4.80 0.00 1.20 -1.90
COUNTRY CLUB -6.10 0.00 1.50 -2.40
CULTURAL -6.40 0.00 1.60 -2.60
CONVENIENCE -4.80 0.00 1.20 -1.90
CLUB HOUSE -4.10 0.00 1.00 -1.70
COLLEGE -6.40 0.00 1.60 -2.50
CORRECTIONAL -9.50 0.00 2.40 -3.80
CINEMA -4.70 0.00 1.20 -1.90
CAR WSH AUT -2.10 0.00 0.50 -0.80
CAR WSH MAN -1.30 0.00 0.30 -0.50
DAY CARE -6.00 0.00 1.50 -2.40
DOG DAY CARE -3.70 0.00 0.90 -1.50
CAMPUS DORM -4.00 0.00 1.00 -1.60
DRUG STORE -5.60 0.00 1.40 -2.20
FAST FOOD -7.80 0.00 2.00 -3.10
FUNERAL HOME -5.00 0.00 1.20 -2.00
GREEN HOUSE -2.90 0.00 0.70 -1.20
HOTEL FULL -4.20 0.00 1.10 -1.70
HANGAR -0.60 0.00 0.20 -0.30
HOTEL CHAIN -4.20 0.00 1.10 -1.70
HOSPITAL -9.70 0.00 2.40 -3.90
HOTEL BOUTQ -4.20 0.00 1.10 -1.70
IND FLEX -0.90 0.00 0.20 -0.40
LIBRARY -6.60 0.00 1.70 -2.70
MED OFFICE -6.50 0.00 1.60 -2.60
MOTEL -4.20 0.00 1.10 -1.70
MINI STG =>5 -0.60 0.00 0.10 -0.20
MINI STG < 5 -0.60 0.00 0.10 -0.20
MIXED USE -4.90 0.00 1.20 -2.00
NBHD RETAIL -4.80 0.00 1.20 -1.90
NURSING HOME -5.40 0.00 1.40 -2.20
OFFICE HIGH -5.00 0.00 1.30 -2.00
OFFICE LOW -4.50 0.00 1.10 -1.80
POL-FIR-MIL -4.80 0.00 1.20 -1.90
PARK STRUCT -0.60 0.00 0.10 -0.20
PLC WORSHIP -5.90 0.00 1.50 -2.40
RAIL BUS -1.80 0.00 0.50 -0.40
RESIDENCE -4.70 0.00 1.20 -1.90
RECREATION -3.70 0.00 0.90 -1.50
RESTAURANT -6.70 0.00 1.70 -2.70
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 74
75
REG MALL RET -5.00 0.00 1.30 -2.00
RET SNGL OCC -7.50 0.00 1.10 -1.80
SCHOOL -6.40 0.00 1.60 -2.50
FRAT HALL -5.40 0.00 1.40 -2.10
SKATE RINK -4.80 0.00 1.20 -1.90
SUPER MRKT -5.10 0.00 1.30 -2.00
STG THEATER -5.60 0.00 1.40 -2.30
TRUCK TERM -0.60 0.00 0.20 -0.30
VET OFFICE -6.50 0.00 1.60 -2.60
WHS COLD STG -0.80 0.00 0.20 -0.30
WHS MANF -0.80 0.00 0.20 -0.30
WHSE -0.80 0.00 0.20 -0.30
Part 3 of 5 Name Air Conditioning-0 Air Conditioning-1 Air Conditioning-2 Air Conditioning-3
AUTO FULL SV -1.20 0.00 -0.50 0.00
AUTO SERVC -0.70 0.00 -0.30 0.00
APT IND SEN -3.10 0.00 -1.20 0.00
APT MISC -3.50 0.00 -1.40 0.00
APT STD -3.10 0.00 -1.20 0.00
APT -3.10 0.00 -1.20 0.00
AIR TERMINAL -1.40 0.00 -0.60 0.00
AUDITORIUM -5.00 0.00 -2.00 0.00
BOWL ALLEY -2.70 0.00 -1.10 0.00
BAR -4.00 0.00 -1.60 0.00
BIG BOX -3.20 0.00 -1.30 0.00
BARBER SHOP -4.00 0.00 -1.60 0.00
BANK LOW -6.30 0.00 -2.50 0.00
BOARDING -2.80 0.00 -1.10 0.00
COMM RETAIL -3.70 0.00 -1.50 0.00
COUNTRY CLUB -4.70 0.00 -1.90 0.00
CULTURAL -5.00 0.00 -2.00 0.00
CONVENIENCE -3.70 0.00 -1.50 0.00
CLUB HOUSE -3.20 0.00 -1.30 0.00
COLLEGE -4.90 0.00 -2.00 0.00
CORRECTIONAL -7.30 0.00 -2.90 0.00
CINEMA -3.60 0.00 -1.50 0.00
CAR WSH AUT -1.60 0.00 -0.60 0.00
CAR WSH MAN -1.00 0.00 -0.40 0.00
DAY CARE -4.60 0.00 -1.80 0.00
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 75
76
DOG DAY CARE -2.90 0.00 -1.10 0.00
CAMPUS DORM -3.10 0.00 -1.20 0.00
DRUG STORE -4.30 0.00 -1.70 0.00
FAST FOOD -6.00 0.00 -2.40 0.00
FUNERAL HOME -3.80 0.00 -1.50 0.00
GREEN HOUSE -2.20 0.00 -0.90 0.00
HOTEL FULL -3.20 0.00 -1.30 0.00
HANGAR -0.50 0.00 -0.20 0.00
HOTEL CHAIN -3.20 0.00 -1.30 0.00
HOSPITAL -7.50 0.00 -3.00 0.00
HOTEL BOUTQ -3.20 0.00 -1.30 0.00
IND FLEX -0.70 0.00 -0.30 0.00
LIBRARY -5.10 0.00 -2.10 0.00
MED OFFICE -5.00 0.00 -2.00 0.00
MOTEL -3.20 0.00 -1.30 0.00
MINI STG =>5 -0.40 0.00 -0.20 0.00
MINI STG < 5 -0.40 0.00 -0.20 0.00
MIXED USE -3.80 0.00 -1.50 0.00
NBHD RETAIL -3.70 0.00 -1.50 0.00
NURSING HOME -4.20 0.00 -1.70 0.00
OFFICE HIGH -3.90 0.00 -1.50 0.00
OFFICE LOW -3.50 0.00 -1.40 0.00
POL-FIR-MIL -3.70 0.00 -1.50 0.00
PARK STRUCT -0.40 0.00 -0.20 0.00
PLC WORSHIP -4.60 0.00 -1.80 0.00
RAIL BUS -1.40 0.00 -0.60 0.00
RESIDENCE -3.60 0.00 -1.40 0.00
RECREATION -2.90 0.00 -1.10 0.00
RESTAURANT -5.20 0.00 -2.10 0.00
REG MALL RET -3.90 0.00 -1.60 0.00
RET SNGL OCC -3.50 0.00 -0.40 0.00
SCHOOL -4.90 0.00 -2.00 0.00
FRAT HALL -4.20 0.00 -1.70 0.00
SKATE RINK -3.70 0.00 -1.50 0.00
SUPER MRKT -3.90 0.00 -1.60 0.00
STG THEATER -4.40 0.00 -1.70 0.00
TRUCK TERM -0.50 0.00 -0.20 0.00
VET OFFICE -5.00 0.00 -2.00 0.00
WHS COLD STG -0.60 0.00 -0.20 0.00
WHS MANF -0.60 0.00 -0.20 0.00
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 76
77
WHSE -0.60 0.00 -0.20 0.00
Part 4 of 5 Name Plumbing-0 Plumbing-1 Plumbing-2 Plumbing-3
AUTO FULL SV 0.00 0.40 -0.40 -1.80
AUTO SERVC 0.00 0.20 -0.20 -1.00
APT IND SEN 0.00 1.10 -1.10 -4.60
APT MISC 0.00 1.30 -1.30 -5.20
APT STD 0.00 1.10 -1.10 -4.60
APT 0.00 1.10 -1.10 -4.60
AIR TERMINAL 0.00 0.50 -0.50 -2.00
AUDITORIUM 0.00 1.80 -1.80 -7.30
BOWL ALLEY 0.00 1.00 -1.00 -4.00
BAR 0.00 1.50 -1.50 -5.90
BIG BOX 0.00 1.20 -1.20 -4.70
BARBER SHOP 0.00 1.50 -1.50 -5.90
BANK LOW 0.00 2.30 -2.30 -9.20
BOARDING 0.00 1.00 -1.00 -4.10
COMM RETAIL 0.00 1.40 -1.40 -5.50
COUNTRY CLUB 0.00 1.70 -1.70 -6.90
CULTURAL 0.00 1.80 -1.80 -7.30
CONVENIENCE 0.00 1.40 -1.40 -5.40
CLUB HOUSE 0.00 1.20 -1.20 -4.70
COLLEGE 0.00 1.80 -1.80 -7.20
CORRECTIONAL 0.00 2.70 -2.70 -10.80
CINEMA 0.00 1.30 -1.30 -5.40
CAR WSH AUT 0.00 0.60 -0.60 -2.40
CAR WSH MAN 0.00 0.40 -0.40 -1.40
DAY CARE 0.00 1.70 -1.70 -6.80
DOG DAY CARE 0.00 1.10 -1.10 -4.20
CAMPUS DORM 0.00 1.10 -1.10 -4.60
DRUG STORE 0.00 1.60 -1.60 -6.40
FAST FOOD 0.00 2.20 -2.20 -8.90
FUNERAL HOME 0.00 1.40 -1.40 -5.70
GREEN HOUSE 0.00 0.80 -0.80 -3.30
HOTEL FULL 0.00 1.20 -0.20 -4.80
HANGAR 0.00 0.20 -0.20 -0.70
HOTEL CHAIN 0.00 1.20 -1.20 -4.80
HOSPITAL 0.00 2.80 -2.80 -11.00
HOTEL BOUTQ 0.00 1.20 -1.20 -4.80
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 77
78
IND FLEX 0.00 0.30 -0.30 -1.10
LIBRARY 0.00 1.90 -1.90 -7.60
MED OFFICE 0.00 1.90 -1.90 -7.40
MOTEL 0.00 1.20 -1.20 -4.80
MINI STG =>5 0.00 0.20 -0.20 -0.60
MINI STG < 5 0.00 0.20 -0.20 -0.60
MIXED USE 0.00 1.40 -1.40 -5.60
NBHD RETAIL 0.00 1.40 -1.40 -5.50
NURSING HOME 0.00 1.50 -1.50 -6.10
OFFICE HIGH 0.00 1.40 -1.40 -5.70
OFFICE LOW 0.00 1.30 -1.30 -5.20
POL-FIR-MIL 0.00 1.40 -1.40 -5.50
PARK STRUCT 0.00 0.20 -0.20 -0.60
PLC WORSHIP 0.00 1.70 -1.70 -6.70
RAIL BUS 0.00 0.50 -0.50 -2.00
RESIDENCE 0.00 1.30 -1.30 -5.30
RECREATION 0.00 1.10 -1.10 -4.20
RESTAURANT 0.00 1.90 -1.90 -7.60
REG MALL RET 0.00 1.40 -1.40 -5.70
RET SNGL OCC 0.00 1.30 -1.30 -5.10
SCHOOL 0.00 1.80 -1.80 -7.20
FRAT HALL 0.00 1.50 -1.50 -6.20
SKATE RINK 0.00 1.40 -1.40 -5.50
SUPER MRKT 0.00 1.50 -1.50 -5.80
STG THEATER 0.00 1.60 -1.60 -6.40
TRUCK TERM 0.00 0.20 -0.20 -0.70
VET OFFICE 0.00 1.90 -1.90 -7.40
WHS COLD STG 0.00 0.20 -0.20 -0.90
WHS MANF 0.00 0.20 -0.20 -0.90
WHSE 0.00 0.20 -0.20 -0.90
Part 5 of 5 Name Lighting-0 Lighting-1 Lighting-2 Lighting-3 Income Use Group Area %
AUTO FULL SV 0.00 -2.60 -0.70 0.00 99 100
AUTO SERVC 0.00 -1.40 -0.40 0.00 99 100
APT IND SEN 0.00 -6.70 -1.70 0.00 99 100
APT MISC 0.00 -7.60 -1.90 0.00 99 100
APT STD 0.00 -6.70 -1.70 0.00 21 100
APT 0.00 -6.70 -1.70 0.00 99 100
AIR TERMINAL 0.00 -3.00 -0.80 0.00 99 100
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 78
79
AUDITORIUM 0.00 -10.80 -2.70 0.00 99 100
BOWL ALLEY 0.00 -5.90 -1.50 0.00 99 100
BAR 0.00 -8.70 -2.20 0.00 99 100
BIG BOX 0.00 -6.90 -1.70 0.00 99 100
BARBER SHOP 0.00 -8.70 -2.20 0.00 99 100
BANK LOW 0.00 -13.60 -3.40 0.00 99 100
BOARDING 0.00 -6.00 -1.50 0.00 99 100
COMM RETAIL 0.00 -8.10 -2.00 0.00 99 100
COUNTRY CLUB 0.00 -10.20 -2.50 0.00 99 100
CULTURAL 0.00 -10.80 -2.70 0.00 99 100
CONVENIENCE 0.00 -8.00 -2.00 0.00 99 100
CLUB HOUSE 0.00 -6.90 -1.70 0.00 99 100
COLLEGE 0.00 -10.60 -2.70 0.00 99 100
CORRECTIONAL 0.00 -15.80 -4.00 0.00 99 100
CINEMA 0.00 -7.90 -2.00 0.00 99 100
CAR WSH AUT 0.00 -3.50 -0.90 0.00 99 100
CAR WSH MAN 0.00 -2.10 -0.50 0.00 99 100
DAY CARE 0.00 -10.00 -2.50 0.00 99 100
DOG DAY CARE 0.00 -6.20 -1.60 0.00 99 100
CAMPUS DORM 0.00 -6.70 -1.70 0.00 99 100
DRUG STORE 0.00 -9.40 -2.40 0.00 99 100
FAST FOOD 0.00 -13.10 -3.30 0.00 99 100
FUNERAL HOME 0.00 -8.30 -2.10 0.00 99 100
GREEN HOUSE 0.00 -4.80 -1.20 0.00 99 100
HOTEL FULL 0.00 -7.00 -1.80 0.00 99 100
HANGAR 0.00 -1.10 -0.30 0.00 99 100
HOTEL CHAIN 0.00 -7.00 -1.80 0.00 2 100
HOSPITAL 0.00 -16.20 -4.10 0.00 99 100
HOTEL BOUTQ 0.00 -7.00 -1.80 0.00 2 100
IND FLEX 0.00 -1.60 -0.40 0.00 99 100
LIBRARY 0.00 -11.10 -2.80 0.00 99 100
MED OFFICE 0.00 -10.90 -2.70 0.00 99 100
MOTEL 0.00 -7.00 -1.80 0.00 2 100
MINI STG =>5 0.00 -1.00 -0.20 0.00 99 100
MINI STG < 5 0.00 -1.00 -0.20 0.00 99 100
MIXED USE 0.00 -8.20 -2.10 0.00 99 100
NBHD RETAIL 0.00 -8.10 -2.00 0.00 99 100
NURSING HOME 0.00 -9.00 -2.30 0.00 99 100
OFFICE HIGH 0.00 -8.40 -2.10 0.00 99 100
OFFICE LOW 0.00 -7.60 -1.90 0.00 4 100
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 79
80
POL-FIR-MIL 0.00 -8.10 -2.00 0.00 99 100
PARK STRUCT 0.00 -1.00 -0.20 0.00 99 100
PLC WORSHIP 0.00 -9.90 -2.50 0.00 99 100
RAIL BUS 0.00 -3.00 -0.80 0.00 99 100
RESIDENCE 0.00 -7.80 -2.00 0.00 99 100
RECREATION 0.00 -6.20 -1.60 0.00 99 100
RESTAURANT 0.00 -11.20 -2.80 0.00 99 100
REG MALL RET 0.00 -8.40 -2.10 0.00 99 100
RET SNGL OCC 0.00 -7.50 -1.90 0.00 99 100
SCHOOL 0.00 -10.60 -2.70 0.00 99 100
FRAT HALL 0.00 -9.10 -2.30 0.00 99 100
SKATE RINK 0.00 -8.10 -2.00 0.00 99 100
SUPER MRKT 0.00 -8.50 -2.10 0.00 99 100
STG THEATER 0.00 -9.40 -2.40 0.00 99 100
TRUCK TERM 0.00 -1.10 -0.30 0.00 99 100
VET OFFICE 0.00 -10.90 -2.70 0.00 99 100
WHS COLD STG 0.00 -1.30 -0.30 0.00 99 100
WHS MANF 0.00 -1.30 -0.30 0.00 99 100
WHSE 0.00 -1.30 -0.30 0.00 99 100
Commercial Industrial Exterior Cost Tables
Wall Code Description Rate
1 Wood Siding 6.00-35.00
2 Brick Veneer 8.00-47.00
3 Vinyl/Aluminum Siding 6.00-38.00
4 Asbestos Siding 6.00-35.00
5 Wood Shingle 6.00-39.00
6 Stucco 6.00-38.00
7 Brick 8.00-48.00
8 Concrete, Load Bearing 10.00-57.00
9 Stone 12.00-72.00
10 Concrete and Glass 13.00-79.00
11 Metal and Glass 15.00-88.00
12 Stone Panel 19.00-112.00
13 Concrete Block, Load Bearing 8.00-47.00
14 Part Brick and Frame 7.00-41.00
15 EFIS 8.00-44.00
16 Concrete Block, Non-Load Bearing 7.00-44.00
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 80
81
17 Concrete, Tilt-Up 7.00-41.00
18 Metal, Sandwich 8.00-48.00
19 Metal, Light 3.00-19.00
20 Brick and Concrete Block 8.00-50.00
21 Metal Brick 25 4.00-27.00
22 Metal Brick 12 4.00-22.00
23 Steel Brick 25 7.00-40.00
24 Steel Brick 12 7.00-39.00
Commercial Industrial Other Features Cost Table
Struct Code Description Unit of Meas Rate Per Unit
BAL BALCONY AREA $36
BSF BASE, SEMI FINISHED AREA $50
CCT CONCRETE TERRACE AREA $25
COT CANOPY OVER CONC SLAB AREA $49
CPC COMMERCIAL CANOPY AREA $59
CPY CANOPY AREA $40
CRP CARPORT AREA $15
CS CONCRETE SLAB AREA $8
DKL DOCK LEVELER EACH $10,000
DUW DRIVE-UP WINDOW EACH $18,000
ELF ELEVATOR, FREIGHT ELEVATOR $76,000
ELH ELEVATOR, HYDRAULIC ELEVATOR $93,000
ELP ELEVATOR, PASSENGER ELEVATOR $153,000
EPR ENCL PORCH AREA $38
ESC ESCALATOR WIDTH=32 ESCALATOR $236,000
FAF FULL ATTIC FIN AREA $50
FAP FULL ATT PT FI AREA $35
FPG GAS FIREPLACE EACH $5,700
FWP WOOD BURNING FP EACH $3,800
GAR GARAGE AREA $45
INP INDOOR POOL AREA $110
LFT LOFT AREA $16
LPC LOADING PLATFORM COVERED AREA $30
LPU LOADING PLATFORM UNCOVERED AREA $25
MDK METAL DECK AREA $20
MEZ MEZZANINE AREA $31
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 81
82
MST MASONRY STOOP AREA $6
OHD OVERHEAD DOOR AREA $30
POR OPEN PORCH AREA $20
PT PNEUMATIC TUBE EACH $35,000
PTA PNEUMATIC TUBE ADDN EACH $5,000
PTH PENTHOUSE AREA $26
ROH ROOF OVERHANG AREA $8
SSD SPRINKLER SYSTEM, DRY AREA $5
SSW SPRINKLER SYSTEM, WET AREA $4
UTL UTILITY ADDITION AREA $20
WDK WOOD DECK COMMERCIAL AREA $20
Commercial Industrial Elevator Cost Table
Description Rate Per Stop/Ft
Elevator, Freight $75,500 $25,600
Elevator, Hydraulic $92,625 $19,850
Elevator, Passenger $152,500 $9,825
Escalator $236,000
Commercial Depreciation 30
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Very Poor Un Sound
30 1 99 99 98 98 89 69 30 10
30 2 99 98 98 97 87 68 29 10
30 3 98 97 97 95 86 67 29 10
30 4 97 96 95 93 84 66 29 9
30 5 97 95 93 92 83 65 28 9
30 6 96 94 92 90 81 64 28 9
30 7 95 93 90 88 80 63 28 9
30 8 95 90 89 87 78 62 27 9
30 9 94 89 87 85 77 61 27 9
30 10 92 87 85 83 75 60 27 8
30 11 92 85 83 82 74 59 26 8
30 12 91 83 81 80 72 58 26 8
30 13 90 83 80 78 71 57 26 8
30 14 90 83 80 77 69 56 25 8
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 82
83
30 15 89 80 77 75 68 55 25 8
30 16 88 80 77 73 66 54 25 7
30 17 88 80 77 72 65 53 24 7
30 18 87 77 75 70 63 52 24 7
30 19 86 77 75 68 62 51 24 7
30 20 86 77 75 67 60 50 23 7
30 21 85 75 72 65 59 49 23 7
30 22 85 75 72 63 57 48 23 6
30 23 85 75 72 62 56 47 22 6
30 24 84 73 71 60 54 46 22 6
30 25 84 73 71 59 53 45 22 6
30 26 83 73 70 57 51 44 21 6
30 27 82 70 68 55 50 43 21 6
30 28 82 70 66 54 48 42 21 5
30 29 81 70 64 52 47 41 21 5
30 30 80 70 60 50 45 40 20 5
30 999 80 70 60 50 45 40 20 5
Commercial Depreciation 50
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Very Poor Un Sound
50 1 100 99 99 99 85 65 30 10
50 2 100 99 98 98 83 64 29 10
50 3 100 98 97 97 83 63 29 10
50 4 99 97 96 96 82 63 29 10
50 5 99 97 95 95 81 62 29 10
50 6 98 96 95 94 80 62 29 9
50 7 98 95 94 93 79 61 29 9
50 8 98 95 94 92 79 61 28 9
50 9 97 94 93 91 78 60 28 9
50 10 97 93 92 90 77 60 28 9
50 11 96 93 91 89 76 59 28 9
50 12 96 92 90 88 75 59 28 9
50 13 96 91 89 87 75 58 28 9
50 14 95 90 88 86 74 58 28 9
50 15 95 90 88 85 73 57 27 9
50 16 94 89 87 84 72 57 27 8
50 17 94 89 86 83 71 56 27 8
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 83
84
50 18 94 88 85 82 71 56 27 8
50 19 93 88 85 81 70 55 27 8
50 20 93 87 84 80 69 55 27 8
50 21 92 87 83 79 68 54 26 8
50 22 92 86 82 78 67 54 26 8
50 23 92 86 81 77 67 53 26 8
50 24 91 85 80 76 66 53 26 8
50 25 91 85 79 75 65 52 26 8
50 26 90 85 78 74 64 52 25 7
50 27 89 84 77 73 63 51 25 7
50 28 89 84 76 72 63 51 25 7
50 29 88 83 75 71 62 50 24 7
50 30 88 83 75 70 61 50 24 7
50 31 88 83 75 69 60 49 24 7
50 32 87 82 74 68 59 49 23 7
50 33 87 82 74 67 59 48 23 7
50 34 86 81 73 66 58 48 23 7
50 35 86 81 73 65 57 47 23 7
50 36 86 81 72 64 56 47 23 6
50 37 85 80 71 63 55 46 23 6
50 38 85 80 71 62 55 46 23 6
50 39 85 80 70 61 54 45 22 6
50 40 84 80 70 60 53 45 22 6
50 41 84 79 69 59 52 44 22 6
50 42 83 78 68 58 51 44 22 6
50 43 83 77 67 57 51 43 21 6
50 44 84 76 66 56 50 43 21 6
50 45 82 75 65 55 49 42 21 6
50 46 82 74 64 54 48 42 21 5
50 47 82 73 63 53 47 41 21 5
50 48 81 72 62 52 47 41 20 5
50 49 81 71 61 51 46 40 20 5
50 50 80 70 60 50 45 40 20 5
50 999 80 70 60 50 45 40 20 5
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 84
85
Commercial Depreciation 65
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Un Sound
65 0 100 100 100 100 85 50 5
65 1 100 100 100 100 84 49 5
65 2 100 100 100 100 83 48 5
65 3 100 100 100 100 82 47 5
65 4 100 100 100 100 81 46 5
65 5 100 100 100 99 80 45 5
65 6 100 100 100 99 79 44 5
65 7 100 100 100 98 78 43 5
65 8 100 100 100 98 77 42 5
65 9 100 100 100 97 76 41 5
65 10 100 100 100 96 75 40 5
65 11 100 100 100 95 74 40 5
65 12 100 100 99 94 73 39 5
65 13 100 100 98 93 72 39 5
65 14 100 100 97 92 71 38 5
65 15 100 100 96 91 70 38 5
65 16 100 99 95 90 69 37 5
65 17 100 99 94 89 68 37 5
65 18 100 98 93 88 67 36 5
65 19 100 98 92 87 66 36 5
65 20 100 97 91 86 65 35 4
65 21 100 97 90 85 64 35 4
65 22 100 96 89 84 63 34 4
65 23 100 96 88 83 62 34 4
65 24 100 95 87 82 61 33 4
65 25 100 95 86 81 60 33 4
65 26 99 94 85 80 59 32 4
65 27 99 94 85 79 58 32 4
65 28 98 93 84 78 57 31 4
65 29 98 93 84 77 56 31 4
65 30 97 92 83 76 55 30 4
65 31 97 92 83 75 54 30 4
65 32 96 91 82 74 53 29 4
65 33 96 91 82 73 52 29 4
65 34 96 90 81 72 51 28 4
65 35 95 90 81 71 50 28 4
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 85
86
65 36 94 89 80 70 49 27 3
65 37 94 89 80 70 48 27 3
65 38 94 88 79 69 47 26 3
65 39 94 88 79 69 46 26 3
65 40 94 87 78 68 45 25 3
65 41 94 87 78 68 44 25 3
65 42 93 86 77 67 43 24 3
65 43 93 86 77 67 42 24 3
65 44 93 85 76 66 41 23 3
65 45 93 85 76 66 40 23 3
65 46 93 84 75 65 39 22 2
65 47 92 84 75 65 38 22 2
65 48 92 83 74 64 37 21 2
65 49 92 83 74 64 36 21 2
65 50 92 82 73 63 35 20 2
65 51 92 82 73 63 34 20 2
65 52 91 81 72 62 33 19 2
65 53 91 81 71 61 32 19 2
65 54 91 80 70 60 31 18 2
65 55 91 80 70 60 30 18 2
65 56 91 79 69 59 30 17 1
65 57 91 79 69 59 30 17 1
65 58 90 78 68 58 30 16 1
65 59 90 78 68 58 30 16 1
65 60 90 77 67 57 29 15 1
65 61 90 77 67 57 28 15 1
65 62 90 76 66 56 27 15 1
65 63 89 76 66 56 26 15 1
65 64 89 75 65 55 25 15 1
65 65 89 75 65 55 25 15 1
65 999 89 75 65 55 25 15 1
Commercial Depreciation 70
Table # Age Depreciated Excellent Very Good Good Average Fair Poor Very Poor Un Sound
70 0 100 100 100 100 75 50 63 5
70 1 100 100 100 100 75 50 63 5
70 2 100 100 100 100 74 49 63 5
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 86
87
70 3 100 100 100 99 74 49 63 5
70 4 100 100 100 99 73 48 62 5
70 5 100 100 100 98 73 48 61 5
70 6 100 100 99 98 72 47 60 5
70 7 100 100 99 97 72 47 60 5
70 8 100 99 99 97 71 46 59 5
70 9 100 99 98 96 71 46 58 5
70 10 100 99 98 96 70 45 58 5
70 11 99 99 98 95 70 45 57 5
70 12 99 98 97 95 69 44 57 5
70 13 99 98 97 94 69 44 56 5
70 14 99 98 97 94 68 43 55 5
70 15 99 98 96 93 68 43 55 5
70 16 99 97 96 93 67 42 54 5
70 17 99 97 96 92 67 42 54 5
70 18 99 97 95 92 66 41 53 5
70 19 98 97 95 91 66 41 53 5
70 20 98 96 95 91 65 40 52 5
70 21 98 96 94 90 65 40 52 5
70 22 98 96 94 90 64 39 51 5
70 23 98 96 94 89 64 39 51 5
70 24 98 95 93 89 63 38 50 5
70 25 98 95 93 88 63 38 50 5
70 26 98 95 93 88 62 37 49 5
70 27 97 95 92 87 62 37 48 5
70 28 97 94 92 87 61 36 47 5
70 29 97 94 92 86 61 36 47 5
70 30 97 94 91 86 60 35 46 5
70 31 97 94 91 85 60 35 46 5
70 32 97 93 91 85 59 34 45 5
70 33 97 93 90 84 59 34 45 5
70 34 97 93 90 84 58 33 44 5
70 35 96 93 90 83 58 33 44 5
70 36 96 92 89 83 57 32 43 5
70 37 96 92 89 82 57 32 43 5
70 38 96 92 89 82 56 31 42 5
70 39 96 92 88 81 56 31 41 5
70 40 96 91 88 81 55 30 41 5
70 41 96 91 88 80 55 30 40 5
70 42 96 91 87 80 54 29 40 5
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 87
88
70 43 95 91 87 79 54 29 39 5
70 44 95 90 87 79 53 28 39 5
70 45 95 90 86 78 53 28 38 5
70 46 95 90 86 78 52 27 38 5
70 47 95 90 86 77 52 27 37 5
70 48 95 89 85 77 51 26 37 5
70 49 95 89 85 76 51 26 36 5
70 50 95 89 85 76 50 25 36 5
70 51 94 89 84 75 50 25 35 5
70 52 94 88 84 75 49 24 35 5
70 53 94 88 84 74 49 24 34 5
70 54 94 88 83 74 48 23 34 5
70 55 94 88 83 73 48 23 33 5
70 56 94 87 83 73 47 22 33 5
70 57 94 87 82 72 47 22 32 5
70 58 94 87 82 72 46 21 32 5
70 59 93 87 82 71 46 21 31 5
70 60 93 86 81 71 45 20 31 5
70 61 93 86 81 70 45 20 31 5
70 62 93 86 81 70 44 19 31 5
70 63 93 86 80 69 44 19 31 5
70 64 93 85 80 69 43 18 31 5
70 65 93 85 80 68 43 18 31 5
70 66 93 85 79 68 42 17 30 5
70 67 92 84 79 67 42 17 30 5
70 68 92 84 79 67 41 16 30 5
70 69 92 84 78 66 41 16 29 5
70 70 92 83 78 66 40 15 29 5
70 999 92 83 78 65 40 15 22 5
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 88
89
Income Approach to Commercial & Industrial Income-Producing
Property
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 89
90
Income Approach to Value
The income approach to value is based on the principle that the value of an investment property
reflects the quality and quantity of the income it is expected to generate over its life. In other
words, the market value is the estimated present value of future benefits (income and proceeds
from the future sale of the property). The model used to estimate the value of expected future
income is known as the IRV formula.
Net Operating Income/Capitalization Rate = Value
I/R = V
Net Operating Income is an estimate of the property’s earning capacity, free from debt and before
income taxes. First, gross annual rent from comparable rental real estate is examined and is used
to determine what the subject property should earn (Potential Gross Income). There must be a
distinction made between market rent, or the rent that the property is expected to produce on
the open market, and contract rent, or rent which the property is actually realizing at the time of
the appraisal due to lease terms established at some point in the past. From the Potential Gross
Income is subtracted a reasonable vacancy and collection loss, as well as expenses required to
operate the property (except ad valorem taxes). Any other miscellaneous income is added.
Capitalization is the process of determining the present value of the expected future income. In
the simplest form, capitalization is the division of the present income by the appropriate rate of
return to estimate the value of the income stream. It does include a percentage for ad valorem
taxes.
The IRV formula is the general model used as the basis for all applications of the income approach.
To use the model to estimate value, the income and capitalization rate must be estimated. Income
is the annual Net Operating Income expected for the property being appraised. The rate is the
capitalization rate appropriate for the subject property as of the appraisal date. Direct
Capitalization is considered the most appropriate for mass appraisal purposes and uses only two
numbers: annual income and a capitalization rate.
The income approach to value applies several economic principles:
• Supply & Demand – Oversupply leads to lower prices; high demand leads to higher prices.
• Anticipation – Demand is influenced by the potential for future benefits.
• Substitution – Demand is influenced by the price of potential substitutes.
• Competition – The attempt of two or more parties to buy or sell similar commodities
influences the rate of return on invested capital.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 90
91
Application of the Income Model
Income Models are used for the following commercial and industrial income-producing property
types: Apartments, Hotel/Motels, Office, Retail, Warehouse, Storage Facilities, Industrial Flex,
Restaurants, and Pharmacies.
Income and expense models are developed for each property type to cover the range of income-
producing properties in New Hanover County.
Market income is developed on the net square foot or unit basis. Potential Gross Income is
adjusted for market vacancy and collection loss to produce an Effective Gross Income. Income and
vacancy factors may be adjusted for individual properties.
Market Operating Expenses are those that would be normal and ongoing, and do not include one-
time expenses. They include fixed expenses, such as insurance, but do not include real estate taxes
because these estimates of value are for ad valorem purposes. Variable expenses include
management, administrative/legal/accounting, payroll, utilities, janitorial and common area
maintenance, normal repair and maintenance, garbage collection, supplies and sundries, other
miscellaneous expenses, and reserves for replacement.
Capitalization rates are derived from the Market Extraction technique and supported by the Band
of Investments technique. These methods are commonly used to select an appropriate
capitalization rate, depending on the availability and applicability of market data and investment
parameters. The effective tax rates will be added to the capitalization rates in order to produce an
overall rate because they are not included in the Operating Expenses.
Property qualifying for Section 42 tax credit will be appraised in accordance with North Carolina
General Statute 105-277.16. This requires the use of the income approach to value and requires
the appraiser to consider rent restrictions in its application.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 91
92
Income Model Attributes
Property
Type
Annual
Income per
Square Foot
Rate per Room,
Bed or Unit
Vacancy &
Collection
Loss
Operating
Expense
Ratios
Direct
Capitalization
Rate (Includes
Reserves for
Replacement)
Furniture,
Fixtures, and
Equipment
(FF&E)
Apartment - $400 - $4,500 1% - 30% 15% - 70% 3% - 15% 1% - 5%
Hotel/ Motel - $35 - $400 2% - 90% 10% - 85% 3% - 15% 15% - 30%
Office $5 - $50 - 2% - 50% 3% - 50% 3% - 15% -
Retail $5 - $75 - 2% - 50% 3% - 50% 3% - 15% -
Industrial Flex $5 - $100 - 2% - 50% 3% - 50% 3% - 15% -
Restaurant $10 - $100 - 2% - 50% 3% - 50% 3% - 15% -
Mini Storage $10 - $100 - 2% - 50% 3% - 50% 3% - 15% -
Warehouse $5 - $50 - 2% - 50% 3% - 50% 3% - 15% -
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 92
93
Land Section
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 93
94
Appraisal of Land
In making appraisals for Ad Valorem Tax purposes, it is necessary to estimate separate values for
the land and the improvements on the land. In actuality, the two are not separated and the final
estimate of the property as a single unit must be given prime consideration. However, in arriving
at that final estimate of value, aside from the requirements for property tax appraisals, there are
certain other advantages in making a separate estimate of value for the land.
1. An estimate of land value is required in the application of the Cost Approach.
2. An estimate of land value is required to be deducted from the total property selling price in
order to derive indications of depreciation through market-data analysis. Depreciation here
is defined as the difference between the replacement cost of a structure and the actual price
paid in the market for the structure.
3. Since land may or may not be used to its highest potential, the value of a tract of land may
be completely independent of the existing improvements located on it.
All of the land in the county has been appraised on a per lot, per square foot, or per acre basis.
Base values have been established for each type of land unit based on market analysis and use
value analysis for land considered to have agricultural, horticultural, or forestry use.
In appraising land, we try to establish the relative desirability of each lot compared to that of other
parcels in the neighborhood or appraisal area. The final value of a specific land unit may be
adjusted up or down from its base value. When adjusting land rates, we have considered the fact
that the same condition may reduce the value on one site and enhance a different site. For
example, a rocky ledge usually reduces the value of a business location but may enhance a
residential site. A slight hollow is sometimes an asset, as it may reduce excavation costs, but in
many instances, it is a liability. A list of common adjustments follows later in this section.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 94
95
Approaches to Land Value
There are six recognized methods for appraising land. Not all approaches are applicable to every
type of property and the method(s) used may be determined by the availability of sales data. New
Hanover County uses all six methods as appropriate when performing appraisals.
The Market (or Sales Comparison) approach compares the subject property with vacant land that
has recently sold and makes adjustments for differences between the subject and comparable
property. When performing mass appraisal on land using the market approach, the appraiser can
apply either of two methods:
• The Base-Lot method, in which the appraiser determines the attributes and value of a typical
property in the market area and then uses it as a benchmark for other properties, which
may be adjusted up or down. This is most frequently seen in subdivisions where most lots
are similar in size, shape, and desirability.
• The Comparative Unit method, where land is divided into categories (for example, by zoning
or use) and sales data is used to calculate a mean or median price per unit. This is more
common in rural or commercial areas where parcels vary widely in size.
The Abstraction approach is related to the Cost approach to value. In this case, the comparable
sales are for land with improvements. The depreciated cost of the improvements is removed from
the sale price, and the remaining balance is indicative of the land value. This is most appropriate
when improvements are relatively new with little depreciation observed.
The Allocation approach is based on the economic principle of balance, which states that the value
of land has a logical relationship to the value of improved property. In this case a total value is
determined, and a portion is then assigned to the land. This is typically 15-35% in newer residential
neighborhoods but may be higher in older ones or in neighborhoods located near the water.
The Abstraction and Allocation methods are most frequently used in subdivisions which are fully
developed with few or no vacant lots.
Capitalization of Ground Rent is related to the Income method of appraisal and converts a
projected income stream into an indication of value. Market rents are used to calculate a new
income amount which is divided by a capitalization rate to determine the market value.
Land Residual Capitalization is similar to the Allocation approach. Here, the calculated net income
stream is divided between the land and improvements, with a separate capitalization rate used to
determine the market value of land.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 95
96
The Anticipated Use (Development) method uses the projected sale price of developed lots to
determine a total value for a tract of land, then deducts the cost of development to appraise the
raw land in its current state.
Factors Determining Base Acreage Values
1. Location of Property
a. Relation of the tract to residential, high or low urban, commercial, or industrial
development areas, or to farming and rural areas
b. Access to roads and highways
c. Overall desirability
2. Land Characteristics
a. Topography (level or rolling, high or low)
b. Physical Characteristics
i. Open Land (cultivated, pasture, orchards)
ii. Woodland
iii. Wasteland (swamps, gullies, floodplain)
iv. Retention Ponds
3. Market Value
a. Actual sales prices of comparable properties, marketed as an arm’s length transaction
b. Highest and best use
c. Supply and demand
4. Size and Shape of Tract
a. The shape of the tract can have a positive or negative effect on value.
b. Depending upon market reaction, acreage in some cases sells for less per acre as the size
of the tract increases, with all other amenities being the same. In other situations,
acreage may sell for more per acre as the size of the tract decreases. This is often the
case in areas experiencing high levels of development activity. The higher price per acre
is primarily attributed to the reduction in time and money spent by a developer
compared to assembling many small, separate tracts to achieve comparable
development potential.
Failure to Perc
If a lot is not connected to public water/sewer, and an alternative septic system cannot be
installed, the lot value may be reduced. Alternative septic systems continue to be designed that
make many previously unbuildable sites financially feasible to develop. The specific reduction
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 96
97
amount may vary based on the base lot value and incorporates the cost to cure the deficiency.
Proof that the lot does not perc must be provided by the owner. The adjustment will be removed
if public sewer access becomes available or a septic system is installed.
Accessibility
Access to each parcel via a paved road, public or private, is assumed in the base land values. This
may include an easement across another property that ends at a paved road. When a parcel is
accessed by a dirt or gravel road, is landlocked, or when a mapped road has not been built and
only exists on paper, an appropriate adjustment may be applied.
Undesirable Topography
When unit values are established, it is assumed that the land is reasonably level and free from any
physical encumbrances. When the final field inspection of each parcel is made, due consideration
is given to any undesirable features which would normally be removed, such as depressions,
ledges, hills, slopes, flood zones, wetlands, or easements. Consideration is also given to odd
shapes, excessive depth, or any features which would ordinarily detract from the normal value.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 97
98
Land Schedule
Land Models
MODEL DESCRIPTION
6 STATE APPRAISED UNIT
7 CONDOMINIUM MODEL UNIT
1109 HIGHEST INLAND MODEL COMMERCIAL UNIT
1209 ABOVE AVERAGE INLAND MODEL COMMERCIAL UNIT
1309 AVERAGE INLAND MODEL COMMERCIAL UNIT
1409 LOWEST INLAND MODEL COMMERCIAL UNIT
4809 HIGHEST RIVER MODEL COMMERCIAL UNIT
2809 LOWEST RIVER MODEL COMMERCIAL UNIT
5509 HIGHEST OCEAN MODEL COMMERCIAL UNIT
6509 LOWEST OCEAN MODEL COMMERCIAL UNIT
5609 HIGHEST SOUND MODEL COMMERCIAL UNIT
6609 LOWEST SOUND MODEL COMMERCIAL UNIT
6709 CREEK MODEL COMMERCIAL UNIT
MODEL DESCRIPTION
1100 HIGHEST INLAND MODEL RESIDENTIAL UNIT
1200 ABOVE AVERAGE INLAND MODEL RESIDENTIAL UNIT
1300 AVERAGE INLAND MODEL RESIDENTIAL UNIT
1400 LOWEST INLAND MODEL RESIDENTIAL UNIT
1900 HIGHEST GOLF MODEL RESIDENTIAL UNIT
2900 ABOVE AVERAGE GOLF MODEL RESIDENTIAL UNIT
4900 LOWEST GOLF MODEL RESIDENTIAL UNIT
2700 LOWEST CREEK MODEL RESIDENTIAL UNIT
5700 ABOVE AVERAGE CREEK MODEL RESIDENTIAL UNIT
6700 HIGHEST CREEK MODEL RESIDENTIAL UNIT
2800 LOWEST RIVER MODEL RESIDENTIAL UNIT
4800 AVERAGE RIVER MODEL RESIDENTIAL UNIT
6800 HIGHEST RIVER MODEL RESIDENTIAL UNIT
6500 LOWEST OCEAN MODEL RESIDENTIAL UNIT
5500 HIGHEST OCEAN MODEL RESIDENTIAL UNIT
5600 HIGHEST SOUND MODEL RESIDENTIAL UNIT
6600 LOWEST SOUND MODEL RESIDENTIAL UNIT
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 98
99
MODEL DESCRIPTION
6 STATE APPRAISED ACREAGE
7 CONDOMINIUM MODEL ACREAGE
1119 HIGHEST INLAND MODEL COMMERCIAL ACREAGE
1219 ABOVE AVERAGE INLAND MODEL COMMERCIAL ACREAGE
1319 AVERAGE INLAND MODEL COMMERCIAL ACREAGE
1419 LOWEST INLAND MODEL COMMERCIAL ACREAGE
4819 HIGHEST RIVER MODEL COMMERCIAL ACREAGE
2819 LOWEST RIVER MODEL COMMERCIAL ACREAGE
5519 HIGHEST OCEAN MODEL COMMERCIAL ACREAGE
6519 LOWEST OCEAN MODEL COMMERCIAL ACREAGE
5619 HIGHEST SOUND MODEL COMMERCIAL ACREAGE
6619 LOWEST SOUND MODEL COMMERCIAL ACREAGE
6719 CREEK MODEL COMMERCIAL ACREAGE
MODEL DESCRIPTION
1110 HIGHEST INLAND MODEL RESIDENTIAL ACREAGE
1210 ABOVE AVERAGE INLAND MODEL RESIDENTIAL ACREAGE
1310 AVERAGE INLAND MODEL RESIDENTIAL ACREAGE
1410 LOWEST INLAND MODEL RESIDENTIAL ACREAGE
1910 HIGHEST GOLF MODEL RESIDENTIAL ACREAGE
2910 ABOVE AVERAGE GOLF MODEL RESIDENTIAL ACREAGE
4910 LOWEST GOLF MODEL RESIDENTIAL ACREAGE
2710 LOWEST CREEK MODEL RESIDENTIAL ACREAGE
5710 ABOVE AVERAGE CREEK MODEL RESIDENTIAL ACREAGE
6710 HIGHEST CREEK MODEL RESIDENTIAL ACREAGE
2810 LOWEST RIVER MODEL RESIDENTIAL ACREAGE
4810 AVERAGE RIVER MODEL RESIDENTIAL ACREAGE
6810 HIGHEST RIVER MODEL RESIDENTIAL ACREAGE
6510 LOWEST OCEAN MODEL RESIDENTIAL ACREAGE
5510 HIGHEST OCEAN MODEL RESIDENTIAL ACREAGE
5610 HIGHEST SOUND MODEL RESIDENTIAL ACREAGE
6610 LOWEST SOUND MODEL RESIDENTIAL ACREAGE
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 99
100
MODEL DESCRIPTION
6 STATE APPRAISED SQUARE FOOT
7 CONDOMINIUM MODEL SQUARE FOOT
1129 HIGHEST INLAND MODEL COMMERCIAL SQUARE FOOT
1229 ABOVE AVERAGE INLAND MODEL COMMERCIAL SQUARE FOOT
1329 AVERAGE INLAND MODEL COMMERCIAL SQUARE FOOT
1429 LOWEST INLAND MODEL COMMERCIAL SQUARE FOOT
4829 HIGHEST RIVER MODEL COMMERCIAL SQUARE FOOT
2829 LOWEST RIVER MODEL COMMERCIAL SQUARE FOOT
5529 HIGHEST OCEAN MODEL COMMERCIAL SQUARE FOOT
6529 LOWEST OCEAN MODEL COMMERCIAL SQUARE FOOT
5629 HIGHEST SOUND MODEL COMMERCIAL SQUARE FOOT
6629 LOWEST SOUND MODEL COMMERCIAL SQUARE FOOT
6729 CREEK MODEL COMMERCIAL SQUARE FOOT
MODEL DESCRIPTION
1120 HIGHEST INLAND MODEL RESIDENTIAL SQUARE FOOT
1220 ABOVE AVERAGE INLAND MODEL RESIDENTIAL SQUARE FOOT
1320 AVERAGE INLAND MODEL RESIDENTIAL SQUARE FOOT
1420 LOWEST INLAND MODEL RESIDENTIAL SQUARE FOOT
1920 HIGHEST GOLF MODEL RESIDENTIAL SQUARE FOOT
2920 ABOVE AVERAGE GOLF MODEL RESIDENTIAL SQUARE FOOT
4920 LOWEST GOLF MODEL RESIDENTIAL SQUARE FOOT
2720 LOWEST CREEK MODEL RESIDENTIAL SQUARE FOOT
5720 ABOVE AVERAGE CREEK MODEL RESIDENTIAL SQUARE FOOT
6720 HIGHEST CREEK MODEL RESIDENTIAL SQUARE FOOT
2820 LOWEST RIVER MODEL RESIDENTIAL SQUARE FOOT
4820 AVERAGE RIVER MODEL RESIDENTIAL SQUARE FOOT
6820 HIGHEST RIVER MODEL RESIDENTIAL SQUARE FOOT
6520 AVERAGE OCEAN MODEL RESIDENTIAL SQUARE FOOT
6522 LOWEST OCEAN MODEL RESIDENTIAL SQUARE FOOT
5520 HIGHEST OCEAN MODEL RESIDENTIAL SQUARE FOOT
5521 ABOVE AVERAGE OCEAN MODEL RESIDENTIAL
5620 HIGHEST SOUND MODEL RESIDENTIAL SQUARE FOOT
6620 LOWEST SOUND MODEL RESIDENTIAL SQUARE FOOT
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 100
101
Schedule for Land
RESIDENTIAL < 2.0 ACRES COMMERCIAL < 2.0 ACRES
$0.10 - $750 PER SQUARE FOOT $0.10 - $750 PER SQUARE FOOT
RESIDENTIAL > 2.0 ACRES COMMERCIAL > 2.0 ACRES
$1,000 - $2,500,000 PER ACRE $1,000 - $5,000,000 PER ACRE
TOWNHOMES PER LOT $1,000 - $1,500,000 PER LOT
Land Types
Table Name Field Name Value Message
LAND LTYPE A ACREAGE
LAND LTYPE F FRONT FOOT
LAND LTYPE S SQUARE FOOT
LAND LTYPE U UNIT/LOT
Land Codes
Land Code Description Rate Base Increase Base Decrease
BLL BUILDING ON LEASED LAND 1.0 100 100
BSP BOAT SLIP PLATTED 1.0 100 100
COA COMM BLDG SITE - ACRE 2.0 - 9999 100 100
COS COMM SITE - SQFT 0.0 - 2.0 100 100
CU CONDO UNIT 1.0 100 100
GC GOLF COURSE LAND 0.0 - 9999 100 100
PD RETENTION POND/LAKE AREA 0.0 - 9999 100 100
REA RES BLDG SITE - ACRE 2.0 - 9999 100 100
RES RESI BLDG SITE - SQFT 1.0 - 2.0 100 100
SA STATE APPRAISED 0.0 - 999 100 100
STR ST ESMNT NOT PLATTED ROW 2.0 - 9999 100 100
TH TOWNHOME SITE 1.0 100 100
WL WASTELAND 0 - 9999 100 100
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 101
102
Location
Location Code Description Model Number
C1 CHANNEL INFLUENCE 1 10
CF CHANNEL FRONT 5
G1 GOLF COURSE INFLUENCE 1 15
GF GOLF COURSE FRONT 14
I1 INTRACOASTAL INFLUENCE 1 19
I2 INTRACOASTAL INFLUENCE 2 20
IF INTRACOASTAL FRONT 18
IM INTRACOASTAL MARSH FRONT/OVERLOOK 17
K1 CREEK INFLUENCE 1 6
KF CREEK FRONT 9
M1 MARSH INFLUENCE 1 24
MF MARSH FRONT 23
MO MARSH FRONT OVERLOOK 26
N NONE (FLAG FOR NO LOC CODE) 0
O1 OCEAN INFLUENCE 1 30
O2 OCEAN INFLUENCE 2 31
O3 OCEAN INFLUENCE 3 32
OF OCEAN FRONT 29
R1 RIVER INFLUENCE 1 35
RF RIVER FRONT 34
RM RIVER MARSH FRONT/OVERLOOK 37
S1 SOUND INFLUENCE 1 40
S2 SOUND INFLUENCE 2 41
SF SOUND FRONT 39
W1 LAKE/RETENTION POND FRONT 43
Street
Street Code Description Model Number
AL ALLEY 2
CB CENTRAL BUSINESS DISTRICT 3
CC CONDO COMPLEX 4
DR DIRT ROAD 6
NO NONE 10
PA PRIMARY ARTERY 12
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 102
103
PS PAPER STREET 21
RR RURAL ROAD 15
RS RESIDENTIAL STREET 16
SA SECONDARY ARTERY 17
SC SECONDARY COMMERCIAL STREET 18
TS RESIDENTIAL THROUGH STREET 20
Utility
(Descriptive Only)
Utility Code Priority Code Descriptions
WL 10 WELL, PRIVATE
WP 11 WATER, PUBLIC
ST 12 SEPTIC TANK, PRIVATE
SP 13 SEWER, PUBLIC
NG 14 NATURAL GAS
NO 15 NO UTILITES
Land Influence
(Descriptive Only)
Table Name Field Name Value Message
LAND INFL AC ROAD ACCESS
LAND INFL AE ACTIVE EASEMENT
LAND INFL B2 BLDG USES TWO LOTS (NO BUILDABLE LEFT)
LAND INFL BA BEACH ACCESS
LAND INFL CO CORNER LOT
LAND INFL DD DRAINAGE DITCH
LAND INFL ED ENVIRONMENTAL DETRIMENT
LAND INFL ER SERIOUS LAND EROSION
LAND INFL F1 FEATHER, PRIMARY
LAND INFL L LOCATION
LAND INFL LL LAND LOCKED PARCEL
LAND INFL LW LOT WIDTH
LAND INFL MR NON-H/O MARINA
LAND INFL NP NON-PERC: TEST FAILED
LAND INFL P PHYSICAL
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 103
104
LAND INFL PL POWER LINE RIGHT OF WAY
LAND INFL S SHAPE
LAND INFL TN TRAFFIC NOISE
LAND INFL TP TOPOGRAPHY
LAND INFL UB UNBUILDABLE
LAND INFL VW VIEW
LAND INFL WA WATER RIGHTS
LAND INFL WF WORKING WATERFRONT
LAND INFL WL WETLAND, PER CORP OR CAMA
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 104
105
New Hanover County, NC
Present Use Value Schedule
January 1, 2025
Rates are determined by the North Carolina Use-Value Advisory Board, in accordance with North
Carolina General Statute 105-277.7, and are published by the North Carolina Department of
Revenue.
AGRICULTURAL RENTS
MLRA BEST AVERAGE FAIR
153A $77.10 $56.10 $42.20
AGRICULTURAL SCHEDULE
MLRA CLASS I CLASS II CLASS III
153A $1,185 $860 $645
HORTICULTURAL RENTS
MLRA BEST AVERAGE FAIR
153A $93.80 $58.15 $44.40
HORTICULTURAL SCHEDULE
MLRA CLASS I CLASS II CLASS III
153A $1,440 $890 $680
FORESTLAND NET PRESENT VALUES
MLRA CLASS I CLASS II CLASS III CLASS IV CLASS V
153A $30.82 $22.95 $19.58 $7.51 $5.32
FORESTLAND SCHEDULE
MLRA CLASS I CLASS II CLASS III CLASS IV CLASS V
153A $340 $255 $220 $85 $60
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 105
106
General Classification of Real and Tangible Personal Property
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 106
107
Manufactured Homes
North Carolina General Statute 105-273 includes in the definition of Real Property all land,
buildings, structures, improvements, and permanent fixtures on land. Manufactured Homes are
to be listed as real estate if they meet all three of the following conditions:
• The building is a residential structure.
• The wheels, axles, and hitch (“tongue”) have been removed.
• The home has a permanent foundation and is located on property owned by the same
person or entity as the home. This condition may also be met if the owner of the home has
a leasehold interest with a primary term of at least 20 years, and the lease makes the
provision for the disposition of the home at such time as the lease is terminated.
Real Property and Business Personal Property
The following list is a guide to which improvements are typically classified as real property and
which should be listed as Business Personal Property in accordance with North Carolina General
Statute 105-274 and 105-275(16). This list should not be considered comprehensive and serves
only as a guideline. Final decisions may be made on a case-by-case basis, as needed. Care should
be taken to ensure that improvements are not listed as both real and personal property in the
same fiscal year. Property owners are encouraged to contact the New Hanover County Tax
Department at (910) 798-7300 for questions concerning classification of assets.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 107
108
General Classification of
Real and Tangible Personal Property
Real Personal Asset
XX Air Conditioning – Building
XX Air Conditioning – Manufacturing/Product
XX Air Conditioning – Window Units
XX Airplanes
XX Alarm Systems (Security) and Wiring
XX Alarm Systems (Fire) and Wiring – Computer Room in Office Building
XX Alarm Systems (Fire) and Wiring – Required by Code; Data Center
XX Asphalt Plants
XX ATM – All Equipment & Self-standing Booths
XX Auto Exhaust Systems for Building
XX Auto Exhaust Systems for Equipment
XX Awnings
XX Balers (Paper, Cardboard, etc.)
XX Bank Teller Counters & Lockers – Movable or Built-In
XX Bank Night Depository
XX Bar and Bar Equipment – Movable or Built-In
XX Bathroom Fixtures - All
XX Bulk Barns
XX Billboards
XX Boats & Motors – All
XX Boiler – For Service of Building
XX Boiler – Primarily for Process
XX Bookcases – Movable or Built-In
XX Bowling Alley Lanes
XX Broadcasting Equipment
XX Cabinets (Medical Office – Code MD)
XX Cabinets (All Other)
XX Cable TV Distribution Systems
XX Cable TV Equipment & Wiring
XX Cable TV Subscriber Connections
XX Camera Equipment
XX Canopies – Fabric, Vinyl, Plastic
XX Canopies – Generally
XX Canopy Lighting
XX Car Wash – All Equipment, Filters, and Tanks
XX Carpet – Installed
XX Catwalks
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 108
109
Real Personal Asset
XX Cement Plants
XX Chairs – All Types
XX CIP Equipment
XX Closed Circuit TV
XX Cold Storage – Equipment, Rooms, Partitions
XX Compressed Air or Gas Systems (Other than Building Heat)
XX Computer Room A/C
XX Computer Room Raised Floor
XX Computer Scanning Equipment
XX Computer and Data Lines
XX Concrete Plants
XX Construction and Grading Equipment
XX Control Systems – Building & Equipment
XX Conveyor & Material Handling Systems
XX Coolers – Walk-In or Self-Standing
XX Cooling Towers – Primary Use for Building
XX Cooling Towers – Primary Use in Manufacturing
XX Counters/Reception Desks – Movable or Built-In
XX Dairy Processing Plants – All Process Items, Bins, Tanks
XX Dance Floors
XX Data Processing Equipment – All Items
XX Deli Equipment
XX Desks – All
XX Diagnostic Center Equipment – Movable or Built-In
XX Display Cases – Movable or Built-In
XX Dock Levelers
XX Drapes & Curtains, Blinds, Etc.
XX Drinking Fountains
XX Drive-Thru Windows – All
XX Drying Systems – Process or Product
XX Dumpsters
XX Dust Catchers, Control Systems, etc.
XX Electronic Control Systems
XX Elevators
XX Escalators
XX Farm Equipment – All
XX Fencing – Inside
XX Fencing – Outside
XX Flagpoles
XX Flooring – Raised, Padded, Special Purpose
XX Foundations for Machinery & Equipment
XX Fountain Structure
XX Freight Charges
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 109
110
Real Personal Asset
XX Fuels – Not for Sale (List as Supplies)
XX Furnaces – Steel Mill Process, etc.
XX Furniture & Fixtures
XX Gazebos & Pergolas
XX Golf Course & Improvements (Drainage/Irrigation)
XX Grain Bins/Feed Hoppers
XX Grain Bins (Storage)
XX Grease Traps
XX Greenhouse Benches, Heating System, etc.
XX Greenhouses – Structure if Permanently Affixed
XX Handrails – If Used for Dividing Areas or Decorative
XX Heating Systems – Process
XX Hoppers – Metal Bin Type
XX Hospital Systems, Equipment & Piping
XX Hot Air Balloons
XX Hotel/Motel – Televisions & Wiring, Movable Furnishings
XX Humidifiers – Process
XX Incinerators – Equipment and/or Movable
XX Industrial Piping – Process
XX Installation Cost
XX Irrigation Equipment – In-ground
XX Irrigation Equipment – Portable
XX Kiln Heating System
XX Kilns – Metal Tunnel or Movable
XX Laboratory Equipment
XX Lagoons/Settling Ponds
XX Laundry Bins
XX Law & Professional Libraries
XX Leased Equipment – Lessor or Lessee Possession
Leasehold Improvements (List in Detail Annually)
XX Lifts – Other than Elevator
XX Lighting – Portable, Movable, Special
XX Lighting – Yard Lighting, Canned Lighting
XX Machinery & Equipment
XX Medical Equipment
XX Mezzanines – For Parts or Storage (Metal Racking)
XX Milk Handling – Milking, Cooling, Piping, Storage
XX Millwork
XX Mineral Rights
XX Mirrors (Other than Bathroom)
XX Molds
XX Monitoring Systems – Building or Equipment
XX Netting – Driving Range
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 110
111
Real Personal Asset
XX Newspaper Stands
XX Office Equipment – All
XX Office Supplies (List as Supplies)
XX Oil Company Equipment – Pumps, Supplies, etc.
XX Ovens – Processing/Manufacturing
XX Overhead Conveyor System
XX Package & Labeling Equipment
XX Paging Systems
XX Paint Spray Booths
Painting – No Added Value
XX Partitions
XX Paving
XX Piping Systems – Process Piping
XX Playground Equipment – All
XX Pneumatic Tube Systems
XX Portable Buildings/Storage Sheds
XX Power Generator Systems (Auxiliary, Emergency, etc.)
XX Power Transformers – Equipment
XX Public Address Systems (Intercom, Music, etc.)
XX Railroad Sidings (Other than Railroad-owned)
XX Refrigeration Systems – Compressors, etc.
XX Repairs – Building
XX Repairs – Equipment (50% Cost)
XX Restaurant Furniture (Incl. Attached Floor or Building)
XX Restaurant/Kitchen Equip – Vent Hoods, Sinks, etc. (Commercial)
XX Returnable Containers
XX Roll-up Doors (Inside Wall)
XX Roll-up Doors (Outside Wall); Storage Unit Roll-up Doors
XX Roofing
XX Room Dividers/Partitions – Movable or Built-In
XX Rooms – Self-Contained or Special Purpose (Walls, Ceiling, Floor)
XX Safes – Wall or Self-Standing
XX Sales/Use Tax
XX Satellite Dishes (All Wiring & Installation to TV & Equipment)
XX Scale Houses (Unless Movable)
XX Scales
XX Security Systems
XX Service Station Equipment – Pumps, Tanks, Lifts, and Related
XX Sewer Systems
XX Sheds (Storage)
XX Shelving – Movable or Built-In
XX Signs – All Types Including Attached to Building
XX Silos
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 111
112
Real Personal Asset
XX Sinks – Bathroom (Includes Medical & Dental Offices)
XX Sinks – Kitchen Area
XX Software – Purchased from Unrelated 3rd Party & Capitalized
Software – Custom & Modification Costs for Canned Software (Not
Taxable)
XX Solar Equipment – Used to Heat & Cool Building
XX Solar Equipment – Photovoltaic & Solar Thermal
XX Solar Farm – Electricity Generation
XX Sound Systems & Projection Equipment
XX Spare Parts – List as Supplies
XX Speakers – Built-In or Freestanding
XX Spray Booths
XX Sprinkler System – Attached to Product Storage Racks
XX Sprinkler System – Building/Fire Protection
XX Storage Buildings – Not on a Permanent Foundation
XX Supplies – Office & Other
XX Swimming Pool Filtration Equipment
XX Swimming Pool Heater Equipment
XX Swimming Pools
XX Tanks – All Above & Below Ground
XX Telephone Systems & Wiring – Private
XX Theatre Screens – Indoor
XX Theatre Screens – Outdoor
XX Tooling, Dies, Molds
XX Towers – Microwave, Equipment, Wiring, Foundation, Building &
Fencing
XX Towers – TV, Radio, CATV, Two-Way Radio, Wiring & FDN
Towers – Cell Towers & Mobile Communications Equip Owned by Communication Co – State-Assessed
XX Trailers – Designed to be Pulled Behind Vehicle
XX Trailers – Office or House Type
XX Transportation Cost – All
XX Tunnels – Unless Part of Process System
XX Upgrades to Equipment
XX Vacuum System – Process
XX Vault
XX Vault Door, Inner Gates, Vents & Equipment
XX Vending Machines
XX Vent Fans
XX Ventilation Systems – General Building
XX Ventilation Systems – Needed for Manufacturing, Process
XX Video Tapes, Movies, Reel Movies
XX Wall Covering
XX Walls – Partitions, Movable & Room Dividers
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 112
113
Real Personal Asset
XX Water Coolers – All
XX Water Lines – For Process Above or Below Ground
XX Water System – Residential or General Building
XX Water Tanks & System – For Process Equipment
XX Water Wells – If Used for Irrigation Only
XX Whirlpool, Jacuzzi, Hot Tubs
XX Wiring – Power Wiring for Machinery & Equipment
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 113
114
Uniform Standards of Professional Appraisal Practice
(USPAP)
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 114
115
Uniform Standards of Professional Appraisal Practice
As promulgated by the Appraisal Standards Board
of The Appraisal Foundation
The purpose of the Uniform Standards of Professional Appraisal Practice (USPAP) is to promote and
maintain a high level of public trust in appraisal practice by establishing requirements for appraisers. It is
essential that appraisers develop and communicate their analyses, opinions, and conclusions to intended users of their services in a manner that is meaningful and not misleading.
The Appraisal Standards Board promulgates USPAP for both appraisers and users of appraisal services.
The appraiser’s responsibility is to protect the overall public trust and it is the importance of the role of the
appraiser that places ethical obligations on those who serve in this capacity. USPAP reflects the current
standards of the appraisal profession.
USPAP does not establish who or which assignments must comply. Neither The Appraisal Foundation nor
its Appraisal Standards Board is a government entity with the power to make, judge, or enforce law.
Compliance with USPAP is required when either the service or the appraiser is obligated to comply by law
or regulation, or by agreement with the client or intended users. When not obligated, the individual may
still choose to comply.
USPAP addresses the ethical and performance obligations of appraisers through DEFINITIONS, Rules, Standards, Standards Rules, and Statements (there are currently no active Statements).
• The DEFINITIONS establish the application of certain terminology in USPAP
• The ETHICS RULE sets forth the requirements for integrity, impartiality, objectivity, independent
judgment, and ethical conduct.
• The RECORD KEEPING RULE establishes the work file requirements for appraisal and appraisal review assignments.
• The COMPETENCY RULE presents pre-assignment and assignment conditions for knowledge and experience.
• The SCOPE OF WORK RULE presents obligations related to problem identification, research, and analyses.
• The JURISDICTIONAL EXCEPTION RULE preserves the balance of USPAP if a portion is contrary to
law or public policy of a jurisdiction.
• The Standards establish the requirements for appraisal and appraisal review and the manner in
which each is communicated.
o STANDARDS 1 and 2 establish requirements for the development and communication of a real property appraisal
o STANDARDS 3 and 4 establish requirements for the development and communication of an appraisal review
o STANDARDS 5 and 6 establish requirements for the development and communication of a mass appraisal.
o STANDARDS 7 and 8 establish requirements for the development and communication of a personal property appraisal
o STANDARDS 9 and 10 establish requirements for the development and communication of a business or intangible asset appraisal.
• There are currently no active Statements on Appraisal Standards.
• Comments are an integral part of USPAP and have the same weight as the component they
address. These extensions of the DEFINITIONS, Rules, and Standards Rules provide interpretation
and establish the context and conditions for application.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 115
116
When do USPAP Rules and Standards Apply?
USPAP does not establish who or which assignments must comply. Neither The Appraisal Foundation nor
its Appraisal Standards Board is a government entity with the power to make, judge, or enforce law. An
appraiser must comply with USPAP when either the service or the appraiser is required by law, regulation, or agreement with the client or intended user. Individuals may also choose to comply with USPAP any time that individual is performing the service as an appraiser. In order to comply with USPAP, an
appraiser must meet the following obligations:
• An appraiser must act competently and in a manner that is independent, impartial, and objective.
• An appraiser must comply with the ETHICS RULE in all aspects of appraisal practice.
• An appraiser must maintain the data, information, and analysis necessary to support his or her opinions for appraisal and appraisal review assignments in accordance with the RECORD KEEPING
RULE.
• An appraiser must comply with the COMPETENCY RULE and the JURISDICTIONAL EXCEPTION RULE
for all assignments.
• When an appraiser provides and opinion of value in an assignment, the appraiser must also comply
with the SCOPE OF WORK RULE, the RECORD KEEPING RULE, the applicable development and
reporting Standards, and applicable Statements (there are currently no active Statements).
• When an appraiser provides an opinion about the quality of another appraiser’s work that was performed as part of an appraisal or appraisal review assignment, the appraiser must also comply with the SCOPE OF WORK RULE, the RECORD KEEPING RULE, applicable portions of STANDARDS 3
and 4, and applicable Statements (there are currently no active Statements).
• When preparing an appraisal or appraisal review that is a component of a larger assignment with
additional opinions, conclusions, or recommendations, the appraisal or appraisal review component
must comply with the applicable development and reporting Standards and applicable Statements (there are currently no active Statements), and the remaining component of the assignment must comply with the ETHICS RULE, the COMPETENCY RULE, and the JURISDICTIONAL EXCEPTION
RULE.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 116
117
STANDARD 5: MASS APPRAISAL, DEVELOPMENT
In developing a mass appraisal, an appraiser must be aware of, understand, and correctly
employ those recognized methods and techniques necessary to produce and communicate
credible mass appraisals. Comment: STANDARD 5 applies to all mass appraisals of real or personal property regardless of
the purpose or use of such appraisals. STANDARD 5 is directed toward the substantive aspects of
developing and communicating credible analyses, opinions, and conclusions in the mass appraisal
of properties. Mass appraisals can be prepared with or without computer assistance. The reporting
and jurisdictional exceptions applicable to public mass appraisals prepared for ad valorem taxation do not apply to mass appraisals prepared for other purposes.
A mass appraisal includes:
1) Identifying properties to be appraised;
2) Defining market area of consistent behavior that applies to properties;
3) Identifying characteristics (supply and demand) that affect the creation of value in that market area; 4) Developing a model structure that reflects the relationship among the characteristics
affecting value in the market area;
5) Calibrating the model structure to determine the contribution of the individual
characteristics affecting value;
6) Applying the conclusions reflected in the model to the characteristics of the property(ies) being appraised; and 7) Reviewing the mass appraisal results.
The JURISDICTIONAL EXCEPTION RULE may apply to several sections of STANDARD 5 because ad
valorem tax administration is subject to various state, county, and municipal laws.
Standards Rule 5-1
In developing a mass appraisal, an appraiser must:
(a) Be aware of, understand, and correctly employ those recognized methods and
techniques necessary to produce a credible mass appraisal; Comment: Mass appraisal provides for a systematic approach and uniform application of
appraisal methods and techniques to obtain estimates of value that allow for statistical review
and analysis of results.
This requirement recognizes that the principle of change continues to affect the manner in which appraisers perform mass appraisals. Changes and developments in the real property and personal property fields have a substantial impact on the appraisal profession.
To keep abreast of these changes and developments, the appraisal profession is constantly
reviewing and revising the appraisal methods and techniques and devising new methods and
techniques to meet new circumstances. For this reason it is not sufficient for appraisers to
simply maintain the skills and the knowledge they possess when they become appraisers. Each appraiser must continuously improve his or her skills to remain proficient in mass appraisal.
(b) Not commit a substantial error of omission or commission that significantly affects a mass appraisal; and
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 117
118
Comment: An appraiser must use sufficient care to avoid errors that would significantly affect
his or her opinions and conclusions. Diligence is required to identify and analyze the factors,
conditions, data, and other information that would have a significant effect on the credibility of
the assignment results.
(c) Not render a mass appraisal in a careless or negligent manner.
Comment: Perfection is impossible to attain, and competence does not require perfection.
However, an appraiser must not render appraisal services in a careless or negligent manner.
This Standards Rule requires an appraiser to use due diligence and due care.
Standards Rule 5-2
In developing a mass appraisal, an appraiser must:
(a) Identify the client and other intended users;
Comment: It is the appraiser’s responsibility to identify the client and other intended users. In ad valorem mass appraisal, the assessor, or party responsible for certification of the assessment or tax roll is required to apply the relevant law or statute and identify the client and
other intended users (if any).
(b) Identify the intended use of the appraisal;
Comment: An appraiser must not allow the intended use of an assignment or a client’s
objectives to cause the assignment results to be biased.
(c) Identify the type and definition of value, and, if the value opinion to be developed is
market value, ascertain whether the value is to be the most probable price: i. In terms of cash; or
ii. In terms of financial arrangements equivalent to cash; or
iii. In such other terms as may be precisely defined; and
iv. If the opinion of value is based on non-market financing or financing with unusual conditions or incentives, the terms of such financing must be
clearly identified and the appraiser’s opinion of their contributions to or
negative influence on value must be developed by analysis of relevant
market data; (d) Identify the effective date of the appraisal
(e) Identify the characteristics of the properties that are relevant to the type and definition of value and intended use, including:
i. The group with which a property is identified according to similar market
influence;
ii. The appropriate market area and time frame relative to the property being valued; and iii. Their location and physical, legal, and economic characteristics;
Comment: The properties must be identified in general terms, and each individual property in
the universe must be identified, with the information on its identity stored or referenced in its
property record. When appraising proposed improvements, an appraiser must examine and have available for
future examination, plans, specifications, or other documentation sufficient to identify the
extent and character of the proposed improvements.
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 118
119
Ordinarily, proposed improvements are not appraised for ad valorem tax. Appraisers, however,
are sometimes asked to provide opinions of value of proposed improvements so that developers
can estimate future property tax burdens. Sometimes units in condominiums and planned unit
developments are sold with an Interest in un-built community property, the pro rata value of
which, if any, must be considered in the analysis of sales data. (f) Identify the characteristics of the market that are relevant to the purpose and intended use of the mass appraisal, including: i. Location of the market area; ii. Physical, legal, and economic attributes; iii. Time frame of market activity; and
iv. Property interests reflected in the market;
(g) In appraising real property or personal property;
i. Identify the appropriate market area and time frame relative to the property being valued;
ii. When the subject is real property, identify and consider any personal
property, trade fixtures, or intangibles that are not real property but are included in the appraisal; iii. When the subject is personal property, identify and consider any real property or intangibles that are not personal property but are included in the appraisal;
iv. Identify known easements, restrictions, encumbrances, leases,
reservations, covenants, contracts, declarations, special assessments,
ordinances, or other items of similar nature; and v. Identify and analyze whether an appraised fractional interest, physical segment or partial holding contributes pro rata to the value of the whole;
Comment: The above requirements do not obligate the appraiser to value the whole when the
subject of the appraisal is a fractional interest, physical segment, or a partial holding.
However, if the value of the whole is not identified, the appraisal must clearly reflect that the
value of the property being appraised cannot be used to develop the value opinion of the whole by mathematical extension. (h) Analyze the relevant economic conditions at the time of the valuation, including
market acceptability of the property and supply, demand, scarcity, or rarity;
(i) Identify any extraordinary assumptions and any hypothetical conditions necessary in
the assignment; and
Comment: An extraordinary assumption may be used in an assignment only if:
• It is required to properly develop credible opinions and conclusions;
• The appraiser has a reasonable basis for the extraordinary assumption;
• The use of the extraordinary assumption results in a credible analysis; and
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions.
A hypothetical condition may be used in an assignment only if:
• Use of the hypothetical condition is clearly required for legal purposes, for purposes of
reasonable analysis, or for purposes of comparison.
• Use of the hypothetical condition results in a credible analysis, and
• The appraiser complies with the disclosure requirements set forth in USPAP for hypothetical conditions.
(j) Determine the scope of work necessary to produce credible assignment results in
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accordance with the SCOPE OF WORK RULE.
Standards Rule 5-3
When necessary for credible assignment results, an appraiser must:
(a) In appraising real property, identify and analyze the effect on use and value of the following factors: existing land use regulations, reasonably probable modifications of
such regulations, economic supply and demand, the physical adaptability of the real
estate, neighborhood trends, and highest and best use of the real estate; and
Comment: This requirement sets forth a list of factors that affect use and value. In considering neighborhood trends, an appraiser must avoid stereotyped or biased assumptions relating to race, age, color, gender, or national origin or an assumption that race, ethnic, or
religious homogeneity is necessary to maximize value in a neighborhood. Further, an appraiser
must avoid making an unsupported assumption or premise about neighborhood decline,
effective age, and remaining life. In considering highest and best use, an appraiser must
develop the concept to the extent required for a proper solution to the appraisal problem. (b) In appraising personal property: identify and analyze the effects on use and value of industry trends, value-in-use, and trade level of personal property. Where applicable,
analyze the current use and alternative uses to encompass what is profitable, legal,
and physically possible, as relevant to the type and definition of value and intended
use of the appraisal. Personal property has several measurable marketplaces; therefore, the appraiser must define and analyze the appropriate market consistent with the type and definition of value.
Comment: The appraiser must recognize that there are distinct levels of trade and each may
generate its own data. For example, a property may have a different value at a wholesale level
of trade, a retail level of trade, or under various auction conditions. Therefore, the appraiser
must analyze the subject property within the correct market context.
Standards Rule 5-4
In developing a mass appraisal, an appraiser must:
(a) Identify the appropriate procedures and market information required to perform the appraisal, including all physical, functional, and external market factors as they may affect the appraisal;
Comment: Such efforts customarily include the development of standardized data collection
forms, procedures, and training materials that are used uniformly on the universe of properties
under consideration.
(b) Employ recognized techniques for specifying property valuation models; and
Comment: The formal development of a model in a statement or equation is called model
specification. Mass appraisers must develop mathematical models that, with reasonable
accuracy, represent the relationship between property value and supply and demand factors, as
represented by quantitative and qualitative property characteristics. The models may be specified using the cost, sales comparison, or income approaches to value. The specification format may be tabular, mathematical, linear, nonlinear, or any other structure suitable for representing the observable property characteristics. Appropriate approaches must be used in
appraising a class of properties. The concept of recognized techniques applies to both real and
personal property valuation models.
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(c) Employ recognized techniques for calibrating mass appraisal models.
Comment: Calibration refers to the process of analyzing sets of property and market data to
determine the specific parameters of a model. The table entries in a cost manual are examples
of calibrated parameters, as well as the coefficients in a linear or nonlinear model. Models must be calibrated using recognized techniques, including, but not limited to, multiple linear regression, nonlinear regression, and adaptive estimation.
Standards Rule 5-5
In developing a mass appraisal, when necessary for credible assignment results, an appraiser must:
(a) Collect, verify, and analyze such data as are necessary and appropriate to develop: i. The cost new of the improvements;
ii. Depreciation;
iii. Value of the land by sales of comparable properties;
iv. Value of the property by sales of comparable properties;
v. Value by capitalization of income or potential earnings (i.e., rentals,
expenses, interest rates, capitalization rates, and vacancy data);
Comment: This Standards Rule requires appraisers engaged in mass appraisal to take reasonable steps to ensure that the quantity and quality of the factual data that are collected are sufficient to produce credible appraisals. For example, in real property, where applicable
and feasible, systems for routinely collecting and maintaining ownership, geographic, sales,
income and expense, cost, and property characteristics data must be established. Geographic
data must be contained in as complete a set of cadastral maps as possible, compiled
according to current standards of detail and accuracy. Sales data must be collected, confirmed, screened, adjusted, and filed according to current standards of practice. The sales file must contain, for each sale, property characteristics data that are contemporaneous with
the date of sale. Property characteristics data must be appropriate and relevant to the mass
appraisal models being used. The property characteristics data file must contain data
contemporaneous with the date of appraisal including historical data on sales, where
appropriate and available. The data collection program must incorporate a quality control
program, including checks and audits of the data to ensure current and consistent records.
(b) Base estimates of capitalization rates and projections of future rental rates and/or potential earnings capacity, expenses, interest rates, and vacancy rates
on reasonable and appropriate evidence;
Comment: This requirement calls for an appraiser, in developing income and expense
statements and cash flow projections, to weigh historical information and trends, current market factors affecting such trends, and reasonably anticipated events, such as competition from developments either planned or under construction.
(c) Identify and, as applicable, analyze terms and conditions of any available leases;
and
(d) Identify the need for and extent of any physical inspection. Standards Rule 5-6
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When necessary for credible assignment results in applying a calibrated mass appraisal model an appraiser must:
(a) Value improved parcels by recognized methods or techniques based on the cost
approach, the sales comparison approach, and the income approach;
(b) Value sites by recognized methods or techniques; such techniques include but are not limited to the sales comparison approach, allocation method, abstraction method, capitalization of ground rent, and land residual technique;
(c) When developing the value of a leased fee estate or a leasehold estate, analyze
the effect on value, if any, of the terms and conditions of the lease;
Comment: In ad valorem taxation the appraiser may be required by rules or law to appraise
the property as if in fee simple, as though unencumbered by existing leases. In such cases, market rent would be used in the appraisal, ignoring the effect of the individual, actual contract rents.
(d) Analyze the effect on value, if any, of the assemblage of the various parcels, divided
interests, or component parts of a property; the value of the whole must not be
developed by adding together the individual values of the various parcels, divided interests, or component parts; and
Comment: When the value of the whole has been established and the appraiser seeks to value
a part, the value of any such part must be tested by reference to appropriate market data and
supported by an appropriate analysis of such data.
(e) When analyzing anticipated public or private improvements, located on or off the site, analyze the effect on value, if any, of such anticipated improvements to the extent they are reflected in market actions.
Standards Rule 5-7
In reconciling a mass appraisal, an appraiser must: (a) Reconcile the quality and quantity of data available and analyzed within the approaches used and the applicability and relevance of the approaches, methods, and techniques used; and
(b) Employ recognized mass appraisal testing procedures and techniques to ensure
that standards of accuracy are maintained. Comment: It is implicit in mass appraisal that, even when properly specified and calibrated
mass appraisal models are used, some individual value conclusions will not meet standards of
reasonableness, consistency, and accuracy. However, appraisers engaged in mass appraisal
have a professional responsibility to ensure that, on an overall basis, models produce value
conclusions that meet attainable standards of accuracy. This responsibility requires appraisers
to evaluate the performance of models, using techniques that may include but are not limited to, goodness-of-fit statistics, and model performance statistics such as appraisal-to-sale ratio studies, evaluation of hold-out samples, or analysis of residuals.
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STANDARD 6: MASS APPRAISAL, Reporting
In reporting the results of a mass appraisal, an appraiser must communicate each analysis,
opinion, and conclusion in a manner that is not misleading. Comment: Standard 6 addresses the content and level of information required in a report that
communicates the results of a mass appraisal.
Standard 6 does not dictate the form, format, or style or mass appraisal reports. The form,
format, and style of a report are functions of the needs of intended users and appraisers. The substantive content of a report determines its compliance. Standards Rule 6-1
Each written report of a mass appraisal must:
(a) Clearly and accurately set forth the appraisal in a manner that will not be misleading; (b) Contain sufficient information to enable the intended users of the appraisal to understand the report properly; and
Comment: Documentation for a mass appraisal for ad valorem taxation may be in the form of
(1) property records, (2) sales ratios and other statistical studies, (3) appraisal manuals and documentation, (4) market studies, (5) model building documentation, (6) regulations, (7) statutes, and (8) other acceptable forms.
(c) Clearly and accurately disclose all assumptions, extraordinary assumptions,
hypothetical conditions, and limiting conditions used in the assignment.
Comment: The report must clearly and conspicuously: • State all extraordinary assumptions and hypothetical conditions; and
• State that their use might have affected the assignment results.
Standards Rule 6-2
Each written report of a mass appraisal must: (a) State the identity of the client, unless the client has specifically requested otherwise; state the identity of any intended users by name or type; (b) State the intended use of the appraisal;
(c) Disclose any assumptions or limiting conditions that result in deviation from
recognized methods and techniques or that affect analyses, opinions, and
conclusions; (d) State the effective date of the appraisal and the date of the report;
Comment: In ad valorem taxation the effective date of the appraisal may be prescribed by
law. If no effective date is prescribed by law, the effective date of the appraisal, if not stated,
is presumed to be contemporaneous with the data and appraisal conclusions.
The effective date of the appraisal establishes the context for the value opinion, while the date of the report indicates whether the perspective of the appraiser on the market and property as
of the effective date of the appraisal was prospective, current, or retrospective.
(e) State the type and definition of value and cite the source of the definition;
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Comment: Stating the type and definition of value also requires any comments needed to
clearly indicate to intended users how the definition is being applied.
When reporting an opinion of market value, state whether the opinion of value is:
• In terms of cash or financing terms equivalent to cash; or
• Based on non-market financing with unusual conditions or incentives.
When an opinion of market value is not in terms of cash or based on financing terms equivalent
to cash, summarize the terms of such financing and explain their contributions to or negative
influence on value.
(f) Identify the properties appraised including the property rights;
Comment: The report documents the sources for location, describing and listing the property.
When applicable, include references to legal descriptions, addresses, parcel identifiers,
photos, and building sketches. In mass appraisal, this information is often included in
property records. When the property rights to be appraised are specified in a statute or court
ruling, the law must be referenced. (g) Summarize the scope of work used to develop the appraisal; exclusion of the sales
comparison approach, cost approach, or income approach must be explained;
Comment: Because intended users’ reliance on an appraisal may be affected by the scope of
work, the report must enable them to be properly informed and not misled. Sufficient information includes disclosure of research and analyses performed and might also include disclosure of research and analyses not performed.
When any portion of the work involves significant mass appraisal assistance, the appraiser
must describe the extent of that assistance. The signing appraiser must also state the
name(s) of those providing the significant mass appraisal assistance in the certification, in accordance with Standards Rule 6-3.
(h) Summarize and support the model specification(s) considered, data requirements, and the model(s) chosen;
Comment: The appraiser must provide sufficient information to enable the client and
intended users to have confidence that the process and procedures used conform to accepted methods and result in credible value conclusions. In the case of mass appraisal for ad valorem taxation, stability and accuracy are important to the credibility of value opinions.
The report must include a summary of the rationale for each model, the calibration
techniques to be used, and the performance measures to be used.
(i) Summarize the procedure for collecting, validating, and reporting data; Comment: The report must describe the sources of data and the data collection and validation processes. Reference to detailed data collection manuals or electronic records must
be made, as appropriate, including where they may be found for inspection.
(j) Summarize calibration methods considered and chosen, including the
mathematical form of the final model(s); summarize how value conclusions were reviewed; and, if necessary, state the availability and location of individual value conclusions; (k) When an opinion of highest and best use, or the appropriate market or market
level was developed, summarize how that opinion was determined;
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Comment: The mass appraisal report must reference case law, statute, or public policy that describes highest and best use requirements. When actual use is the requirement, the report must discuss how use-value opinions were developed. The appraiser’s reasoning in support of
the highest and best use opinion must be provided in the depth and detail required by its
significance to the appraisal.
(l) Identify the appraisal performance tests used and the performance measures attained; (m) Summarize the reconciliation performed, in accordance with Standards Rule 5-7; and (n) Include a signed certification in accordance with Standards Rule 6-3.
Standards Rule 6-3
Each written mass appraisal report must contain a signed certification that is similar in content to the following form:
I certify that, to the best of my knowledge and belief:
o The statements of fact contained in this report are true and correct.
o The reported analyses, opinions, and conclusions are limited only to the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
o I have no (or the specified) present or prospective interest in the property that is the subject of this report, and I have no (or the specified) personal interest with respect to the parties involved. o I have performed no (or the specified) services, as an appraiser or in any other
capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.
o I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.
o My engagement in this assignment was not contingent upon developing or reporting predetermined results.
o My compensation for completing this assignment is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, or the attainment of a stipulated result, or the occurrence of a subsequent event directly related to
the intended use of this appraisal.
o My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
o I have (or have not) made a personal inspection of the properties that are the subject of this report. (If more than one person signs the report, this certification must clearly specify which individuals did and which individuals did not make a personal inspection of the subject property). o No one provided significant mass appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significant mass appraisal assistance must be stated).
Comment: The above certification is not intended to disturb an elected or appointed assessor’s work plans or oaths of office. A signed certification is an integral part of the appraisal report. An appraiser, who signs any part of the mass appraisal report, including a letter of transmittal, must
also sign this certification.
In an assignment that includes only assignment results developed by the real property
appraiser(s), any appraiser(s) who signs a certification accepts full responsibility for all elements of
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the certification, for the assignment results, and for the contents of the appraisal report. In an assignment that includes personal property assignment results not developed by the real property appraiser(s), any real property appraiser(s) who signs a certification accepts full
responsibility for the real property elements of the certification, for the real property
assignment results, and for the real property contents of the appraisal report.
In an assignment that includes only assignment results developed by the personal property appraiser(s), any appraiser(s) who signs a certification accepts full responsibility for all elements of the certification, for the assignment results, and for the contents of the appraisal
report. In an assignment that includes real property assignment results not developed by the
personal property appraiser(s), any personal property appraiser(s) who signs a certification
accepts full responsibility for the personal property elements of the certification, for the
personal property assignment results, and for the personal property contents of the appraisal
report. When a signing appraiser(s) has relied on work done by appraisers and others who do not sign
the certification, the signing appraiser is responsible for the decision to rely on their work. The
signing appraiser(s) is required to have a reasonable basis for believing that those individuals
performing the work are competent. The signing appraiser(s) also must have no reason to
doubt that the work of those individuals is credible. The names of individuals providing significant mass appraisal assistance who do not sign a
certification must be stated in the certification. It is not required that the description of their
assistance be contained in the certification, but disclosure of their assistance is required in
accordance with Standards Rule 6-2(g).
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Further Reading
The Machinery Act of North Carolina is published bi-annually by the North Carolina
Department of Revenue and includes extensive case notes and a list of sections affected
each year by new legislation. Copies can be obtained from the LexisNexis store. All statutes
can also be viewed on the North Carolina General Assembly web site.
https://www.ncleg.gov/Laws/GeneralStatuteSections/Chapter105
For those who seek additional information regarding real estate appraisal, mass
appraisal, or other topics described in this manual, the New Hanover County
Department of Tax Administration has used the following sources in determining how to
best fulfill its duties.
International Association of Assessing Officers. 1999. Mass Appraisal of Real Property.
Chicago: International Association of Assessing Officers.
International Association of Assessing Officers. 1996. Property Assessment Valuation.
Chicago: International Association of Assessing Officers.
The above listed textbooks are used in most certification and continuing education
classes offered by the International Association of Assessing Officers.
IAAO also publishes Standard on Mass Appraisal of Real Property, which provides advice
on operation and quality control in an assessment office. This document can be
downloaded for free at their website: http://www.iaao.org. Of particular interest here is
section 5, from which we obtain the use of models and quality control statistics outlined
earlier in this manual.
Uniform Standards of Professional Appraisal Practice (USPAP) is developed and updated
by The Appraisal Standards Board (ASB) of The Appraisal Foundation. Copies can be
obtained from The Appraisal Foundation at http://www.appraisalfoundation.org.
Present use value rates are provided by the North Carolina Department of Revenue.
These are included in the 2025 Use-Value Manual for Agricultural, Horticultural, and
Forest Land. This document can be downloaded for free at
http://www.dor.state.nc.us/publications/property.html. Please note that although this
manual is updated annually, New Hanover County uses the 2025 edition due to the
effective General Reappraisal date and will continue to use this edition until the next
General Reappraisal.
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The following is a list of sources used to set value and rate ranges:
T.B. Harris, Jr. & Associates, 1430 South Mint St., Ste. 102, Charlotte, NC 28203
Marshall & Swift Valuation Service, published by the Marshall & Swift Publication Company, 777 S.
Figueroa St., 12th Floor, Los Angeles, CA, 90017.
CoStar, published by Costar Group, 1331 L Street NW, Washington, DC, 20005.
Board of Commissioners - October 7, 2024
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New Hanover County
230 Government Center Dr.
Wilmington, NC 28403
(910)-798-7300
reappraisal@nhcgov.com
Board of Commissioners - October 7, 2024
ITEM: 5 - 2 - 129
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: County
Manager PRESENTER(S): Kemp Burpeau, NHC Senior Deputy County Aorney and Granseur
Dick, Deputy Airport Director
CONTACT(S): Kemp Burpeau and Granseur Dick
SUBJECT:
Approval of the ILM Applica.on for NC DOT Road Withdrawal
BRIEF SUMMARY:
To best accommodate development plans of ILM subtenants, the New Hanover County Airport Authority requests
that County consent to an applica(on to NC DOT withdrawing from the NC DOT system that por(on of Morris Road
west from North Kerr Avenue to the terminus at the airfield. The Authority and its subtenants as applicable will
therea-er be solely responsible for upkeep and maintenance of that withdrawn segment.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Effec(ve County Management
Increase transparency and awareness about county ac(ons
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Authorize execu(on of New Hanover County Contract # 25-0249 for presenta(on to NC DOT.
ATTACHMENTS:
Descrip(on
Resolution
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 6
New Hanover County Contract # 25-0249
1
STATE OF NORTH CAROLINA AGREEMENT
COUNTY OF NEW HANOVER
This AGREEMENT, made this _____ day of ____________, 2024, by and
between NEW HANOVER COUNTY, a political subdivision of the State of North
Carolina (hereinafter referred to as “County”) and the NEW HANOVER COUNTY
AIRPORT AUTHORITY, a body corporate and politic, (hereinafter referred to as
“Airport”).
WITNESSETH:
WHEREAS, the Airport desires to withdraw a portion of Morris Road from the NC
DOT system, to facilitate greater utilization of land for aviation use and development;
WHEREAS, withdrawal is anticipated to promote development interests by
private parties and expediate approvals and construction schedules;
WHEREAS, the County and Airport are the sole owners whose property adjoins
Morris Road:
NOW THEREFORE, for mutual consideration the parties hereto agree as
follows:
1. The County authorizes and consents to Airport making application to the
NCDOT for withdrawal from the State Maintained Road System that 630 linear
feet of Secondary Road 1353, in effect the entirety of Morris Road, west from
North Kerr Avenue to the terminus at the airfield.
Board of Commissioners - October 7, 2024
ITEM: 6 - 1 - 1
New Hanover County Contract # 25-0249
2
2. That Airport shall be solely responsible for the upkeep and maintenance of
said portion of the roadway withdrawn from the NC DOT system, to that level
of care customarily provided by DOT.
IN WITNESS WHEREOF, the parties have affixed their hands and seals, the day
and year first above written and by authority duly given.
(SEAL) NEW HANOVER COUNTY By: ____________________________
County Manager
ATTEST: ______________________ Clerk to the Board
NEW HANOVER COUNTY AIRPORT AUTHORITY
(SEAL)
By: __________________________________ ________________________, Chairman ATTEST: Print Name
_____________________ Clerk to the Board
Approved as to form: __________________________ County Attorney
Board of Commissioners - October 7, 2024
ITEM: 6 - 1 - 2
New Hanover County Contract # 25-0249
3
STATE OF NORTH CAROLINA NEW HANOVER COUNTY I, ___________________________, a Notary Public of the State and County aforesaid, certify that Kymberleigh G. Crowell personally came before me this day and acknowledged that she is Clerk to the Board of County Commissioners of New Hanover County, and that by authority duly given and as the act of the Board, the foregoing instrument was signed in its name by its ___________ County Manager, sealed with its official seal and attested by herself as its Clerk. WITNESS my hand and official seal, this ___ day of __________, 2024. _________________________ Notary Public _________________________ My commission expires: STATE OF NORTH CAROLINA COUNTY OF NEW HANOVER I, ___________________________, a Notary Public of the State and County aforesaid, certify that ________________ personally came before me this day and acknowledged that s/he is Secretary to the NEW HANOVER COUNTY AIRPORT AUTHORITY, and that by authority duly given and as the act of the Authority, the foregoing instrument was signed in its name by its Chairman, sealed with its official seal and attested by him/herself as its Secretary. WITNESS my hand and official seal, this ___ day of __________, 2024. _________________________ Notary Public _________________________ My commission expires:
Board of Commissioners - October 7, 2024
ITEM: 6 - 1 - 3
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: County Manager PRESENTER(S): Tim Buckland, NHC Intergovernmental Affairs Manager
CONTACT(S): Tim Buckland
SUBJECT:
Adop$on of Resolu$on in support of the City of Wilmington's Applica$on for a Federal Bridge Replacement Grant
BRIEF SUMMARY:
The City of Wilmington is applying for a grant from the U.S. Department of Transporta%on/Federal Highway
Administra%on's Bridge Investment Program (BIP) to replace the 4th Street Bridge and the Pine Grove Drive Bridge.
The program makes grants of up to $100 million available to replace bridges that are in poor condi%on or are in fair
condi%on, but will fall into poor condi%on within three years.
The 4th Street Bridge was built in 1950 and the Pine Grove Drive Bridge was built in 1976. Both bridges are in fair
condi%on currently, but will fall into poor condi%on within three years.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Internal business processes
Develop and nurture inclusive partnerships to deliver strategic objec%ves
Workforce & Economic Development
Resilient infrastructure drives economic growth and opportuni%es.
Lead the area in well-planned infrastructure crea%on and resources.
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt the resolu%on.
ATTACHMENTS:
Descrip%on
City of Wilmington Grant Support Resolution
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop%on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 7
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
RESOLUTION OF SUPPORT FOR THE CITY OF WILMINGTON’S APPLICATION FOR THE U.S. DEPARTMENT OF
TRANSPORTATION / FEDERAL HIGHWAY ADMINISTRATION’S BRIDGE INVESTMENT PROGRAM (BIP) GRANT FOR
THE REPLACEMENT OF THE 4TH STREET BRIDGE AND THE PINE GROVE DRIVE BRIDGE
WHEREAS, the U.S. Department of Transportation (DOT) / Federal Highway Administration’s (FHWA) Bridge
Investment Program (BIP) is part of a larger suite of discretionary federal funding authorized under the Bipartisan
Infrastructure Law (BIL), which aims to significantly improve and/or rebuild America’s infrastructure across all fifty
states and U.S. Territories. The funding programs offered by the DOT and its agencies is historic in terms of the large
size of the awards, with the BIP offering up to $100 million per award. As such, applicants will be evaluated by the
FHWA in terms of how each proposed project addresses issues such as climate change, resiliency, equity, safety, and
accessibility, among other concerns. The BIP grant addresses these issues, funding the replacement, rehabilitation,
preservation, and protection of bridges that are registered on the Federal Highway Administration’s National Bridge
Inventory (NBI) and in a particular State of Good Repair. NBI Bridges which are designated as being in either Poor
condition, or in Fair condition, but will fall into Poor condition within three years are eligible for the grant program;
and
WHEREAS, the City of Wilmington (City) has identified two of such bridges, the 4th Street Bridge and the Pine Grove
Bridge, both of which are currently rated in Fair condition but will fall into Poor condition within three years. Each
bridge replacement will align with current DOT standards and be designed with improved safety, accessibility,
mobility, and climate change concerns for all potential road users; and
WHEREAS, the 4th Street Bridge is a three span bridge that was built in 1950 with a design loading rate of 25 tons.
Since 2016, the load bearing capacity of the bridge has been steadily restricted and is now at 10 tons. This means
that the bridge can no longer accommodate buses and emergency response vehicles. The replacement of the 4th
Street Bridge was marked as a high priority item in the City’s Bridge Asset Management Plan and is to be replaced
with a new three span bridge; and
WHEREAS, in cooperation with the North Carolina Department of Transportation (NCDOT), the replacement of the
4th Street Bridge is being coordinated with the potential future extension of passenger rail. This passenger rail will
pass under 4th Street Bridge and will develop alongside the first phase of the City’s Downtown Trail project. The
identified project area within the City is a Historically Disadvantaged Community and an area of Persistent Poverty,
and the improvement would contribute to providing greater economic vitality to the neighborhood, with enhanced
multimodal access for residents who do not have cars and primarily use transit or walk. All three projects will
therefore act in concert to provide the surrounding neighborhoods and the greater Wilmington region with
improved access to local businesses, houses of worship, jobs, medical facilities, and home; and
WHEREAS, the Pine Grove Bridge was built in 1976 and is currently an approximately 60 linear foot cored slab bridge
over Hewlett’s Creek. High traffic volumes and deterioration of the substructure has degraded the bridge over time.
It is anticipated that continued deterioration will result in future load restrictions; and
WHEREAS, maintaining a high level of service on this primary north-south corridor for the City of Wilmington, towns
of Carolina Beach and Kure Beach, and the southern portion of unincorporated New Hanover County is essential to
provide emergency services access for nearby Fire Station and EMS facilities, in addition to connectivity to medical,
commercial, and residential areas along the Pine Grove Drive corridor and beyond. Future load restrictions on the
bridge would impact emergency response times as well as force additional traffic to South College Road. As such,
the City considers the replacement of the Pine Grove Bridge as a high priority item, as is reflected in the Bridge Asset
Management Plan; and
WHEREAS, the new structure that will replace the current Pine Grove Drive bridge will be an approximately 600
linear foot bridge spanning the coastal wetlands. The proposed bridge will have an increased load capacity, allow for
the removal of the existing causeway, and consequently provide an environmental benefit through the natural
Board of Commissioners - October 7, 2024
ITEM: 7 - 1 - 1
restoration of coastal wetlands. The longer and higher bridge will also improve the vertical clearance from the water
surface to the low chord of the bridge. This will address concerns about future sea level rise due to climate change
in addition to improving access to the navigable channel under the bridge. A 10-foot multi-use path will be
implemented on the bridge to facilitate future connection of the Greenville Loop Trail to the Masonboro Loop Trail,
which will allow residents and guests of the region improved access to area amenities; and
WHEREAS, the proposed BIP grant funding will be an integral part of transforming the existing bridges to better
serve the needs of the City’s residents and visitors from a variety of angles that will address safety, mobility,
accessibility, the environment, resiliency, among other pressing issues; and
WHEREAS, this project is vital to the emergency preparedness and economic vitality of not only Wilmington, but the
greater Wilmington metropolitan area.
NOW, THEREFORE, BE IT RESOLVED, by the New Hanover County Board of Commissioners that it is in support of the
City of Wilmington’s application to the U.S. Department of Transportation / Federal Highway Administration’s Bridge
Investment Program for the 4th Street Bridge and Pine Grove Bridge replacement projects.
ADOPTED this the 7th day of October, 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
___________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 7 - 1 - 2
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Planning PRESENTER(S): Rebekah Roth, Director of Planning & Land Use
CONTACT(S): Rebekah Roth; Michelle Howes, NCDOT Corridor Development Engineer - Division 3
SUBJECT:
Adop$on of Resolu$ons to Support the North Carolina Department of Transporta$on's Request for Con$ngency
Funds for Road Improvements in New Hanover County
BRIEF SUMMARY:
The North Carolina Department of Transporta'on (NCDOT) Division 3 is submi+ng requests to the Board of
Transporta'on to allocate Con'ngency funds for three transporta'on projects in New Hanover County. Two projects
aim to bring roadways up to state standards, while the third focuses on a safety improvement at the Myrtle Grove
Middle School driveway intersec'on with Piner Road. These requests require resolu'ons of support from New
Hanover County, but no county funding is being requested.
The roadway improvements request will be for $310,000 to bring Springhill Road and Meadowbrook Drive (see
a6ached map) up to NCDOT standards. These two roads in the Murrayville Road area are currently public, but have
not been conveyed to NCDOT, and the improvements would allow them to become part of the NCDOT State
Maintained Roads system. The connec'ng roads in Smith Creek Estates subdivision are currently maintained by the
NCDOT.
The safety improvement request is for $700,000 for a traffic signal at the intersec'on of SR 1521 (Piner Road) and
Brown Pelican Lane/Myrtle Grove Middle School driveway. In response to safety concerns in this loca'on, the NCDOT
Division Traffic Unit conducted a traffic signal study on the intersec'on to evaluate traffic data for vehicles and
pedestrians, exis'ng site condi'ons, and crash history. Based on the findings, the Department is able to endorse the
installa'on of a signal at the intersec'on. The inten'on of the traffic signal is to improve safety at the Myrtle Grove
Middle School entrance and Piner Run subdivision entrance.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Internal business processes
Develop and nurture inclusive partnerships to deliver strategic objec'ves
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt the two a6ached Resolu'ons of Support.
ATTACHMENTS:
Board of Commissioners - October 7, 2024
ITEM: 8
Descrip'on
Resolution of Support - Springhill & Meadowood Roadway Improvements Funding Request
Resolution of Support - Piner Traffic Signal Funding Request
Map of Spring Hill Road and Meadowood Drive
2024 Berger Recommendation re Allocation of Funds
Signal Warrant Analysis - Piner Rd and Myrtle Grove Middle School
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop'on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 8
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
RESOLUTION OF SUPPORT
TO BRING SPRINGHILL ROAD AND MEADOWOOD DRIVE UP TO STATE STANDARDS
WHEREAS, the North Carolina Department of Transportation (NCDOT) has submitted a request
to use Contingency funds for road improvements to bring Springhill Road and Meadowood Drive
in New Hanover County up to state standards; and
WHEREAS, in order to pursue the necessary funding, NCDOT requires a resolution of support for
the project from the New Hanover County Board of Commissioners; and
WHEREAS, the New Hanover County Board of Commissioners has considered the above-
described request and is in support of road improvements to bring Springhill Road and
Meadowood Drive in New Hanover County up to state standards.
NOW, THEREFORE, BE IT RESOLVED, by the New Hanover County Board of Commissioners that
it supports the above-described project recommended by the North Carolina Department of
Transportation and requests that the project proceed once the necessary funding has been
secured.
ADOPTED this the 7th day of October, 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
___________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 8 - 1 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
RESOLUTION OF SUPPORT TO INSTALL A TRAFFIC SIGNAL AT THE INTERSECTION OF SR 1521
(PINER ROAD) AND BROWN PELICAN LANE/MYRTLE GROVE MIDDLE SCHOOL DRIVEWAY
WHEREAS, the North Carolina Department of Transportation (NCDOT) has submitted a request
to use Contingency funds for a traffic signal at the intersection of SR 1521 (Piner Road) and Brown
Pelican Lane/Myrtle Grove Middle School driveway; and
WHEREAS, in order to pursue the necessary funding, the NCDOT requires a resolution of support
for the project from the New Hanover County Board of Commissioners; and
WHEREAS, the New Hanover County Board of Commissioners has considered the above-
described request and is in support of signal at SR 1521 (Piner Road) and Brown Pelican
Lane/Myrtle Grove Middle School driveway.
NOW, THEREFORE, BE IT RESOLVED, by the New Hanover County Board of Commissioners that
it supports the above-described project recommended by the North Carolina Department of
Transportation and requests that the project proceed once the necessary funding has been
secured.
ADOPTED this the 7th day of October, 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
___________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 8 - 2 - 1
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New Hanover County
Board of Commissioners - October 7, 2024
ITEM: 8 - 3 - 1
NORTH CAROLINA GENERAL ASSEMBLY
PRESIDENT PRO TEMPORE
SENATOR PHIL BERGER
RALEIGH 27601-2808
26TH DISTRICT • 2007 STATE LEGISLATIVE BUILDING • RALEIGH, NORTH CAROLINA 27601-2808 •TEL (919) 733-5708 FAX (919) 754-3246
September 11, 2024
Secretary Joey Hopkins
Secretary of Transportation
North Carolina Department of Transportation
1 S. Wilmington St.
Raleigh, NC 27601
Dear Secretary Hopkins:
I hereby recommend the Department of Transportation allocate funds from the President
Pro Tem Contingency fund for the following project:
• $310,000 to bring Springhill Road and Meadowbrook Drive in New Hanover County
up to state standards. This project is requested by Sen. Michael Lee.
I hope this project can move forward and be placed on the Board of Transportation’s
calendar for approval. Please direct questions or comments on this matter to my chief of
staff, Kolt Ulm.
Sincerely,
Phil Berger
Board of Commissioners - October 7, 2024
ITEM: 8 - 4 - 1
STATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION
ROY COOPER J.R. “JOEY” HOPKINS
GOVERNOR SECRETARY
Mailing Address: NC DEPARTMENT OF TRANSPORTATION DIVISION OF HIGHWAYS 5501 BARBADOS BOULEVARD CASTLE HAYNE, NC 28429-5647
Telephone: 910-341-2000 Fax: 910-675-3791 Customer Service: 1-877-368-4968
Website: www.ncdot.gov
Location: 5501 BARBADOS BOULEVARD CASTLE HAYNE, NC 28429-5647
October 19, 2023 MEMORANDUM TO: Whom it May Concern
FROM: Jessi Leonard, PE
Assistant Division Maintenance Engineer SUBJECT: Signal Warrant Analysis at SR 1521 (Piner Road) And Myrtle Grove Middle School / Brown Pelican Lane
In New Hanover County
Our Division Traffic unit received a request to review signal warrants the intersection of SR 1521 (Piner Road) at the Myrtle Grove Middle School driveway and Brown Pelican Lane
in New Hanover County. Our findings are documented further below.
This traffic signal study included evaluating traffic data for vehicles and pedestrians, existing site conditions, and crash history. For these reviews, the Department references the Manual on Uniform Traffic Control Devices (MUTCD), which is a manual approved by the Federal
Highway Administration as the National Standard. The purpose of the MUTCD is to ensure
that traffic control devices are installed consistently throughout the country. Based on the findings, the Department is able to endorse the installation of a signal at SR 1521 (Piner Road) at the Myrtle Grove Middle School driveway and Brown Pelican Lane.
Unfortunately, there is not currently a designated funding source for new signal installation;
however, we will be developing estimates to be shared with other units in case a funding source is identified that this signal installation can be considered. Our Division Traffic unit can be contacted at (910) 341-2200 if any more information is
needed.
JLL/ cc: File
Board of Commissioners - October 7, 2024
ITEM: 8 - 5 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Consent
DEPARTMENT: Governing
Body PRESENTER(S): Kym Crowell, Clerk to the Board and Rebekah Roth, Planning and
Land Use Director
CONTACT(S): Kym Crowell and Rebekah Roth
SUBJECT:
Adop$on of State Road Resolu$on Requested by the North Carolina Department of Transporta$on
BRIEF SUMMARY:
The North Carolina Department of Transporta#on (NCDOT) is considering the addi#on of the following roads to the
state system of highways as the roads meet the standards and criteria established by the state and county: Songbird
Court, Even#de Boulevard, Alo, Way, Anchors Bend Way, Baldwin Park Drive, Stoneybrook Road, North Bend Road
within the Anchors Bend subdivision (Division File No: 1304-N). NCDOT is reques#ng that the board adopt a resolu#on
in support of adding the roads to the state system.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Effec#ve County Management
Increase transparency and awareness about county ac#ons
Internal business processes
Communicate what the county does and why
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt SR-2 resolu#on.
ATTACHMENTS:
Descrip#on
NCDOT State Road Resolution Request Packet
NHC Locator Map
SR-2 Resolution
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop#on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 9
STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
ROY COOPER J.R. “JOEY” HOPKINS
GOVERNOR SECRETARY
Mailing Address:
NC DEPARTMENT OF TRANSPORTATION
DISTRICT 3 ENGINEER’S OFFICE
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
04-11-03 COURIER
Telephone: 910-398-9100
Customer Service: 1-877-368-4968
Website: ncdot.gov
Location:
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
September 3, 2024
Ms. Kym Crowell, Clerk to the Board
New Hanover County Board of Commissioners
230 Government Center Drive, Suite 175
Wilmington, NC 28403
Subject: Proposed Road Addition to the State System of Highways, Anchors Bend
Subdivision located off Middle Sound Loop Road (Division File No: 1304-N).
Dear Ms. Crowell,
This office is considering the addition of the following roads: Songbird Court, Eventide
Boulevard, Aloft Way, Anchors Bend Way, Baldwin Park Drive, Stoneybrook Road, North
Bend Road located within the Anchors Bend Subdivision to the state maintenance system.
After the Board’s consideration please furnish this office with the current county resolution
and official road names for our further handling.
If I may be of further assistance, please call me at 910-398-9100.
Sincerely,
Nick K. Drees
Engineering Specialist
Enclosures: Copy of SR-1 Road Petition request form, plat maps and locator maps.
Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 1
Date Petition Received by NCDOT: ____________________
Form SR-1 (8/2022)
North Carolina Department of Transportation
Division of Highways
Petition for Road Addition
ROADWAY INFORMATION:(Please Print/Type)
County: New Hanover Road Name: Various (see attached)
(Please list additional street names and lengths on the back of this form.)
Subdivision Name: Anchors Bend Length (miles):Various
Number of occupied homes having street frontage: Various Located (miles): 0.26
miles N S E W of the intersection of Route 1403 and Route 1487 .
(Check one) (SR, NC, US) (SR, NC, US)
We, the undersigned, being property owners and/or developers of Anchors Bend in
New Hanover County, do hereby request the Division of Highways to add the above described road.
CONTACT PERSON:Name and Address of First Petitioner. (Please Print/Type)
Name and Signature: Annie Cilinski Phone Number:
Street Address:
Mailing Address:
PROPERTY OWNERS
Printed Name and Signature Mailing Address Telephone
(252) 230-6347
7418 Songbird Court Wilmington, NC 28411
(President AB HOA)
Anchors Bend HOA, Inc. PO BOX 12051 Wilmington, NC 28405
$QQLH&LOLQVNL6RQJELUG&RXUW:LOPLQJWRQ1&
Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 2
Form SR-1 (8/2022)
INSTRUCTIONS FOR COMPLETING PETITION:
1. Complete Information Section
2. Identify Contact Person (This person serves as spokesperson for petitioner(s)).
3. Attach two (2) copies of recorded subdivision plat or property deeds, which refer to candidate road.
4. Adjoining property owners and/or the developer may submit a petition. Subdivision roads with prior
NCDOT review and approval only require the developer’s signature.
5. If submitted by the developer, encroachment agreements from all utilities located within the right of
way shall be submitted with the petition for Road addition. However, construction plans may not be
required at this time.
6. Submit to District Engineer’s Office.
FOR NCDOT USE ONLY:
Date Petition Received by NCDOT: ____________________________
Please check the appropriate block:
Rural Road Subdivision platted prior to October 1, 1975 Subdivision platted after September 30, 1975
REQUIREMENTS FOR ADDITION
If this road meets the requirements necessary for addition, we agree to grant the Department
of Transportation a right-of-way of the necessary width to construct the road to the minimum
construction standards of the NCDOT. The right-of-way will extend the entire length of the
road that is requested to be added to the state maintained system and will include the
necessary areas outside of the right-or-way for cut and fill slopes and drainage. Also, we
agree to dedicate additional right-of-way at intersections for sight distance and design
purposes and execute said right-of-way agreement forms that will be submitted to us by
representatives of the NCDOT. The right-of-way shall be cleared at no expense to the
NCDOT, which includes the removal of utilities, fences, other obstructions, etc.
General Statute 136-102.6 states that any subdivision recorded on or after October 1, 1975,
must be built in accordance with NCDOT standards in order to be eligible for addition to the
State Road System.
ROAD NAME HOMES LENGTH ROAD NAME HOMES LENGTH
Songbird Court 1600'
Eventide Boulevard 11400'
Aloft Way 11'
Anchors Bend Way '
Stoneybrook Road '
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Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 3
Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 4
Petitioned
Roads
Private Roads
(not legible).
Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 5
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ITEM: 9 - 1 - 6
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ITEM: 9 - 1 - 7
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ITEM: 9 - 1 - 8
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ITEM: 9 - 1 - 9
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ITEM: 9 - 1 - 10
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ITEM: 9 - 1 - 11
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ITEM: 9 - 1 - 12
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ITEM: 9 - 1 - 13
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ITEM: 9 - 1 - 14
Board of Commissioners - October 7, 2024
ITEM: 9 - 1 - 15
Board of Commissioners - October 7, 2024
ITEM: 9 - 2 - 1
NORTH CAROLINA STATE DEPARTMENT OF TRANSPORTATION
REQUEST FOR ADDITION TO STATE MAINTAINED
SECONDARY ROAD SYSTEM
North Carolina
County of New Hanover
Road(s) Description: Songbird Court, Eventide Boulevard, Aloft Way, Anchors Bend
Way, Baldwin Park Drive, Stoneybrook Road, North Bend Road
within the Anchors Bend Subdivision in New Hanover County
(Division File No: 1304-N)
WHEREAS, a petition has been filed with the Board of County Commissioners of
the County of New Hanover requesting that the above described road(s), the location of
which has been indicated on a map, be added to the Secondary Road System; and
WHEREAS, the Board of County Commissioners is of the opinion that the above
described road(s) should be added to the Secondary Road System, if the road(s) meets
minimum standards and criteria established by the Division of Highways of the
Department of Transportation for the addition of roads to the System.
NOW, THEREFORE, be it resolved by the Board of Commissioners of the County of
New Hanover that the Division of Highways is hereby requested to review the above
described road(s), and to take over the road(s) for maintenance if they meet established
standards and criteria.
CERTIFICATE
The foregoing resolution was duly adopted by the Board of Commissioners of the
County of New Hanover at a meeting on the 7th day of October, 2024.
WITNESS my hand and official seal this the 7th day of October, 2024.
______________________________________
Kymberleigh G. Crowell, Clerk to the Board
New Hanover County Board of Commissioners
Form SR-2
Please Note: Forward directly to the District Engineer, Division of Highways.
Board of Commissioners - October 7, 2024
ITEM: 9 - 3 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Governing Body PRESENTER(S): Mayor Lynn Barbee, Town of Carolina Beach
CONTACT(S): Commissioner Scalise and Kym Crowell, Clerk to the Board
SUBJECT:
Recogni'on of Principal Jennifer Angel of Carolina Beach Elementary
BRIEF SUMMARY:
The Board wishes to recognize Principal Jennifer Angel of Carolina Beach Elementary School for her excep(onal
leadership and unwavering commitment to student safety during the storm on September 16, 2024. When excessive
rain caused flash flooding in Carolina Beach, Principal Angel acted swi1ly and professionally to ensure the well-being
of 18 children stranded at the school. With buses unable to access the flooded roads, she maintained calm and order,
keeping the children secure un(l the New Hanover County Sheriff's Office high-water truck arrived. Demonstra(ng
both courage and care, Principal Angel personally accompanied the children on the truck, riding with them to ensure
that each one safely reached their home and was entrusted to a responsible adult. Her bravery and dedica(on under
challenging condi(ons exemplify her deep commitment to her students and her community.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Effec(ve County Management
Increase transparency and awareness about county ac(ons
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Recognize Principal Angel.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recognize Principal Angel.
COMMISSIONERS' ACTIONS:
Recognized Principal Angel and took photos with Carolina Elementary Teacher Staff.
Board of Commissioners - October 7, 2024
ITEM: 10
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Diversity &
Equity PRESENTER(S): Linda Thompson, New Hanover County Chief Diversity & Equity
Officer
CONTACT(S): Linda Thompson
SUBJECT:
Considera)on of Na)onal Minority Enterprise Development Week
BRIEF SUMMARY:
Na#onal Minority Enterprise Development Week, also known as Na#onal MED Week, is celebrated from October 7-
15, 2024, to honor the significant achievements and contribu#ons of minority business enterprises. It provides a
pla2orm for entrepreneurs, business owners, and stakeholders to come together, share insights on industry trends, and
learn tools to enhance business growth. MED Week celebrates the diversity and innova#on within the minority
business community while recognizing the corpora#ons and financial ins#tu#ons that support their success.
STRATEGIC PLAN ALIGNMENT:
Workforce & Economic Development
A business-friendly environment that promotes growth, agility, and collabora#on.
Plan for the long-term needs of businesses through #mely, innova#ve programs and
community partnerships.
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Recommend adop#on.
ATTACHMENTS:
Descrip#on
Minority Enterprise Development Week Proclamation
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop#on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 11
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
NEW HANOVER COUNTY MINORITY ENTERPRISE DEVELOPMENT WEEK PROCLAMATION
WHEREAS, National Minority Enterprise Development Week also known as National MED Week,
is observed in October to recognize and celebrate the achievements and contributions of the
minority business enterprise community; and
WHEREAS, North Carolina agencies, municipalities, and organizations host events to honor
small, minority, and women-owned businesses; and
WHEREAS, New Hanover County encourages and actively seeks to do business with Minority
and Women-Owned Business Enterprises (MWBE) for all advertised projects; and
WHEREAS, The MWBE Program increases opportunities for historically underutilized businesses
and promotes a business-friendly environment that promotes growth, agility, and collaboration.
which is one of the strategic objectives for New Hanover County; and
WHEREAS, Creating and operating a business is a cornerstone of the American Dream and New
Hanover County believes that dream belongs to everyone and celebrates the accomplishments
of our MWBEs and value the many ways that our community is enriched by them.
NOW, THEREFORE, BE IT PROCLAIMED by the New Hanover County Board of Commissioners
that October 7-15, 2024, will be recognized as “New Hanover County Minority Enterprise
Development Week”. Residents of New Hanover are encouraged to get to know their local
MWBEs business owners and work together to celebrate their accomplishments.
ADOPTED this the 7th day of October 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
_____________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 11- 1 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Planning PRESENTER(S): Rebekah Roth, NHC Director of Planning & Land Use
CONTACT(S): Rebekah Roth
SUBJECT:
Considera)on of a Resolu)on of Support to Name the Military Cutoff Bridge over Market Street the "Cornelius E.
Nixon Bridge" and to Receive Public Comments
BRIEF SUMMARY:
New Hanover County resident Alice Nixon is seeking the support of the Board of Commissioners for a request she is
submi&ng to the North Carolina Department of Transporta(on to name the Military Cutoff Bridge over Market Street
in honor of her father, Cornelius E. Nixon. Mr. Nixon was a lifelong resident of New Hanover County who made
significant contribu(ons to the community through his entrepreneurship, par(cipa(on in the state's oyster shell
recycling program, and support for professional development for underrepresented popula(ons of students.
The North Carolina Department of Transporta(on procedures for honorary naming of a bridge require all local
jurisdic(ons in which the facility is located to unanimously adopt a resolu(on in support of the proposed name in a
public forum a1er providing an opportunity for public comment. The Military Cutoff Bridge is located in both the City
of Wilmington and New Hanover County, and Wilmington's City Council would also need to unanimously adopt a
resolu(on of support.
A summary of Cornelius E. Nixon's achievements outlined by Ms. Nixon is a3ached in the packet. In addi(on, the
proposed resolu(on describes how the Division of Marine Fisheries recognized Mr. Nixon in 2010 for his efforts in the
state's oyster shell recycling program. At the (me, Mr. Nixon ran one of the state's largest recycling centers. Mr. Nixon
was also recognized for his legacy of entrepreneurship and community service in 2015 when Cape Fear Community
College renamed its Minority Male Mentoring program to the Nixon Minority Male Leaders program. Now expanded,
the program is named the Nixon Leaders Center and focuses on suppor(ng the educa(onal and professional
aspira(ons of underrepresented popula(ons of students.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Effec(ve County Management
Increase transparency and awareness about county ac(ons
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Receive public comment and consider the proposed resolu(on. (refer to script)
ATTACHMENTS:
Descrip(on
Board of Commissioners - October 7, 2024
ITEM: 12
2024-10-07 Chair Script
2024-10-07 Proposed Resolution of Support to Name Military Cutoff Bridge the "Cornelius E. Nixon Bridge"
Letter of Support - Alice Nixon
Email Summary of Nixon Shell Recycling Program Contributions
Staff Presentation
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop(on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 12
BOARD OF COMMISSIONERS CHAIR SCRIPT
for Consideration of Resolution of Support for Naming the Military Cutoff Bridge over Market Street
the “Cornelius E. Nixon Bridge” and to Receive Public Comment
Chair Rivenbark states:
I’d like to recognize Planning & Land Use Director Rebekah Roth for a staff presentation.
(Hear staff presentation)
Chair Rivenbark states:
The North Carolina Department of Transportation’s policy on naming bridges requires that local
governments provide an opportunity for public input. Before we consider this resolution is there
anyone who would like to provide comments? In keeping with our policies, each speaker will have
3 minutes each for their comments.
(Allow public comment)
Chair Rivenbark states:
Does any Board member have any comments they would like to make?
(Board comments and discussion)
Chair Rivenbark states:
With no further comments or discussion, is there a motion to adopt the Resolution of Support for
Naming the Military Cutoff Bridge over Market Street the “Cornelius E. Nixon Bridge”?
MOTION:
SECOND:
VOTE:
Board of Commissioners - October 7, 2024
ITEM: 12- 1 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
RESOLUTION OF SUPPORT TO NAME THE MILITARY CUTOFF BRIDGE OVER MARKET STREET
THE “CORNELIUS E. NIXON BRIDGE”
WHEREAS, NCGS §136-18(18) authorizes the North Carolina Board of Transportation to name roads, bridges, or
ferries; and
WHEREAS, NCDOT requires unanimous adoption of a resolution of support from the local jurisdiction(s) in which the
facility is located; and
WHEREAS, Alice Nixon has requested the Military Cutoff bridge over Market Street be named after her father,
Cornelius E. Nixon; and
WHEREAS, Cornelius “Sonny” Nixon, known as “The Oyster Man,” was a lifelong resident who worked in the oyster
business as a child to support his family during difficult economic times when few opportunities existed for African
Americans; and
WHEREAS, Mr. Nixon’s drive led him to start the County’s first oyster shucking facility on Greenville Sound before
building his business, Nixon’s Oyster Plant, which served the community for over 55 years, on ten acres purchased
off Market Street near Military Cutoff; and
WHEREAS, Mr. Nixon was a leading community entrepreneur, creating jobs and providing retirement benefits to his
workers, rare among small business owners; and
WHEREAS, Mr. Nixon contributed to the long-term health of the oyster industry and coastal waters by promoting
the state’s oyster shell recycling program, where customers returned shells for the Division of Marine Fisheries to
use in area waters to provide habitat for young oysters. He ran the state’s third largest recycling center and was
recognized for his efforts by the Division of Marine Fisheries in 2010; and
WHEREAS, in 2015, Cape Fear Community College honored Mr. Nixon for his legacy of entrepreneurship and
community service by renaming its Minority Male Mentoring program to the Nixon Minority Male Leaders program,
now the Nixon Leaders Center, which supports the education and professional growth of underrepresented
students; and
WHEREAS, Mr. Nixon’s lifelong and passionate commitment to the betterment of the County has created a lasting
legacy.
THEREFORE, BE IT RESOLVED, that the New Hanover County Board of Commissioners officially supports naming the
Military Cutoff bridge over Market Street the “Cornelius E. Nixon Bridge” in honor of the lifelong contributions Mr.
Nixon made to the County.
ADOPTED this the 7th day of October, 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
___________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 12- 2 - 1
Board of Commissioners - October 7, 2024
ITEM: 12- 3 - 1
From:tayl546@charter.net
To:Linda Painter; robb.mairs@deq.nc.gov
Subject:Confirmation of Cornelius "Sonny" Nixon"s participation in NCDMF"s Shell Recycling Program
Date:Wednesday, September 4, 2024 5:19:36 PM
Dear Ms. Painter,
My name is Stephen Taylor and was employed by the NC Division of Marine Fisheries in the
Wilmington office from 1994 until retirement in 2015. At one point I was in charge of the NC
Oyster Shell Recycling Program down here in the Southern District. I received a call from Robb
today asking if I could more or less confirm Mr. Nixon’s participation and contributions to this
Program back in the day. As an employee I went out to Market Street frequently with other
technicians collecting oyster shells from Mr. Sonny almost weekly. Looking back at my
records I have various amounts of collections from 2007 through 2013. Mr. Nixon was our
second highest collection point in all of New Hanover County. From Nov 2007 to March 2009,
the Division collected 703.96 bushels from the six collection cans we provided at his wonderful “OysterHouse”. He was quite the gentleman.
To give you a little more history, in 2003, North Carolina started an Oyster Shell Recycling
Program (NCOSRP), through the efforts of the NC Division of Marine Fisheries, the North
Carolina Coastal Federation, the Nature Conservancy and several other NGOs and non-
profits. It was very successful and helped our oyster planting program immensely. On
February 25, 2013, a letter went out basically saying the Division could not sustain the
program due to budget constraints and staff availability. That was I believe the NC Coastal
Federation took it over.
Mr. Sonny Nixon definitely contributed to our program and I find it only fitting that he be
remembered and memorialized by having the Hwy 17 overpass bridge named after him and his
family.
Thank you and if you have any questions, please just ask.
Sincerely yours,
Stephen Taylor
Retired Bio Supervisor
NC DMF
Wilmington Office
Board of Commissioners - October 7, 2024
ITEM: 12- 4 - 1
Stephen D. Taylor
111 Florida Avenue #11
Carolina Beach, NC 28428
(910) 458-7552
Board of Commissioners - October 7, 2024
ITEM: 12- 4 - 2
Cornelius E. Nixon Bridge Naming Resolution of Support
Rebekah Roth
Director of Planning & Land Use
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 1
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 2
Road, Bridge, and Ferry Naming Process
Submit
Application to
NCDOT
Local
Government
Resolutions of
Support
Documentation
Submitted to
NCDOT
Considered by
NCDOT Board of
Transportation
Naming
Committee
NCDOT Board of
Transportation
Vote
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 3
Item Agenda
•Staff Presentation
•Opportunity for Public Comments
•Consideration of Resolution
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 4
Cornelius E. Nixon’s Legacy
•Lifelong resident who worked in the oyster business, starting as a child
•Started the county’s first oyster shucking facility and built Nixon’s Oyster Plant on ten acres purchased off Market Street near Military Cutoff
•Was a leading community entrepreneur who created many jobs and provided retirement benefits to his workers
•Promoted the state’s oyster shell recycling program and was recognized by his efforts by the Division of Marine Fisheries in 2010
•Honored by CFCC for his entrepreneurial legacy and is the namesake for Nixon Leaders Center
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 5
Road, Bridge, and Ferry Naming Process
Submit
Application to
NCDOT
Local
Government
Resolutions of
Support
Documentation
Submitted to
NCDOT
Considered by
NCDOT Board of
Transportation
Naming
Committee
NCDOT Board of
Transportation
Vote
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 12- 5 - 6
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, NHC Development Review Planner
CONTACT(S): Amy Doss, Robert Farrell, NHC Development Review Supervisor; Rebekah Roth, NHC Planning
& Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z24-17) - Request by BDLCT, LLC, applicant and property owner, to rezone approximately 27.55
acres located at 3500 Block of Castle Hayne Road from the R-20, Residen@al District and removing the Special
Highway Overlay District (SHOD) to the PD, Planned Development District for a mixed residen@al and commercial
development.
BRIEF SUMMARY:
The applicant is reques'ng to rezone approximately 27.55 acres from R-20 Residen'al District to PD, Planned
Development District, to build a master-planned community that includes both retail and residen'al units. The
proposed concept plan features three dis'nct areas with mul'ple access points. One area is designated for
grocery/retail, another for residen'al, and a third for mixed use. The concept plan includes a through street with direct,
controlled access from the I-140 ramps through the site and connec'ng to Chair Road. An addi'onal access point from
Emerson Drive will provide access to the cemetery located just north and adjacent to the site.
The R-20 district in this area was established in 1974 to ensure that housing served by private sep'c and wells would be
developed at low densi'es. Since then, public water and sewer services have become available in the surrounding
area. The PD district was established to encourage innova've, integrated, and efficient land planning and site design,
aimed at achieving high-quality development, environmental sensi'vity, and adequate public facili'es and services. The
PD district also offers more flexibility than conven'onal development standards, such as for parking and street design,
to facilitate mixed-use, pedestrian-friendly developments.
It is es'mated the site would generate approximately 36 AM and 49 PM peak hour trips if developed under current
zoning. The proposed PD development is es'mated to generate 420 AM and 796 PM peak hour trips, increasing the
number of peak hour trips by approximately 384 AM and 747 PM.
The proposed project is located along a minor arterial road that is currently under capacity, with plans to widen the
road beginning in 2029. The site also has direct access to I-140. The applicant has received approval for a Traffic
Impact Analysis (TIA) from NCDOT and WMPO, which requires several roadway improvements, including a new traffic
signal at Castle Hayne Rd and Chair Rd, modifica'ons to the controlled access at Castle Hayne Rd and the I-140
eastbound ramps, extending the westbound turn lane at Castle Hayne Rd and the westbound I-140 ramps, and adding
turn lanes and stop controls at Chair Rd and Site Access 1 and Site Access 2. The concept plan also includes an access
easement between Emerson Drive and the cemetery to the north of the site, though through traffic will not be
permiDed via the easement from Emerson Drive. The full TIA is available for review online.
Students living in the proposed development would be assigned to Castle Hayne Elementary School, Holly Shelter
Board of Commissioners - October 7, 2024
ITEM: 13
Middle School, and Laney High School. Based on a generalized historic genera'on rate, staff would es'mate the
increase in homes would result in approximately 13 addi'onal students than generated under current zoning.
The 2016 Comprehensive Land Use Plan designates this property as Community Mixed-Use and General Residen'al
place types. The Community Mixed-Use place type focuses on small-scale, compact, mixed use development paDerns
that serve all modes of travel and act as an aDractor for county residents and visitors. The General Residen'al place
type focuses on small-scale, lower density housing, associated civic and limited commercial services development that
enhances neighborhood character. Types of appropriate uses include single-family residen'al, low-density mul'-family
residen'al, light commercial, civic, and recrea'onal projects.
The proposed PD rezoning is generally CONSISTENT with the 2016 Comprehensive Land Use Plan because the
project provides for the types and mixture of uses recommended in the Community Mixed Use and General Residen'al
place types, however more informa'on is needed to determine whether all elements are consistent with the plan.
The Planning Board considered this item at the September 5, 2024 mee'ng. Four ci'zens spoke in opposi'on of the
request ci'ng concerns about the density and impact to nearby residents. The members discussed poten'al impacts to
the neighborhood, the adjacent cemetery, the proposed mix of uses and transi'ons, and expressed support for the
request sta'ng the uses were in line with the development of the surrounding area.
The Planning Board voted (7-0) to recommend approval of the request, finding it CONSISTENT with the purposes and
intent of the 2016 Comprehensive Land Use Plan because the proposed uses are in line with the place type
recommenda'ons. The Planning Board found recommending APPROVAL of the rezoning request was reasonable and
in the public interest because provides addi'onal housing diversity to the area and increases vehicular and pedestrian
circula'on.
STRATEGIC PLAN ALIGNMENT:
Workforce & Economic Development
A business-friendly environment that promotes growth, agility, and collabora'on.
Plan for the long-term needs of businesses through 'mely, innova've programs and
community partnerships.
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda'on is based on the policy guidance of the 2016 Comprehensive Land Use Plan, zoning
considera'ons, and technical review. While the scale and density of the proposed project are more intense than
exis'ng development paDerns, this area is an'cipated to con'nue to transi'on to a commercial node. The concept
plan includes commercial services that serve exis'ng residents, vehicular connec'ons to I-140 and Castle Hayne Road,
and proposes a variety of housing op'ons with transi'ons between commercial and residen'al components. The
proposed concept plan, along with the Terms and Condi'ons, are supported by the Community Mixed Use & General
Residen'al place types in the County’s 2016 Comprehensive Land Use Plan.
As a result, Staff concurs with the Planning Board’s recommenda@on and suggests the following mo'on:
I move to APPROVE the proposed rezoning with the aDached Terms and Condi'ons document. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the types and
mixture of uses recommended in the Community Mixed Use and General Residen'al place types, and the project will
create a new commercial node in close proximity to nearby residents. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the project provides addi'onal housing diversity to the area and
increases vehicular and pedestrian circula'on.
Alterna@ve Mo@on for DENIAL (if based on informa'on presented at the public hearing or other considera'on
Board of Commissioners - October 7, 2024
ITEM: 13
beyond the scope of staff review, the board finds denial appropriate.)
I move to DENY the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the
Comprehensive Plan because the project provides for the types and mixture of uses recommended in the Community
Mixed Use place type, the residen'al densi'es are in line with those recommended within the General Residen'al
place type, and the project will create a new commercial node in close proximity to nearby residents, I find DENIAL of
the rezoning request is reasonable and in the public interest because the proposed development will detract from the
character of the surrounding community.
ATTACHMENTS:
Descrip'on
Z24-17 BOC Script
Z24-17 BOC Staff Report
Z24-17 Zoning Map
Z24-17 Future Land Use Map
Z24-17 Mailout Map
Z24-19 Application Cover Sheet
Z24-17 Application
Z24-17 Supplementary Applicant Materials Coversheet
Z24-17 Terms and Conditions
Z24-17 Concept Plan Cover Sheet
Z24-17 Concept Plan
Z24-17 TIA Cover Sheet
Z24-17 TIA Executive Summary
Z24-17 TIA Approval Letter
Z24-17 List of Permitted Uses
Z24-17 Public Comments Cover Sheet
Z24-17 Public Comments
Staff Presentation
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 13
BOARD OF COMMISSIONERS SCRIPT
for Zoning Map Amendment Application (Z24-17)
Request by BDLCT, LLC, applicant and property owner, to rezone approximately 27.55 acres located at
3500 Block of Castle Hayne Road from the R-20, Residential District and removing the Special Highway
Overlay District (SHOD) to the PD, Planned Development District for a mixed residential and
commercial development.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation and supporter comments (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based
on the Board discussion and items presented during the public hearing, would you like
withdraw your petition or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is,
or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Example Motion for Approval
I move to APPROVE the proposed rezoning with the attached Terms and Conditions
document. I find it to be CONSISTENT with the purposes and intent of the Comprehensive
Plan because the project provides for the types and mixture of uses recommended in the
Community Mixed Use and General Residential place types, and the project will create a new
commercial node in close proximity to nearby residents. I also find APPROVAL of the
rezoning request is reasonable and in the public interest because the project provides
additional housing diversity to the area and increases vehicular and pedestrian circulation.
Board of Commissioners - October 7, 2024
ITEM: 13- 1 - 1
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the project provides for
the types and mixture of uses recommended in the Community Mixed Use place type, the
residential densities are in line with those recommended within the General Residential
place type, and the project will create a new commercial node in close proximity to nearby
residents, I find DENIAL of the rezoning request is reasonable and in the public interest
because the proposed development will detract from the character of the surrounding
community.
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] of the proposed rezoning to a conditional PD, Planned
Development district. I find it to be [Consistent/Inconsistent] with the purposes and intent
of the Comprehensive Plan because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Board of Commissioners - October 7, 2024
ITEM: 13- 1 - 2
Z24-17 Staff Report BOC 10.7.2024 Page 1 of 24
STAFF REPORT FOR Z24-17
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z24-17
Request:
Rezoning to a PD district
Applicant: Property Owner(s):
BDLCT, LLC BDLCT, LLC
Location: Acreage:
The area of I-140, Castle Hayne Road, Chair
Road, and Emerson Drive 27.55
PID(s): Comp Plan Place Type:
R02511-001-010-000, R02511-001-009-000,
R02511-001-008-000, R02511-001-007-000,
R02511-001-006-000, R02511-001-006-001,
R02511-001-003-000, R02511-001-012-000,
R02511-001-011-000, R02511-001-006-002,
R02511-001-002-000, R02511-001-002-001,
R02500-001-044-000
Community Mixed Use and General
Residential
Existing Land Use: Proposed Land Use:
Residential, Undeveloped
PD
- Maximum 115 Multi-Family Dwelling
Units
- Grocery Store
- Restaurant
- Convenience Store with Fuel Pumps
- Mixed Commercial Development
Current Zoning: Proposed Zoning:
R-20, Residential PD, Planned Development
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 1
Z24-17 Staff Report BOC 10.7.2024 Page 2 of 24
SURROUNDING AREA
LAND USE ZONING
North Interstate I-140 and the GE Campus I-2 Industrial
East
Residential, Commercial Services R-20, CZD B-2
South Residential, Rockhill Community Center, and Saint
James AME Church R-20
West Residential R-20 and PD
ZONING HISTORY
July 1, 1974 Initially zoned R-20 (Area 10A)
COMMUNITY SERVICES
Water/Sewer Public water and sewer services are available from CFPUA through a
mainline extension from Castle Hayne Road.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station
Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High
Schools
Recreation Cape Fear Optimist Park and Northern Regional Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources.
Archaeological Existing Grady/Moore family cemetery adjacent to the site.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 2
Z24-17 Staff Report BOC 10.7.2024 Page 3 of 24
APPLICANT’S PROPOSED MASTER PLAN
Overview
· The Planned Development (PD) district is a type of conditional zoning district that includes a
site-specific design (master plan), and mutually agreed upon conditions can be attached.
Master plans for PD districts are intended to be in a “bubble” format that illustrate the
general location and intensity of the land uses within the development. Planned
developments must be constructed in accordance with the standards established in the
approved master plan and must comply with all other applicable development regulations
(stormwater, landscaping, roadways, parking, etc.). Compliance with the master plan and
other applicable regulations is verified during the review of a site-specific development
proposal located within the planned development.
· The PD district was established to encourage innovative, integrated, and efficient land
planning and site design concepts that achieve a high quality of development, environmental
sensitivity, and adequate public facilities and services. The PD district can also provide
more flexibility from conventional development standards, such as parking and street
design, in order to help create a more mixed-use, pedestrian-oriented development.
UDO Section 3.3.7 – Planned Development (PD) District
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 3
Z24-17 Staff Report BOC 10.7.2024 Page 4 of 24
· Planned Developments are often used for larger, multi-phase projects or integrated projects
with longer anticipated build-outs. This approach is intended to balance providing
flexibility so a project can adapt to changes in market conditions while providing a clear
expectation of future development for stakeholders and adjacent property owners.
Applicant’s Concept Plan - Includes Staff Markups
· The proposed PD district would allow for the development of a mixed-use project with a
total of three master-planned areas: grocery and commercial uses abutting Interstate 140,
retail/mixed use along Castle Hayne, and mixed use residential in the corner along Chair
Road and abutting existing residential uses. The proposed project includes two stoplights
and would provide direct access from the I-140 Castle Hayne Road exit and additional
interconnectivity in the area.
· On the north side, the area identified as “Commercial, Grocery, Retail” abutting I-140
includes approximately 10.23 acres. The Terms and Conditions document also identifies the
western portion of this area to be transitional commercial and will contain no commercial
buildings and shall be limited to parking, streets, pedestrian ways, signage, stormwater
management features, landscaping and infrastructure to support the PD development.
· In the southwest corner, the area identified as “Residential Multi-Family” includes 8.24 acres
to be used for multi-family residential and mixed-use commercial development. Although
I-140
Residential
Multi-Family
Commercial,
Grocery, Retail
Retail/
Mixed Use
Cemetery Access
Easement
Transitional
Commercial
Transitional
Residential
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 4
Z24-17 Staff Report BOC 10.7.2024 Page 5 of 24
not labeled on the concept plan, the Terms and Conditions indicate the Residential/Multi-
Family portion of the project would also allow a mixture of commercial and residential uses
along the internal road only and as described in the Terms and Conditions as residential
use above ground level commercial. The Terms and Conditions document also identifies the
western portion of this area to be transitional residential as shown on the plan. This
transitional residential area shall not exceed a density of 8 du/ac and buildings shall not
exceed 3 stories in height.
· The corner of Chair Road and Castle Hayne Road identified as “Retail/Mixed Use” includes
7.75 acres. Vertical mixed-use development consisting of residential uses above ground-
level commercial uses shall be allowed in this area.
· The proposal contains a maximum of 115 residential units within the areas identified as
“Residential” and “Retail/Mixed Use.” This maximum number of units would result in an
overall density for these portions of the site of just over 7 units/acre. There is no requirement
that residential uses be included in the Retail/Mixed Use area of the project, however.
· The proposed new internal road provides interconnectivity to the area and divides the retail
master-planned area from the residential and higher intensity commercial master planned
The road will be lined with sidewalks, promoting walkability.
· An adjacent cemetery to the northwest of the property will be provided new access directly
from Emerson drive.
· The maximum height for all structures is 50’.
· The applicant’s proposed Terms & Conditions document states that areas designated for
Residential Use on the proposed master plan may allow any residential land use permitted
within the PD district except for the following:
· Mobile Home
· Mobile Home, Doublewide;
· Mobile Home Park;
· Mobile Home Subdivision
· The applicant’s proposed Terms & Conditions document states that areas designated for
Mixed-Use and Commercial on the proposed master plan may allow any commercial use
permitted within the PD district except for the following:
· Animal Shelter;
· Heliport;
· Mobile Home and Prefab Sales;
· Vehicle Sales;
· Vehicle Towing Service and Storage Yard;
· The applicant’s proposed Terms & Conditions document states that the uses allowed shall
include all the remaining uses permitted in the PD district except the following uses will be
prohibited:
· All Agricultural uses;
· The Civic and Institutional use of Animal Shelter;
· All Industrial uses;
· All Manufacturing uses;
· All Transportation uses
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 5
Z24-17 Staff Report BOC 10.7.2024 Page 6 of 24
Compensating Community Benefits
· In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District must identify the compensating community benefit of the proposed
project that helps achieve the stated goals of the district (noted on page 3). These benefits
can include, but are not limited to improved design, natural preservation, improved
connectivity, mixed-use development, green building practices, and the dedication of land
for public purposes. The applicant states the proposal would provide the below community
benefits (quoted text taken directly from the application):
1. Highest and Best Use: “Most of the parcels are currently vacant and the site area is
underutilized. This is particularly true because the site is located at the confluence higher
intensity Comprehensive Plan place types and an interstate interchange. The proposed
PD rezoning would allow for a wider range of neighborhood-scale goods and services
to be brought to an area that is commercially underserved. Developing the site under
the current R-20 zoning district would not have the same community benefit to nearby
residents or persons employed in the vicinity. It is anticipated that the proposed PD
development will help promote additional business growth, create jobs and increase the
availability of commercial goods and services in the area generally.”
2. Better Design: “A cohesive and comprehensively designed mixed-use project will not
only be a more efficient use of land as promoted in the County’s Comprehensive Plan,
it will also be a more architecturally and aesthetically pleasing development than a
disconnected parcel-by-parcel development of this same property. The PD rezoning will
allow for more thoughtful, well planned and compatible landscaping and street plans,
as well as the opportunity for shared parking without multiple driveway cuts on adjacent
roadways. Installation of utilities can also be achieved in a more efficient and planned
manner with the PD District development.”
3. Traffic Improvements: “One of the greatest community benefits of this PD rezoning
request is the proposed roadway and traffic improvements that the Developer will install
as part of the development of the site. A new traffic signal and improvements to Chair
Road will be significant benefits to the residents of Chair Road and the surrounding
area. The proposed roadway improvements, which will include dual access points to the
site, will be a significant community enhancement and will protect and enhance the
ingress/egress to and from St. James AME Church.”
4. Infrastructure: “A company affiliated with the Developer has already installed a water
main along Chair Road for a previous project, thereby creating a looped water system
for the residents of Chair Road and Rockhill Road. This investment has served as a
community benefit. The current project may also require a sewage lift station for the
PD development. As previously mentioned, the Developer is willing to explore
opportunities to work with the County and CFPUA to design the lift station as a regional
lift station, which would allow the infrastructure to be used beyond the scope of the PD
development. This would provide opportunities for the County and/or CFPUA to
expand the availability of sewer to both existing and future properties in the
community.”
5. Housing: “The project will include more residential units than the existing R-20 zoning
currently allows. These additional units, particularly in close proximity to major
employers and the interstate interchange, will increase the availability of housing at a
time when the County’s population and the housing deficit continue to grow. Large
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 6
Z24-17 Staff Report BOC 10.7.2024 Page 7 of 24
tracts of very low-density housing will not solve the housing shortage, but higher density
housing, and particularly in mixed-use developments near major roadways and
employment opportunities, will help address the County’s housing shortage. The mixed-
use nature of the proposed project will provide commercial goods and services to both
future residents of the PD development and existing residents in the Chair Road corridor
area, thereby reducing the need to access Castle Hayne Road.”
Terms and Conditions
· In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District includes a Terms and Conditions document that details any
conditions of approval or proposed modifications to development standards. The following
notable proposed conditions of the proposal are listed below. The full Terms and Conditions
document is included in the application and will be incorporated with the master plan if the
rezoning is approved.
1. The use, density of use, and maximum building heights for the areas depicted in
detail as on the development plans represent the proposed Planned Development
(PD) Zoning district. The detail of the proposed zoning district requirements is
represented on the Master Planned Development (MPD) master plan, but this terms
and conditions document generally refers to the broad category of use as
Commercial, Retail, Restaurant, Office, Mixed-Use, Multi-Family, and/or townhomes.
The uses, and other regulations and conditions approved with this terms and
conditions document and the MPD may be amended or modified in accordance with
County requirements as necessary.
2. Development within the PD District will comply with the use types; buffer
requirements, setback requirements, maximum impervious area, maximum height
and density as shown on the MPD Master Plan and noted below.
i. Maximum height for all structures is limited to 50’.
ii. Maximum height in Transitional Residential area abutting single family lots
along Emerson Drive, is 3 stories.
iii. Proposed buffer yard abutting R-20, Residential is 20 feet.
iv. Multi-Family and Mixed-Use setbacks are 20 feet.
v. Commercial/Grocery/Retail Setbacks are:
1) Front Yard = 20 feet
2) Rear Yard = 20 feet
3) Side Yard = 20 feet
4) US/NC Highway Setbacks = 50 feet
3. Developer will install all applicable offsite traffic improvements required by the TIA
in conjunction with development of the site (a diagram of which is attached hereto
as Exhibit “A”), subject to any modifications required by the NCDOT and/or WMPO.
4. At Developer’s own expense, Developer will provide a new access easement across
Developer’s property from Emerson Drive to the Grady/Moore Family Cemetery
for use by members of the Grady/Moore Family. The Developer, however, shall not
be responsible for maintenance of the Cemetery property. The aforementioned
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 7
Z24-17 Staff Report BOC 10.7.2024 Page 8 of 24
access easement is planned to be utilized only for cemetery access, underground
utility access and emergency vehicle ingress/egress.
5. Developer must provide water and sewer utilities to the site prior to development.
6. Conditions related to the approval of the MPD Master Plan, including any conditions
related to the form and design of development shown in the MPD Master Plan;
i. A minimum 20% landscape buffer as indicated on the MPD Master Plan. Existing
vegetation and trees are to remain. Areas may be supplemented with plantings.
ii. A 5’ sidewalk will be installed on both sides of the interior road connecting
Chair Road to Castle Hayne Road as shown on the MPD Master Plan.
iii. All required traffic improvements (see attached Exhibit “A”) will be phased
along with development.
ZONING CONSIDERATIONS
· The R-20 district in this area was established in 1974. At the time, the purpose of the R-20
district was to ensure housing served by private septic and wells would be developed at
low densities. Since that time, public water and sewer services have become available to
the surrounding area.
· Since that time, the surrounding area has seen gradual shifts toward higher density
residential uses, industrial uses, and commercial uses along the Castle Hayne Road corridor.
· In 2017, another parcel further west down Chair Road was rezoned to a PD district.
· Under the County’s performance standards, the subject properties would be permitted a
maximum of 52 dwelling units at an overall density of 1.9 du/ac. The proposed 115
dwelling units equates to an overall density of 4.2 du/ac. The residential component of the
project is spread between the “Residential Multi Family” area and the “Retail/Mixed Use”
area with a maximum density of 8 du/ac abutting R-20 properties along Emerson Drive.
· The proposed master plan provides flexibility in the uses permitted in the planning areas,
but a mixture of uses that includes non-residential components would be expected in these
areas due to the anticipated costs of infrastructure required to be put in place to support
the development including transportation and utility extensions.
· The site is located in the Special Highway Overlay District (SHOD), which prescribes a
minimum 100’ setback for buildings. This may be reduced by 25% if the development
provides additional plantings along the right-of-way. The SHOD also prescribes maximum
square footage and height of signs. The concept plan proposes removing the SHOD, or
Special Highway Overlay District, on the northern portion of the site along I-140.
· Existing vegetation and trees will remain within the minimum 20’ landscape buffer as
indicated on the MPD Master Plan.
· Transitional buffers are required for the western portion of the site where multi-family is
proposed adjacent to existing single-family, the developer is proposing the 20’ buffer be
left in its natural vegetative state and a maximum height of 3 stories..
· The UDO contains controls on exterior lighting on the site. The maximum illumination levels
at the common property line with the residential properties to the west shall not exceed 0.5-
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 8
Z24-17 Staff Report BOC 10.7.2024 Page 9 of 24
foot candles and 1.0-foot candles at the northern property line adjacent to the religious
institution.
· If approved, the project would be subject to Technical Review Committee (TRC) and zoning
compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
AREA DEVELOPMENTS
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 9
Z24-17 Staff Report BOC 10.7.2024 Page 10 of 24
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow
a maximum of 52 single-family dwelling units.
PROPOSED ACCESS
Primary Access Castle Hayne Road
Secondary Access Chair Road
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 10
Z24-17 Staff Report BOC 10.7.2024 Page 11 of 24
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Castle Hayne Road Chair Road
Type of Roadway NCDOT minor arterial NCDOT local
Roadway Planning Capacity (AADT) 16,804 15,936
Latest Traffic Volume (AADT) 14,500 Not available
Latest WMPO Point-in-Time County (DT) Not available near subject
parcel
Not available near subject
parcel
Current Level of Congestion Capacity exists Capacity exists
NEARBY NCDOT STIP ROADAWAY PROJECTS
U-5863 – Castle Hayne Road
Improvements
(post-2029 Completion)
- Widen castle Hayne Road into multi-lanes from
I-140 to Division Drive. Right-of-Way
acquisition and utilities is currently scheduled to
take place in FY 2025, with construction
beginning after 2029.
- The roadway project is currently proposed as a
divided facility with a median, but this has not
been finalized.
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 36 420 +384
PM Peak Hour Trips 49 796 +747
TRAFFIC IMPACT ANALYSIS (TIA)
New developments that are anticipated to generate more than 100 trips during any peak hour
period are required to submit a traffic impact analysis (TIA) as part of their rezoning application. A
team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to
develop the scope for the TIA, including the study area, the traffic data which must be collected, trip
distribution, and the developments and background traffic growth that must be analyzed. This
document is used to identify off-site transportation improvements required to mitigate the impacts of
the development and must be approved by the WMPO and NCDOT.
Approval Date May 2, 2024
Development Proposal
Analyzed
115 multi-family units, 85,000 SF shopping plaza with
supermarket, 6,000 SF sit-down restaurant, 3,500 SF convenience
store with 16 gas pumps.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 11
Z24-17 Staff Report BOC 10.7.2024 Page 12 of 24
Study Intersections
- Castle Hayne Road at Chair Road
- Castle Hayne Road at I-140 EB ramps + site access #3
- Castle Hayne Road at I-140 WB ramps
- Chair Road at site access #1
- Chair Road at site access #2
Trip Generation
- 420 AM peak hour trips
- 796 PM peak hour trips
- 8,743 average daily trips
Traffic Data Collection
April 25, 2023
- Castle Hayne Road at Chair Road
- Castle Hayne Road at I-140 EB Ramps
- Castle Hayne Road at I-140 WB Ramps
Trip Distribution and
Assignment
- 45% to/from the south on Castle Hayne Road
- 20% to/from the west on I-140
- 10% to/from the east on I-140
- 15% to/from the north on Castle Hayne Road
Approved Developments &
Background Growth
- River Bluffs Residential Development (343 dwelling units)
- Planned Roadway/Intersection Improvements:
o N Kerr at Castle Hayne Road - extend WB lane
o Chair Road at Castle Hayne Road – install traffic
signal, construct SB right turn lane on Castle Hayne
Road
o Castle Hayne Road at I-140 EB Ramps – provide
signal coordination
o Castle Hayne Road at I-140 WB Ramps – provide
signal coordination
- Full Build – 2024
- Growth Rate – 1% per year
- Chair Road School Development
- No TIA
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 12
Z24-17 Staff Report BOC 10.7.2024 Page 13 of 24
Required Improvements
Castle Hayne Road and Chair Road
- Install a traffic signal and provide necessary
communication equipment for coordination.
- Extend the existing eastbound left turn lane on Chair Road
to provide 250 feet of storage, appropriate full width
deceleration and taper.
- Construct a second eastbound left turn lane on Chair Road
with 250 feet of storage, appropriate full width
deceleration and taper.
- Construct a southbound right turn lane on Castle Hayne
Road with 100 feet of storage, appropriate full width
deceleration and taper.
- Restripe the exiting southbound two-way center left turn
lane (TWLTL) on Castle Hayne Road to provide southbound
U-turn Lane with 150 feet of storage. TIA approval with
conditions of Moore’s Crossing Traffic Impact Analysis
(New Hanover County)
- Provide widening on east side of Castle Hayne Road to
accommodate southbound U-turns (use SU-30 as design
vehicle for U-turn maneuver).
Castle Hayne Road and I-140 Eastbound Ramps/Site Access 3
Note: the following elements require modification to the Control of
Access conditions.
- Construct a westbound left-thru lane on I-140 Eastbound
Ramp with 200 feet of storage, appropriate full width
deceleration and taper.
- Construct a westbound right turn lane on I-140 Eastbound
Ramp with 150 feet of storage, appropriate full width
deceleration and taper.
- Construct site access (eastbound approach) with one ingress
lane and one egress lane. The egress should be configured
with an internal protected stem of 100 feet, measured
from the right-of-way line.
- Construct the exiting maneuver as a channelized right-out
only with stop controls.
- Restripe the gore area on the northbound approach to
provide a dedicated northbound left turn lane on Castle
Hayne Road with 200 feet of storage.
- Construct a southbound right turn lane on Castle Hayne
Road with 100 feet of storage, appropriate full width
deceleration and taper.
- Modify signal plan to provide overlap phasing for
westbound right turn and serve the above listed
improvements.
Castle Hayne Road and I-140 Westbound Ramps
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 13
Z24-17 Staff Report BOC 10.7.2024 Page 14 of 24
- Extend the existing westbound left turn lane on I-140
Westbound Ramp to provide 350 feet of storage,
appropriate full width deceleration and taper.
Chair Road and Site Access 1
- Construct an eastbound left turn lane on Chair Road with
100 feet of storage, appropriate full width deceleration
and taper.
- Construct a westbound right turn lane on Chair Road with
100 feet of storage, appropriate full width deceleration
and taper.
- Construct site access (southbound approach) with an
internal protected stem of 100 feet, measured from the
right-of-way line and configured with one ingress lane and
one egress lane.
- Provide stop controls on the southbound approach.
Chair Road and Site Access 2
- Construct a westbound right turn lane on Chair Road with
100 feet of storage, appropriate full width deceleration
and taper.
- Construct site access (southbound approach) with an
internal protected stem of 150 feet, measured from the
right-of-way line and configured with one ingress lane and
one egress lane.
- Provide stop controls for the southbound approach.
SUMMARY
The proposed project is located along a minor arterial road that is under capacity with plans to
widen the road starting in 2029. The site also has direct access from I-140. The applicant has had a
TIA approved by the NCDOT and WMPO requiring several roadway improvements, including a new
traffic signal at Castle Hayne Rd and Chair Rd, a modification to existing controlled access at Castle
Hayne Rd and I-140 Eastbound ramps, extension of the westbound turn lane at Castle Hayne Rd and
Westbound I-140, additional turn lanes and stop access at Chair Rd and Site Access 1 and Site
Access 2. As proposed on the concept plan, the development will provide an access easement
between Emerson Drive and the cemetery located to the north of the site. No through traffic will be
permitted from Emerson Drive through the access easement.
ENVIRONMENTAL
· This property is not within a Special Flood Hazard Area.
· The property is within the Ness watershed.
· Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (slight limitation), Class II (moderate limitation), and Class III
(severe limitation) soils. As proposed, the project will connect to CFPUA sewer.
· Wetlands present on the site have been determined by the Army Corps of Engineers to be
non-jurisdictional.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 14
Z24-17 Staff Report BOC 10.7.2024 Page 15 of 24
OTHER CONSIDERATIONS
Schools
· Students living in the proposed development would be assigned to Castle Hayne Elementary
School, Holly Shelter Middle School, and Laney High School. Students may apply to attend
public magnet, year-round elementary, or specialty high schools.
· A maximum of 52 dwelling units would be permitted under the current R-20 zoning base
density, and 115 units could potentially be developed under the proposed zoning for an
increase of 63 dwelling units.
· Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 13 additional students than would be generated under
current zoning.
· The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
· Over the past four years, staff has also seen a decline in the number of students generated
by new development. Between the 2020-2021 school year and the 2023-2024 school
year, total student population decreased by approximately 300 students, while over
11,000 new residential units were constructed.
· The county uses the most current New Hanover County Schools Facilities Needs Study in its
analysis and it currently shows the student population is anticipated to only grow by
approximately 1,300 students over the next 10 years. However, a more recent New
Hanover County School Facility Utilization Study presented to the School Board in
September 2023 indicates only approximately 400 more students by the 2032-2033
school year, though numbers are anticipated to be higher during certain school years over
the next ten years. This updated study has not been fully reviewed by Planning staff or
presented to the Board of Commissioners. That is expected to occur in early 2024.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development Undeveloped Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current Zoning 52 residential units Approximate** Total: 11
(5 elementary, 2 middle, 4 high)
Proposed Zoning 115 residential units Approximate** Total: 24
(11 elementary, 5 middle, 8 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2023-2024 school year by the number of dwelling units in the county. Currently, there are an
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 15
Z24-17 Staff Report BOC 10.7.2024 Page 16 of 24
average of 0.21 public school students (0.10 for elementary, 0.04 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
· Since the residential components associated with the proposed rezoning are likely to have
a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing
school capacity to provide a general idea of the potential impact on public schools.
· Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
School Enrollment* and Capacity** (2023-2024 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2023-2024 school year.
**Capacity calculations were determined based on the capacities for the 2023-2024 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
· The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
· The more recent New Hanover County Schools School Facility Utilization Study has been
prepared and was presented to the School Board in September 2023, and it identifies
updated capacity upgrade projects that will be presented to the Board of Commissioners
at the planned work session in early 2024.
Level
Total
NHC
Capacity
School
Enrollment of
Assigned
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 90% Castle Hayne 495 554 89% None
Middle 88% Holly Shelter 818 991 83% None
High 100% Laney 2251 1927 116.8% None
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 16
Z24-17 Staff Report BOC 10.7.2024 Page 17 of 24
New Hanover County Strategic Plan
On July 17, 2023 the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-
2028. This plan focuses on three core areas: workforce and economic development, community
safety and well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes Relevant to
Proposal Analysis
Through planned growth and development,
residents have access to their basic needs.
The strategic objective to achieve this desired
outcome includes the provision connecting
residents to their basic needs. The proposed PD
rezoning will provide a new grocery store and
retail shops with multi-family dwellings in an area
of the county that is largely single-family,
detached and can aid in achieving the target of
increasing the housing supply to a level of one
residential unit per every two residents.
A business-friendly environment that promotes
growth, agility, and collaboration.
The planned development aims to prepare for
the long-term needs of businesses and to
maintain new business growth within 2.5% of
the state. The proposed commercial zoning
district will enable several new businesses.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 17
Z24-17 Staff Report BOC 10.7.2024 Page 18 of 24
Representative Developments
Representative Developments of R-20:
Holland Drive, Wrightsboro
Emerson Drive
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 18
Z24-17 Staff Report BOC 10.7.2024 Page 19 of 24
Representative Developments of Commercial and Mixed Use Development in a PD:
Mayfaire
Short Pump, VA
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 19
Z24-17 Staff Report BOC 10.7.2024 Page 20 of 24
Amberleigh Shores
River Bluffs
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 20
Z24-17 Staff Report BOC 10.7.2024 Page 21 of 24
Context and Compatibility
· The property is located adjacent to the Castle Hayne Road/I-140 interchange. Direct access
to the I-140 interchange would provide easy access to the grocery and other retailers
located in the proposed PD along with access for those residents living in the PD and
commuting elsewhere.
· The Castle Hayne Road corridor is seeing an increase in commercial development. Most
recent was a rezoning across Castle Hayne Road to (CZD) B-2 for a Tractor Supply store.
· Much of the surrounding area is changing from rural; the proposed development would
offer commercial services to support nearby residents. This would in turn reduce the need
for additional trips to nearby commercial nodes, cutting down on traffic.
· The subject property consists of several smaller parcels along a minor arterial road and an
interstate. The proposed development is located between two commercial nodes,
Wrightsboro and Castle Hayne, and by adding mixed use to the site, commercial services
would be evenly spaced along Castle Hayne Rd.
· Due to the location and surrounding development patterns, the property is less likely to be
developed with low density housing.
· Located to the west down Chair Road, a PD was approved in 2017 which offers a variety
of housing options at an increased density. The proposed PD includes an area designated
for grocery which would serve the immediate area without added trips to the commercial
node of Wrightsboro.
· Sidewalks are proposed to increase walkability, safety, and access to and within the site.
· Residents in the immediate vicinity of the subject site and within the larger residential area
in this portion of the county are closest to goods and services at the commercial node located
approximately 2 miles south in Wrightsboro.
· The proposed concept plan positions the commercial components along Castle Hayne Rd
and places lower density housing adjacent to existing residential neighborhoods.
· Due to the site’s proximity to adjacent single-family residential to the west, the design of
lighting associated with the business use may need additional consideration to ensure
compatibility.
· While the area was zoned for low density housing in the early 1970s, the 2016
Comprehensive Plan recommends a mixture of commercial uses and residential densities
ranging up to 15 dwelling units per acre.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 21
Z24-17 Staff Report BOC 10.7.2024 Page 22 of 24
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type
Community Mixed Use & General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Place Type
Description
Community Mixed Use: 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 use include office,
retail, mixed use, recreational, commercial, institutional, multi-family and
single-family residential.
General Residential: Focuses on small-scale, lower density housing,
associated civic and limited commercial services development that enhances
neighborhood character. Types of appropriate uses include single-family
residential, low-density multi-family residential, light commercial, civic, and
recreational projects.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 22
Z24-17 Staff Report BOC 10.7.2024 Page 23 of 24
Analysis
The proposed project is located at the intersection of Castle Hayne Road, a
minor arterial roadway, and I-140. The northern portion of the site abuts I-
140, with the GE campus across the interstate. While much of the
surrounding area is currently zoned for lower density residential use, the
area is transitioning to higher density residential developments, including
another PD, to the west.
The Comprehensive Plan classifies the eastern portion of the property
fronting Castle Hayne Road as Community Mixed Use, a common
classification along the Castle Hayne Road corridor. The Community Mixed
Use place type encourages retail uses that attract county residents and
visitors. The site’s proximity to the I-140 interchange is conducive to
capturing highway traffic. Because of the I-140 interchange, it is likely that
this area will see additional commercial and retail interest in the future.
The western portion of the property where the majority of the residential
use is proposed is classified as General Residential which carries a
recommendation of up to 8 du/ac. If the residential component of the project
is spread between the “Residential Multi Family” area and the
“Retail/Mixed Use” area, the maximum number of units would result in an
overall density for these portions of the site of just over 7 du/ac. There is
no requirement that residential uses be included in the Retail/Mixed Use
area of the project, however. The transitional residential area is proposed
at a maximum density of 8 du/ac with the majority of the residential
multifamily area allowing a higher density before transitioning to residential
over commercial use along the internal roadway.
With the transitional residential area, the proposed PD is in line with the
general recommendations of the Comprehensive Plan because the place
types aren’t parcel specific and are intended to depict a development
pattern with more intensive development closer to Castle Hayne Rd. and a
General Residential pattern closer to existing neighborhoods. This reflects
the Comprehensive Plan pattern of Community Mixed Use near Castle
Hayne Road and General Residential closer to existing residential and is in
line with the Comprehensive Plan’s recommendations.
Because this area is envisioned to transition over time into a commercial
node, the proposed PD district is appropriate for this site. The Community
Mixed Use place type encourages development patterns that serve all
modes of travel and attract county residents and visitors along major road
corridors. The site’s direct access to I-140, the GE campus and nearby higher
density residential development is supportive of these types of retail
development.
Consistency
Recommendation
The proposed PD rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the types and mixture
of uses recommended in the Community Mixed Use and the General
Residential place types.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 23
Z24-17 Staff Report BOC 10.7.2024 Page 24 of 24
PLANNING BOARD MEETING
The Planning Board considered this application at the September 5, 2024 meeting. The Board
discussed potential impacts to the neighborhood, the adjacent cemetery, the proposed mix of uses
and transitions, and expressed support for the request stating the uses were in line with the
development of the surrounding area. The Planning Board voted (7-0) to recommend approval of
the petition with the Master Plan and Terms and Conditions.
The Planning Board found the application CONSISTENT with the purposes and intent of the
Comprehensive Plan because the proposed uses are in line with the place type recommendations.
The Planning Board found recommending APPROVAL of the rezoning request was reasonable and
in the public interest because provides additional housing diversity to the area and increases
vehicular and pedestrian circulation.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. While the scale and density of the proposed project are more
intense than existing development patterns, this area is anticipated to continue to transition to a
commercial node. The concept plan includes commercial services that serve existing residents,
vehicular connections to I-140 and Castle Hayne Road, and proposes a variety of housing options
with transitions between commercial and residential components. The proposed concept plan, along
with the Terms and Conditions, are supported by the Community Mixed Use & General Residential
place types in the County’s 2016 Comprehensive Plan.
As a result, Staff concurs with the Planning Board’s recommendation and suggests the following
motion:
I move to APPROVE the proposed rezoning with the attached Terms and Conditions
document. I find it to be CONSISTENT with the purposes and intent of the
Comprehensive Plan because the project provides for the types and mixture of uses
recommended in the Community Mixed Use and General Residential place types, and
the project will create a new commercial node in close proximity to nearby residents. I
also find APPROVAL of the rezoning request is reasonable and in the public interest
because the project provides additional housing diversity to the area and increases
vehicular and pedestrian circulation.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to DENY the proposed rezoning. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the project provides for the
types and mixture of uses recommended in the Community Mixed Use place type, the
residential densities are in line with those recommended within the General Residential
place type, and the project will create a new commercial node in close proximity to
nearby residents, I find DENIAL of the rezoning request is reasonable and in the public
interest because the proposed development will detract from the character of the
surrounding community.
Board of Commissioners - October 7, 2024
ITEM: 13- 2 - 24
Board of Commissioners - October 7, 2024
ITEM: 13- 3 - 1
Board of Commissioners - October 7, 2024
ITEM: 13- 4 - 1
Chair Rd
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PDR-20Several parcels along
Castle Hayne Road and Chair Road
Z24-17
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Nearby Properties
Z24-17
Parcels within 510 feet
Board of Commissioners - October 7, 2024
ITEM: 13- 5 - 1
Initial Application
Documents & Materials
Board of Commissioners - October 7, 2024
ITEM: 13- 6 - 1
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ITEM: 13- 7 - 1
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ITEM: 13- 7 - 25
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ITEM: 13- 7 - 26
Supplementary Applicant
Materials
Board of Commissioners - October 7, 2024
ITEM: 13- 8 - 1
Proposed Master Planned Development Terms & Conditions
Terms and Conditions
1. Conditions related to approval of the application for the planned development
zoning district classification;
a) Development within the PD District will comply with the use types, buffer
requirements, setback requirements, maximum impervious area, maximum
height and density as shown on the MPD Master Plan;
b) Developer will install all applicable offsite traffic improvements required by
the TIA in conjunction with development of the site (a diagram of which is
attached hereto as Exhibit “A”), subject to any modifications required by the
NCDOT and/or WMPO.
c) At Developer’s own expense, Developer will provide a new access
easement across Developer’s property from Emerson Drive to the
Grady/Moore Family Cemetery for use by members of the Grady/Moore
Family. The Developer, however, shall not be responsible for maintenance
of the Cemetery property. The aforementioned access easement is planned
to be utilized only for cemetery access, underground utility access and
emergency vehicle ingress/egress.
d) Developer must provide water and sewer utilities to the site prior to
development.
e) The uses allowed shall include all of the uses permitted in the PD District
as specified in NHC UDO Table 4.2.1, except that the following uses will be
prohibited:
i. All Agricultural Uses;
ii. The following Residential Uses:
(1) Mobile Home
(2) Mobile Home, Doublewide
(3) Mobile Home Park
(4) Mobile Home Subdivision
iii. The following Civic and Institutional Uses:
(1) Animal Shelter
Board of Commissioners - October 7, 2024
ITEM: 13- 9 - 1
(2) Heliport
iv. The following Commercial Uses:
(1) Mobile Home and Prefab Building Sales
(2) Vehicle Sales
(3) Vehicle Towing Service and Storage Yard
v. All Industrial uses
vi. All Manufacturing uses
vii. All Transportation uses
2. The MPD Master Plan, including any density/intensity standards, dimensional
standards, and development standards established in the MPD Master Plan;
Any development of the site must comply with the following standards as shown
on the MPD Master Plan:
a) Uses are limited to the following
i. 8.24 Acres of Multifamily Residential and Mixed-Use Commercial-
Residential;
ii. 10.23 Acres of Commercial/Grocery;
iii. 7.75 Acres of Retail
b) Maximum Residential Density for Multifamily and Mixed-Use development
is 17 du per acre
c) Maximum number of residential units is 115 units
d) Maximum height for all structures is limited to 50 feet
e) Proposed buffer yard abutting residential = 20 feet
f) Multifamily and Mixed-Use Setbacks = 20 feet
g) Commercial/Grocery/Retail Setbacks as follows:
i. Front Yard = 20 feet
ii. Rear Yard = 20 feet
iii. Side Yard = 20 feet
iv. US/NC Highway Setbacks = 50 feet
h) Maximum impervious = 50%
Board of Commissioners - October 7, 2024
ITEM: 13- 9 - 2
3. Conditions related to the approval of the MPD Master Plan, including any conditions
related to the form and design of development shown in the MPD Master Plan;
a) A minimum 20% landscape buffer as indicated on the MPD Master Plan.
Existing vegetation and trees are to remain. Areas may be supplemented
with plantings.
b) A 5’ sidewalk will be installed on both sides of the interior road connecting
Chair Road to Castle Hayne Road as shown on the MPD Master Plan.
c) All required traffic improvements (see attached Exhibit “A”) will be phased
along with development.
4. Provisions addressing how transportation, potable water, wastewater, stormwater
management, and other infrastructure will be provided to accommodate the proposed
development;
a) A company affiliated with the Developer previously installed a water main,
in partnership with New Hanover County (who provided hydrants for fire
protection) and the Cape Fear Public Utility Authority along Chair Road.
Developer will be responsible for providing water infrastructure from the
main to the PD development site.
b) Developer will provide sewer to the PD development site, including
installation of a sewage lift station for the PD development site if necessary.
This will likely provide the opportunity for public/private partnerships which
could expand sewer service options for existing community residents.
c) As noted above, Developer will be responsible for installing all required
traffic improvements in conjunction with development of the site.
5. Provisions related to environmental protection and monitoring:
The Developer will be responsible for complying with all applicable State and New
Hanover County environmental and stormwater rules and regulations, as well as any
other applicable Federal, State and local environmental regulations. The Developer will
obtain all required local, State and Federal environmental and regulatory permits.
6. The area shown on the MPD Master Plan as “Transitional Residential” shall not exceed
eight (8) dwelling units per acre, and shall not exceed three (3) stories in height.
7. The area shown on the MPD Master Plan as “Transitional Commercial” will contain no
commercial buildings and shall be limited to parking, streets, pedestrian ways, signage,
stormwater management features, landscaping and infrastructure to support the PD
development.
Board of Commissioners - October 7, 2024
ITEM: 13- 9 - 3
8. Vertical mixed-use development consisting of residential uses above ground-level
commercial uses shall be allowed in the area designated “Retail/Office/Mixed-Use” on the
MPD Master Plan.
9. Vertical mixed-use development consisting of residential uses above ground-level
commercial uses shall be allowed along the interior road connecting Chair Road to Castle
Hayne Road within the area shown as “Residential/Multifamily” on the MPD Master Plan.
Compensating Community Benefits
The proposed PD zoning would offer several benefits to the community:
Highest and Best Use: Most of the parcels are currently vacant and the site area
is underutilized. This is particularly true because the site is located at the
confluence of higher intensity Comprehensive Plan placetypes and an interstate
interchange. The proposed PD rezoning would allow for a wider range of
neighborhood-scale goods and services to be brought to an area that is
commercially underserved. Developing the site under the current R-20 zoning
district would not have the same community benefit to nearby residents or persons
employed in the vicinity. It is anticipated that the proposed PD development will
help promote additional business growth, create jobs and increase the availability
of commercial goods and services in the area generally.
Better Design: A cohesive and comprehensively designed mixed-use project will
not only be a more efficient use of land as promoted in the County’s
Comprehensive Plan, it will also be a more architecturally and aesthetically
pleasing development than a disconnected parcel-by-parcel development of this
same property. The PD rezoning will allow for more thoughtful, well planned and
compatible landscaping and street plans, as well as the opportunity for shared
parking without multiple driveway cuts on adjacent roadways. Installation of
utilities can also be achieved in a more efficient and planned manner with the PD
District development.
Traffic Improvements: One of the greatest community benefits of this PD rezoning
request is the proposed roadway and traffic improvements that the Developer will
install as part of the development of the site. A new traffic signal and improvements
to Chair Road will be significant benefits to the residents of Chair Road and the
surrounding area. The proposed roadway improvements, which will include dual
access points to the site, will be a significant community enhancement and will
protect and enhance the ingress/egress to and from St. James AME Church.
Infrastructure: A company affiliated with the Developer has already installed a
water main along Chair Road for a previous project, thereby creating a looped
water system for the residents of Chair Road and Rockhill Road. This investment
Board of Commissioners - October 7, 2024
ITEM: 13- 9 - 4
has served as a community benefit. The current project may also require a sewage
lift station for the PD development. As previously mentioned, the Developer is
willing to explore opportunities to work with the County and CFPUA to design the
lift station as a regional lift station, which would allow the infrastructure to be used
beyond the scope of the PD development. This would provide opportunities for
the County and/or CFPUA to expand the availability of sewer to both existing and
future properties in the community.
Housing: The project will include more residential units than the existing R-20
zoning currently allows. These additional units, particularly in close proximity to
major employers and the interstate interchange, will increase the availability of
housing at a time when the County’s population and the housing deficit continue
to grow. Large tracts of very low-density housing will not solve the housing
shortage, but higher density housing, and particularly in mixed-use developments
near major roadways and employment opportunities, will help address the
County’s housing shortage. The mixed-use nature of the proposed project will
provide commercial goods and services to both future residents of the PD
development and existing residents in the Chair Road corridor area, thereby
reducing the need to access Castle Hayne Road.
Board of Commissioners - October 7, 2024
ITEM: 13- 9 - 5
Concept Plan
Board of Commissioners - October 7, 2024
ITEM: 13- 10 - 1
C1
23043
Licence #C-3641
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SITE DATA TABLE SITE DATA TABLE
LEGENDLEGEND
Board of Commissioners - October 7, 2024
ITEM: 13- 11 - 1
Traffic Impact Analysis
Board of Commissioners - October 7, 2024
ITEM: 13- 12 - 1
Board of Commissioners - October 7, 2024
ITEM: 13- 13 - 1
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for
the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written
authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and
Associates, Inc.
Board of Commissioners - October 7, 2024
ITEM: 13- 13 - 2
Mo Castle Hayne, NC
ES-1
Executive Summary
Kimley-Horn and Associates, Inc. has performed a Traffic Impact Analysis for the proposed
Moore s Crossing project to be located on the southwest quadrant of I-140 and Castle Hayne
Road along Chair Road in Castle Hayne, NC. The site as currently envisioned will consist of 115
multifamily units, 85,000 square-feet (s.f.) of shopping plaza with supermarket, , 6,000 s.f. high-
turnover sit-down restaurant, and a 3,500 s.f. convenience store..
The purpose of this TIA was to review the vehicular
Crossing development in Castle Hayne, North
Carolina. Furthermore, this analysis explores the
potential of an access break shift from the current
location to opposite the existing I-140 EB off ramp.
Lastly, this analysis evaluated a series of access
configurations under the shifted access break.
The current access break is located approximately 400
feet south of the existing I-140 EB Ramps as
measured centerline to centerline of the intersections.
The graphic to the right depicts the location of the
existing break relative to the I-140 EB ramps.
This traffic study considered 3 build scenarios, which
are described in detail below, with Scenarios 2 and 3
proposing to realign Chair Road to tie in as a fourth
leg to the intersection of Castle Hayne Road at the I-
140 eastbound ramps, while keeping existing Chair
Road in place with access modifications as described
below.
Scenario 1:
o Chair Road Full-Movement
o I-140 Eastbound Ramp Full-Movement
Scenario 2:
o Chair Road realigned as a fourth leg to the I-140 Eastbound Ramp
o Chair Road Right-in/Right-out
o I-140 Eastbound Ramp Full-Movement
Scenario 3:
o Chair Road realigned as a fourth leg to the I-140 Eastbound Ramp
o Chair Road Full-Movement
o I-140 Eastbound Ramp Full-Movement except for Eastbound Through
Board of Commissioners - October 7, 2024
ITEM: 13- 13 - 3
Mo Castle Hayne, NC
ES-2
The access for the site as currently envisioned would consist of 2 full movement driveways along
Chair Road in Scenario 1. For Scenarios 2 and 3, the site will be accessed by adding a fourth
eastbound leg to the I-140 eastbound ramp, two full movement driveways on the Realigned Chair
Road.
This report presents trip generation, distribution, traffic analyses, and recommendations for
transportation improvements required to meet anticipated traffic demands in conjunction with the
development. The traffic conditions studied include the existing (2023), projected background
(2026), and projected build-out (2026) traffic conditions. The weekday AM and PM peak hours
were studied.
As shown in Table ES-1, the proposed development has the potential to generate 8,743 net new
daily trips, 420 net new trips during the AM peak hour, and 796 net new trips during the PM peak
hour on a typical weekday.
Board of Commissioners - October 7, 2024
ITEM: 13- 13 - 4
Mo Castle Hayne, NC
ES-3
AM Peak Hour PM Peak Hour
Total In Out Total In Out
Retail Land Uses 10,466 498 285 213 962 466 496
821 - Shopping Plaza (40-150k) - Supermarket 85.0 KSF 7,954 300 186 114 771 370 401
945 - Convenience Store/Gas Station (9-15 Fueling Positions) 3.5 KSF 2,512 198 99 99 191 96 95
Restaurant Land Uses 643 57 31 26 54 33 21
932 - High-Turnover (Sit-Down) Restaurant 6.0 KSF 643 57 31 26 54 33 21
Residential Land Uses 812 59 14 45 70 44 26
220 - Multifamily Housing (Low-Rise) 115 DU 812 59 14 45 70 44 26
Subtotal 11,921 614 330 284 1,086 543 543
Internal Capture 978 54 27 27 64 32 32
ITE Pass-By 9,687 140 70 70 438 219 219
Adjacent Street Traffic 22,000 2,150 2,250
10% Adjacent Street Traffic 2,200 216 108 108 226 113 113
Pass-By 2,200 140 70 70 226 113 113
Total Net New External Trips 8,743 420 233 187 796 398 398
Net New External Trips - Retail/Restaurant 8,205 369 220 149 741 367 374
Net New External Trips - Residential 538 51 13 38 55 31 24
Note: Trip generation was calculated using the following data:
Daily Traffic Generation
Retail Land Uses
821 - Shopping Plaza (40-150k) - Supermarket ITE 821 =T = 76.96 * (X) + (1412.79); (50 % In; 50 % Out)
945 - Convenience Store/Gas Station (9-15 Fueling Positions)ITE 945 =T = 560.88 * (X) + (548.79); (50 % In; 50 % Out)
Restaurant Land Uses
932 - High-Turnover (Sit-Down) Restaurant ITE 932 = T = 107.2 (X); (50 % In; 50 % Out)
Residential Land Uses
220 - Multifamily Housing (Low-Rise)ITE 220 = T = 6.41 * (X) + (75.31); (50 % In; 50 % Out)
AM Peak-Hour Traffic Generation
Retail Land Uses
821 - Shopping Plaza (40-150k) - Supermarket ITE 821 = T = 3.53 (X); (62 % In; 38 % Out)
945 - Convenience Store/Gas Station (9-15 Fueling Positions)ITE 945 = T = 56.52 (X); (50 % In; 50 % Out)
Restaurant Land Uses
932 - High-Turnover (Sit-Down) Restaurant ITE 932 = T = 9.57 (X); (55 % In; 45 % Out)
Residential Land Uses
220 - Multifamily Housing (Low-Rise)ITE 220 = T = 0.31 * (X) + (22.85); (24 % In; 76 % Out)
PM Peak-Hour Traffic Generation
Retail Land Uses
821 - Shopping Plaza (40-150k) - Supermarket ITE 821 = T = 7.67 * (X) + (118.86); (48 % In; 52 % Out)
945 - Convenience Store/Gas Station (9-15 Fueling Positions)ITE 945 = T = 54.52 (X); (50 % In; 50 % Out)
Restaurant Land Uses
932 - High-Turnover (Sit-Down) Restaurant ITE 932 = T = 9.05 (X); (61 % In; 39 % Out)
Residential Land Uses
220 - Multifamily Housing (Low-Rise)ITE 220 = T = 0.43 * (X) + (20.55); (63 % In; 37 % Out)
UnitsLand Use
Moore's Crossing Development Trip Generation
DailyIntensity
Board of Commissioners - October 7, 2024
ITEM: 13- 13 - 5
May 02, 2024
Mr. Jonathan Guy, PE, PTOE, AICP
Kimley-Horn & Associates
421 Fayetteville Street, Suite 600
Raleigh, NC 27601
RE: Approval with conditions of the Traffic Impact Analysis (TIA) associated with the proposed
Moore’s Crossing mixed use development in New Hanover County, NC.
Dear Mr. Guy:
The WMPO, NCDOT and New Hanover County staffs have reviewed the Moore’s Crossing TIA (sealed March
25, 2024) and based on the information provided and conversations held to date, it is our understanding that
the proposed development will be built in 2026 and consist of the following land uses:
Full Build 2026:
o ITE Land Use Code 220 – Multi-family (low-rise) housing 115 DU
o ITE Land Use Code 821 – Shopping Plaza w/Supermarket 85,000 SF
o ITE Land Use Code 932 – High-turnover (sit-down) Restaurant 6,000 SF
o ITE Land Use Code 945 – Convenience Store with gasoline pumps 3,500 SF and 16 VFP
Based upon the review of the analysis provided, the following improvements are required of this development:
NC 133 (Castle Hayne Road) and SR 1332 (Chair Road) (Stop-controlled intersection)
• Install a traffic signal and provide necessary communication equipment for coordination.
• Extend the existing eastbound left turn lane on SR 1332 (Chair Road) to provide 250 feet of storage, appropriate full width deceleration and taper.
• Construct a second eastbound left turn lane on SR 1332 (Chair Road) with 250 feet of storage, appropriate full width deceleration and taper.
• Construct a southbound right turn lane on NC 133 (Castle Hayne Road) with 100 feet of storage, appropriate full width deceleration and taper.
• Restripe the exiting southbound two-way center left turn lane (TWLTL) on NC 133 (Castle Hayne Road) to provide southbound U-turn Lane with 150 feet of storage.
Board of Commissioners - October 7, 2024
ITEM: 13- 14 - 1
TIA approval with conditions of Moore’s Crossing Traffic Impact Analysis (New Hanover County)
Page 2 of 3
• Provide widening on east side of NC 133 (Castle Hayne Road) to accommodate southbound U-turns (use SU-30 as design vehicle for U-turn maneuver). NC 133 (Castle Hayne Road) and I-140 Eastbound Ramps/Site Access 3 (Signalized intersection) Note: the following elements require modification to the Control of Access conditions.
• Construct a westbound left-thru lane on I-140 Eastbound Ramp with 200 feet of storage, appropriate full width deceleration and taper.
• Construct a westbound right turn lane on I-140 Eastbound Ramp with 150 feet of storage, appropriate full width deceleration and taper.
• Construct site access (eastbound approach) with one ingress lane and one egress lane. The egress should be configured with an internal protected stem of 100 feet, measured from the right-of-way line. Construct the exiting maneuver as a channelized right-out only with stop controls.
• Restripe the gore area on the northbound approach to provide a dedicated northbound left turn lane on NC 133 (Castle Hayne Road) with 200 feet of storage.
• Construct a southbound right turn lane on NC 133 (Castle Hayne Road) with 100 feet of storage, appropriate full width deceleration and taper.
• Modify signal plan to provide overlap phasing for westbound right turn and serve the above listed improvements. NC 133 (Castle Hayne Road) and I-140 Westbound Ramps (Signalized intersection)
• Extend the existing westbound left turn lane on I-140 Westbound Ramp to provide 350 feet of storage, appropriate full width deceleration and taper. SR 1332 (Chair Road) and Site Access 1 (Proposed stop-controlled intersection)
• Construct an eastbound left turn lane on SR 1332 (Chair Road) with 100 feet of storage, appropriate full width deceleration and taper.
• Construct a westbound right turn lane on SR 1332 (Chair Road) with 100 feet of storage, appropriate full width deceleration and taper.
• Construct site access (southbound approach) with an internal protected stem of 100 feet, measured from the right-of-way line and configured with one ingress lane and one egress lane.
• Provide stop controls on the southbound approach. SR 1332 (Chair Road) and Site Access 2 (Proposed stop-controlled intersection)
• Construct a westbound right turn lane on SR 1332 (Chair Road) with 100 feet of storage, appropriate full width deceleration and taper.
• Construct site access (southbound approach) with an internal protected stem of 150 feet, measured from the right-of-way line and configured with one ingress lane and one egress lane.
• Provide stop controls for the southbound approach.
Board of Commissioners - October 7, 2024
ITEM: 13- 14 - 2
Board of Commissioners - October 7, 2024
ITEM: 13- 14 - 3
NCDOT Required Improvements Figure
Moore's Crossing
Legend
Black - Existing Infrastructure
Blue - Recommended Infrastructure
- Stop Control
-Signal
Provide widening on east
side of NC 133 (Castle
Hayne Road) to
accommodate southbound
U-turns (use SU-30 as
design vehicle for U-turn
maneuver).
I-140 EB RampsSite Access 3
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Modify signal plan to
provide overlap phasing for
westbound right turn and
serve the above listed
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15
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100' internal stem
Board of Commissioners - October 7, 2024
ITEM: 13- 14 - 4
Z24-17 List of Permi ed Uses
*Indicates use-specific standards are required
Terms and Condi ons
Residen al
Household Living
· Dwelling, Dual Unit A ached
· Dwelling, Mul&-Family*
· Dwelling, Quadraplex
· Dwelling, Single Family Detatched
· Dwelling, Triplex
· Dwelling, Row-Style
· Dwelling, Two-Family (Duplex)
· Live / Work or Caretaker Unit*
· Senior Living: Independent Living Re&rement Community
Group Living
· Family Care Home*
· Group Home*
· Senior Living: Assisted Living Facility*
· Senior Living: Con&nuing Care Re&rement Community*
Civic and Ins tu onal
Child and Adult Care
· Adult Day Care*
· Child Care Center
· Family Child Care Home
Civic
· Community Center
· Library
· Lodges, Fraternal and Social Organiza&ons
· Museum
· Religious Assembly
Communica on and Informa on Facili es
· Amateur Radio Antennas (up to 90 =.)*
Board of Commissioners - October 7, 2024
ITEM: 13- 15 - 1
· Antenna & Towers less than 70 =. in Height & Ancillary to the Principal Use*
· Colloca&on, Wireless*
· Non-Substan&al Modifica&on*
Educa onal Services
· Colleges, Universi&es, and Professional Schools
· Elementary and Secondary Schools
· Voca&on or Trade School
Government Services
· Emergency Services Facility
· Government Offices and Buildings
· Post Office
Health Care Facili es
· Hospice
· Hospital
· Medical and Dental Office and Clinic
· Nursing and Rehabilita&on Center
· Urgent Care Facility*
Recrea on, Parks, and Open Space
· Boa&ng Facility, Private Residen&al
· Community Garden
· Golf Course
· Park and Recrea&on Area
Transporta on
· Airport and Terminal
· Bus and Taxi Terminal
· Marina, Commercial
· Water Transporta&on Facili&es
U li es
· Electric Substa&on
· U&lity Lines, Structures, and /or Facili&es; General*
Commercial Uses
Amusement and Entertainment
· Bar/Night Club
· Event Center
· Indoor Recrea&on Establishment
· Outdoor Recrea&on Establishment
Animal Services
Board of Commissioners - October 7, 2024
ITEM: 13- 15 - 2
· Animal Grooming Service
· Equestrian Facility
· Kennel
· Veterinary Service
Commercial Services
· Bank and/or Financial Ins&tu&on
· Business Service Center
· Funeral Service
· Mini-Warehouse / Self-Storage
· Repair Shop
Food & Drink
· Commercial Kitchen, Catering
· Microbrewery/Microdis&llery
· Restaurant
Lodging
· Campground/Recrea&onal Vehicle Park*
· Hotel or Motel
Office
· Contractor Office
· Labor Organiza&on
· Offices for Private Business and Professional Ac&vi&es
Personal Services
· Dry Cleaning / Laundry Plant
· Instruc&onal Services and Studios
· Personal Services, General
Retail Sales
· Convenience Store
· Food Market
· Grocery Store
· Pharmacy
· Retail Nursery
· Retail Sales, Building and Construc&on Supplies
· Retail Sales, General
Vehicle & Equipment Sales & Services
· Boat Dealer
· Car Wash
· Equipment Rental and Leasing
· Farm Implement Sales
· Fuel Sales*
· Vehicle Service Sta&on, Large Vehicles
Board of Commissioners - October 7, 2024
ITEM: 13- 15 - 3
· Vehicle Service Sta&on, Minor
· Vehicle Service Sta&on, Major
Special Use
Civic and Ins tu onal
· Other Wireless Communica&on Facili&es including Wireless Support Structures & Substan&al
Modifica&ons*
Recrea on, Parks, and Open Space
· Boa&ng Facility, Community
· Cemetery
· Marina, Commercial with Floa&ng Structures
Accessory Uses
· Accessory Dwelling Unit
· Accessory Structure
· Accessory Use, Customary
· Dry Stack Boat Storage Facility, at a Marina
· Electric Vehicle Charging Sta&on
· Farm Stand
· Home Occupa&on
· Residen&al Private Pier
· Solar Energy Collec&on Facility, Accessory
· RV or Travel Trailer Dwelling
· Small Watercra= Storage
· Stormwater Facili&es on Con&guous Proper&es
· Wind Energy Collec&on Facility, Accessory
Temporary Uses
· Circuses, Carnivals, and Fairs
· Construc&on Office
· Debris Site
· Farmer’s Market
· Seasonal Sales
· Special Fundraising for Non-profit Organiza&ons
· Temporary Emergency Services
· Temporary Family Healthcare Structure
· Temporary Real Estate Office/Model
· Temporary Reloca&on Housing
· Travel Trailers
Board of Commissioners - October 7, 2024
ITEM: 13- 15 - 4
Public Comments
In Support 1
Neutral 1
In Opposition 0
Board of Commissioners - October 7, 2024
ITEM: 13- 16 - 1
1
Doss, Amy
From:E Whitted <e2752@aol.com>
Sent:Friday, August 23, 2024 3:14 PM
To:Doss, Amy
Subject:BDLCT Rezoning .
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
My name is Emerson Whitted. I own three lots adjacent to the site. I am in support of the rezoning
request with these concerns:
*There should be no access from the NW ,part of the site to Emerson Dr. The new street to access
the cemetery exclusively is acceptable.
*Additional traffic on Chair Rd. is a negative.
*Would like to see a fence or other type of buffer between the lots on the east side of Emerson Dr.
and the site.
*Our neighborhood needs access to public utilities that will be serving this site.
*Appropriate lighting and signage should be considered for the area of the site that borders Chair Rd
*Parking on the shoulder of the south side of Chair Rd. next to the church needs to be eliminated
910-617-4483
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 1
1
Doss, Amy
From:noreply@civicplus.com
Sent:Wednesday, September 4, 2024 6:02 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; wbiddle@nhcgov.com; Doss,
Amy; Dickerson, Zachary; lott@nhcgov.com
Subject:Online Form Submission #14086 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by 8 AM the day of
the applicable meeting will be made available to the Board prior to that meeting and
will be included as part of the permanent, public record for that meeting.
First Name Isabelle
Last Name Shepherd
Address 511 Queen Street
City Wilmington
State NC
Zip Code 28401
Email shepherd@historicwilmington.org
Please select the case
for comment.
PB Meeting - Z24-17 - Moore's Crossing Planned Development
What is the nature of
your comment?
Neutral
Public Comment Dear Members of the New Hanover County Planning Board,
On behalf of the Historic Wilmington Foundation (HWF), I am
writing to express recommendations regarding Rezoning
Request Z24-17, which seeks to rezone the Moore's Crossing
Master Planned Development from R-20 (Residential District)
to PD (Planned Development District).
HWF is committed to protecting historic cemeteries, which
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 2
2
serve to encapsulate the narratives of communities, preserving
the cultural and historical heritage that shapes local identity.
The Josh Moore Cemetery (also known as the Moore-Grady
Cemetery), located behind 3612 Emerson Drive, is of particular
significance to the African-American community of Rock Hill.
This cemetery is the final resting place of Reverend Luke
Grady, an individual whose life story is emblematic of resilience
and progress in the face of systemic adversity. Born enslaved
in 1854, Reverend Grady rose to become a North Carolina
State Legislator. His life’s work as a farm owner, school
teacher, township magistrate, and minister in the African
Methodist Episcopal Church left an indelible mark on the
community he served. His burial in this cemetery in 1932
enshrines his legacy, which continues to inspire pride and hope
for the future.
Given the historical and cultural significance of the Josh Moore
Cemetery (also known as the Moore-Grady Cemetery), HWF
strongly advocates for a protective buffer greater than the
currently proposed 20 feet. A minimum buffer of 50 feet, with a
preference for 100 feet or more, is recommended for several
important reasons. To begin, burials in older cemeteries often
extend beyond modern property lines, making a larger buffer
essential to prevent the disturbance of graves. This expanded
buffer not only safeguards the cemetery from physical damage
and environmental changes but also preserves the integrity of
its setting, which includes valuable natural resources. The
presence of heritage trees, which contribute significantly to the
site’s historic character, should be protected to the greatest
extent possible as part of this buffer.
In conclusion, we urge the New Hanover County Planning
Board to consider the historical importance of the cemetery and
to take the necessary steps to ensure its preservation. A larger
buffer will honor the memory of those interred and maintain the
cultural landscape that is so vital to the Rock Hill community’s
heritage.
Thank you for your consideration of these recommendations.
Sincerely,
Isabelle Shepherd
Interim Executive Director
Historic Wilmington Foundation
Upload supporting files
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 3
3
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Luke Grady Headstone.JPG
File 2 Luke Grady - NCDOC Enironmental Excellence Article.pdf
File 3 John Moore Estate Map.pdf
File 4 Field not completed.
Email not displaying correctly? View it in your browser.
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 4
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 5
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HOME » AWARDS » Wilmington Bypass - Chair Road Community
Awards: Wilmington Bypass - Chair Road Community
The Federal Highway Administration's 2003 Environmental Excellence Awards
Wilmington Bypass - Chair Road Community
In 2000 and 2001, as North Carolina Department of Transportation's (NCDOT) plans for a northern bypass
of the City of Wilmington solidified, the Reverend Luke
Grady remained forgotten by all but the residents of the Rock Hill community, which the bypass was to
cross. His modest grave marker stood in the corner of
a small family cemetery just beyond the project area, unremarked. Residents of Rock Hill, including
descendants who had known Reverend Grady in his
old age, remembered his many accomplishments: farm owner, school teacher, member of the North
Carolina General Assembly, township magistrate,
African Methodist Episcopal Church minister. They also remembered how difficult it was for an African-
American to climb to these heights in the North
Carolina of the late nineteenth and early twentieth centuries. To these residents, Luke Grady's memory was important as a source of pride in past community accomplishments and as a potential
source of strength for future accomplishments by the community's younger members.
Through the course of the planning of the project and preparation of the Environmental Impact Statement, Leigh Lane and Carl Goode of NCDOT's Project Development and Environmental Analysis
Branch, Everett Ward of NCDOT's Program Development Branch, and other members of the
Department were in contact with members of the community, in hopes of creatively addressing any Environmental Justice issues raised by the project in accordance with Executive Order 12898.
Emerson Whitted, a community resident and activist, and others noted the location of Luke Grady's
grave and his importance to the community and local history. However, the grave and the cemetery in which it rested were not formally within the project's boundaries. The project would not physically
affect them and, although within the project's Area of Potential Effects, they were not historic
properties as defined by Section 106 of the National Historic Preservation Act.
The importance the Rock Hill community placed in the
memory of Luke Grady suggested to NCDOT that the
recovery of his story might appropriately address Environmental Justice issues associated with the
bypass's passage through the community. NCDOT
requested that the Raleigh, North Carolina, office of URS Corporation (URS), which was intensively
involved in the planning and design of the project,
research Reverend Grady's history. Marvin Brown, senior historian and architectural historian with URS,
who had conducted much of the Section 106 survey
and review work for the project, embarked on intensive research into Reverend Grady's life and
times. His efforts took him to repositories in eastern
and piedmont North Carolina and in New Jersey. They also put him in contact with archivists throughout North Carolina, Tennessee, and Virginia.
Perhaps the most important sources of information for Mr. Brown, however, were located within the
Rock Hill community. He interviewed Emerson Whitted, Earl Leroy Miller, Katie Grady, and other community members and descendants of Luke Grady. Mr. Miller, a grandson of Reverend Grady, and
Ms. Grady, the wife of another grandson, personally recalled Reverend Grady in the 1920s and early
1930s as a kind, unbent man. Their memories and other family accounts fleshed out the terse bits of information otherwise coaxed from the written historical record.
As Luke Grady's history was recovered, NCDOT and the community determined that the best way to
preserve and present this history was through (1) the publication of a historical monograph, (2) the
erection of a historical marker with landscaping, and (3) a formal dedication ceremony for the
Page 1 of 2NCDOT Environmental Excellence: Awards - Wilmington By...
6/15/2011http://www.ncdot.org/programs/environment/awards/Wilming...
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 6
community. Through NCDOT funding, Mr. Brown wrote the monograph, which he and others at URS helped design and shepherd through publication. He also wrote the text for the bronze marker, which
was installed by the NCDOT and URS along with the community, which was kept intricately involved throughout these activities. For instance, Emerson Whitted reviewed and commented upon the text of
the marker and the monograph and wrote the preface for the latter.
On Sunday, April 22, 2001, the community, NCDOT, and the Federal
Highway Administration formerly dedicated the plaque in Luke Grady's honor at St. James African Methodist Episcopal Church in Rock Hill.
St. James, which was Reverend Grady's home church, stands near
the heart of the community, a few blocks from Grady's grave and the bypass. On a prominent portion of its property, the marker was raised.
At the dedication ceremony, representatives of the community, NCDOT, and Reverend Grady's family spoke. Mr. Brown recounted Reverend Grady's story and noted the valuable lessons it held for the
community and its future. The many community residents and guests who filled the church sang with the choir. Following the formal
remarks, the crowd moved outside for the plaque's official unveiling.
Then, in the church hall, the community and guests were served refreshments and given copies of the Luke Grady history, which Mr.
Brown inscribed for them.
The media were invited and covered the dedication ceremony.
NCDOT also mailed copies of the monograph to local, state, and university libraries. No copies were sold, but rather all were distributed
on behalf of NCDOT. Following the dedication and their reading of the plaque and the monograph,
many members of the community expressed satisfaction with the reclamation of the history of Luke Grady and, by extension, that of the Rock Hill community.
The North Carolina Department of Transportation
Page 2 of 2NCDOT Environmental Excellence: Awards - Wilmington By...
6/15/2011http://www.ncdot.org/programs/environment/awards/Wilming...
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 7
Board of Commissioners - October 7, 2024
ITEM: 13- 17 - 8
Case #Z24-17
Rezoning Request:
27.55 acres from R-20 to PD
Applicant: BDLCT, LLC
Property Owners: BDLCT, LLC
Amy Doss
Development Review Planner
Planning & Land Use Slide 1
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 1
Planning & Land Use Slide 2
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 2
Planning & Land Use Slide 3
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 3
Planning and Land Use Slide 4
Existing Conditions
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 4
Surrounding Area
Planning & Land Use Slide 5
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 5
Planning and Land Use Slide 6
Representative Development of Existing Zoning
Emerson Drive
Holland Drive
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 6
Planning & Land Use
Short Pump, VA
Slide 7
Mayfaire
Representative Development of PD
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 7
Planning & Land Use
Amberleigh Shores
Slide 8
River Bluffs
Representative Development of Proposed Housing Types
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 8
Revised ConceptPlan
Planning & Land Use Slide 9
US I-140
Proposed Limited
Access Easement
Transitional
Commercial
Area
Transitional
Residential
Area
NCDOT ROW to be acquired
Residential
Retail
Mixed Use
Grady Moore
Cemetery
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 9
Planning & Land Use
Nearby Development
Slide 10
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 10
Trip Generation
Intensity Approximate Peak
Hour Trips
Typical Development Under
Existing Zoning:
52 Single-Family
Dwellings 36 AM / 49 PM
Development Under
Proposed CZD B-2 Zoning:
85,000 SF Shopping Plaza with
Grocery, 6,000 SF Convenience
Store with 16 Gas Pumps, and
115 Multi-Family Units
420 AM / 796 PM
Potential Impact of
Proposed Designation +384 AM / +747 PM
Planning & Land Use Slide 11
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 11
Planning & Land Use
Site Access
Slide 12
US I-140
Proposed
Emergency and
Cemetery Access
Easement
NCDOT ROW to be acquired
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 12
Estimated Student Generation
Development Type Intensity Estimated Student Generation*
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development under
Current Zoning 52 residential units Total: 11
(5 elementary, 2 middle, 4 high)
Potential Development
under Proposed Zoning
Districts
115 residential units Total: 24
(11 elementary, 5 middle, 8 high)
Slide 13
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 13
Compatibility
•The surrounding area is changing due in part to the construction of I-140. The
subject parcel is located with direct access to I-140 and between two
commercial nodes.
•In 2017 a PD was approved with various housing types at an increased density.
•The proposed development would place goods and services closer to existing
residents.
•The proposed grocery retailer would be located along I-140. Retail components
are located along Castle Hayne Road with mixed use development in the center
and residential components toward the western property boundary.
•Landscaped buffers will be provided between the proposed development and
adjacent single-family use.
•Additional transitional elements have been proposed along the western
property boundary.
Planning & Land Use Slide 14
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 14
Strategic Plan
Slide 15Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 15
2016 Comprehensive Plan Place Types:
Community Mixed Use & General Residential
Planning & Land Use
N
Slide 16
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 16
The Planning Board considered this item at their September 5, 2024, meeting
and voted (7-0) to recommend APPROVAL of the petition.
The Board found it to be generally CONSISTENT with the 2016
Comprehensive Plan because the proposed uses are in line with the place
type recommendations.
The Board also found RECOMMENDING APPROVAL of the project was
reasonable and in the public interest because the proposed project will
provide additional housing diversity to the area and increases vehicular and
pedestrian circulation.
Planning Board Action
Slide 17Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 17
Planning & Land Use Slide 18
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 18
Initial ConceptPlan
Planning & Land Use Slide 19
Proposed Flex and Duke Power
Pervious Strip Retail Contractor Proposed Easement
Driveway Office Space Dumpsters
(4 Bldgs) (3)
US I-140
Proposed Limited
Access Easement
Commercial
Residential
Retail
NCDOT ROW to be acquired
Grady Moore
Cemetery
Board of Commissioners - October 7, 2024
ITEM: 13- 18 - 19
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, NHC Development Review Supervisor
CONTACT(S): Robert Farrell; Rebekah Roth, NHC Planning and Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z24-19) - Request by Cindee Wolf with Design Solu8ons, applicant, on behalf of Harry Wilson
with H N Investments, LLC to rezone approximately 5.17 acres located at 308 Hermitage Road from the (CZD) CS,
Condi8onal Commercial Services District to a new (CZD) CS District for the use of Wholesale Nursery and a limited
list of prohibited uses.
BRIEF SUMMARY:
In April 2022, the Board of Commissioners approved a condi(onal rezoning for a 30.41-acre site at 308 and 312
Hermitage Road to develop the New Leaf Landing commercial business park. This project was set to include 130,000
square feet of commercial flex space, an exis(ng wholesale nursery, and a shared stormwater pond. However, another
applicant is now seeking to amend the zoning by reloca(ng the nursery to the northwest corner of the site and
removing a 5.17-acre parcel from the business park’s master plan. These proposed changes necessitate a new review
by both the Planning Board and Board of Commissioners.
The revised plan introduces a 10,000 square foot office and warehouse building, along with parking and a stormwater
pond. This development would con(nue to permit most uses within the CS, Commercial Services district, though it
would exclude certain civic, educa(onal, and food-related businesses. If the amendment is approved, the nursery
would be assigned its own dis(nct CZD CS district, separate from the remainder of the business park. Since the
business park which is separately owned and has not yet been developed, removing the 5.17 acres will impact the
future site design. Since an alterna(ve design for the business park has not been proposed, future development of the
remaining 25 acres will need to be evaluated by staff to ensure it meets the criteria for a minor devia(on under Sec(on
10.3.3.C.7.b of the UDO. Should the future site design not qualify as a minor devia(on, the New Leaf Landing Business
Park’s condi(onal rezoning will require approval through the rezoning public hearing process.
It is es(mated the site would generate approximately 32 AM and 37 PM peak hour trips if developed under current
zoning. The proposed (CZD) CS development is es(mated to generate 58 AM and 87 PM peak hour trips, increasing the
number of peak hour trips by approximately 26 AM and 50 PM. The project is on a local road that currently has
capacity. Castle Hayne Road at the Hermitage Road intersec(on also currently has capacity. A Traffic Impact Analysis
(TIA) for the New Leaf Landing business park was approved by the Wilmington Metropolitan Planning Organiza(on
(WMPO) and North Carolina Department of Transporta(on (NCDOT) in 2021. The TIA required new turn lanes at the
intersec(ons of Castle Hayne and Hermitage Road, and Castle Hayne and Crowatan Road. The project under
considera(on requests to be removed from the New Leaf Landing business park and the TIA that applies to that
project. In addi(on to the wholesale nursery, the applicant is proposing most of the other uses allowed in the CS
district. The applicant has included a condi(on limi(ng the future uses to those that typically generate less traffic to
reduce traffic impacts. The project has also received approval from NCDOT for the proposed driveway. If a TIA is
required by a future use, it will require addi(onal review and approval by the Board of Commissioners. Addi(onally, a
proposed Planned Development (PD) is also under considera(on in the area. The TIA for that project includes a new
traffic signal and other improvements to Castle Hayne Road in the general vicinity of the site.
Board of Commissioners - October 7, 2024
ITEM: 14
The project would help meet the New Hanover County Strategic Plan's goals because the proposed rezoning would
help maintain new business growth within 2.5% of the state by enabling the expansion of an exis(ng business. The
2016 Comprehensive Land Use Plan designates this property as Employment Center which serves as an employment
and produc(on hub where office and light industrial uses predominate. It can also include residen(al, civic, and
recrea(onal uses, but should be clearly delineated from rural and conserva(on areas. Commercial uses designed to
serve the needs of the employment center are appropriate. The proposed rezoning request is generally CONSISTENT
with the 2016 Comprehensive Land Use Plan because the district provides an appropriate transi(on between the
exis(ng industrial development to the east and lower intensity residen(al and agricultural development to the east.
The Planning Board considered this applica(on at the September 5, 2024 mee(ng. No one spoke in support of or in
opposi(on to the request. The Planning Board expressed support for the project but also expressed concerns the
owner of the New Leaf Landing business park may not be fully aware of the poten(al impacts to that project if the
5.17-acre site was rezoned separately. Following discussion, members proposed a condi(on requiring that before the
Board of Commissioners mee(ng the applicant will provide evidence of due diligence to aEempt to communicate
poten(al impacts with the owner of the business park site.
The applicant consented to the condi(on and the Planning Board voted (6-1) to recommend approval of the pe((on
with two staff recommended condi(ons and an addi(onal condi(on discussed during the mee(ng. Planning Board
member Pete Avery dissented sta(ng he supported the rezoning request but did not agree the addi(onal condi(on was
necessary for the applica(on.
The Planning Board recommended the following condi(ons:
1. All uses in the CS district are permiEed except for the following uses and use categories listed in Table 4.2.1 Principal
Use Table:
-Civic
-Educa(onal Services
-Government Services
-Heath Care Services
-Food & Drink (including Bar / Nightclub)
-Convenience Store
-Food Market
-Grocery Store
-Pharmacy
-Bank and / or Financial Ins(tu(on
-Carwash
-Commercial Recycling Facility, Large Collec(on, Small Collec(on, Processing, and Processing and Collec(on
2. Outdoor storage, except for plants, for the Wholesale Nursery and any future uses is restricted to the Rock & Mulch
/ Bulk Materials area as shown in the southeastern corner of the concept plan.
3. Before the October 7, 2024 Board of Commissioners mee(ng the applicant shall provide evidence of due diligence
to aEempt to communicate poten(al impacts of the proposed rezoning with the owner of the adjacent business park
site.
The Planning Board found the applica(on to be CONSISTENT with the purposes and intent of the Comprehensive
Plan because the project allows the types of commercial uses encouraged in the Employment Center place type.
The Planning Board also found recommending APPROVAL of the rezoning request was reasonable and in the public
interest because the rezoning allowed the reloca(on of an exis(ng business that would support the area's transi(on
into a service node.
Board of Commissioners - October 7, 2024
ITEM: 14
STRATEGIC PLAN ALIGNMENT:
Workforce & Economic Development
A business-friendly environment that promotes growth, agility, and collabora(on.
Plan for the long-term needs of businesses through (mely, innova(ve programs and
community partnerships.
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda(on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera(ons,
technical review. The subject parcel was included as part of the New Leaf Landing commercial business park
condi(onal CS rezoning in 2022 which was found to be generally consistent with the 2016 Comprehensive Plan
because the park would allow the types of commercial uses encouraged in the Employment Center place type. While
the site remains generally consistent with the 2016 Comprehensive Plan and provides an appropriate transi(on
between the exis(ng industrial development to the east and lower intensity residen(al and agricultural development to
the east, the impacts to the remaining business park are not currently known. Staff would have preferred addi(onal
coordina(on with the business park owner to modify the TIA, if required, and rezoning of the en(re 30-acre business
park site to fully analyze the overall site and any addi(onal poten(al impacts to the area.
As a result, Staff recommends denial of the request and suggests the following mo(on:
I move to recommend DENIAL the proposed rezoning. While I find it to be generally CONSISTENT with the purposes
and intent of the Comprehensive Plan because the project allows the types of commercial uses encouraged in the
Employment Center place type. I find recommending DENIAL of the rezoning request is reasonable and in the public
interest because the project may impact the future development of an approved commercial business park.
Alterna8ve Mo8on for Approval (If based on informa(on presented at the public hearing or other considera(on
beyond the scope of staff review, the board finds approval appropriate.)
The Planning Board's addi(onal recommended condi(on requires the applicant provide addi(onal informa(on to the
Board of Commissioners ahead of the October 7 mee(ng. Staff considers the condi(on to be a request for the
applicant to provide addi(onal informa(on to the Board of Commissioners to help inform their final decision. Since
the recommended condi(on is not specific to the site design or a clarifica(on of the applicant's intent, it has not been
included with the alterna(ve mo(on of approval. Staff does recommend that the applicant provide the requested
informa(on to the Board of Commissioners at their public hearing for this request.
I move to recommend APPROVAL of the proposed rezoning. I find it to be generally CONSISTENT with the purposes
and intent of the Comprehensive Plan because the project allows the types of commercial uses encouraged in the
Employment Center place type. I find recommending APPROVAL of the rezoning request is reasonable and in the
public interest because the rezoning allows the reloca(on of an exis(ng business that would support the area’s
transi(on into a service node.
Proposed Condi8ons:
1. All uses in the CS district are permiEed except for the following uses and use categories listed in Table 4.2.1 Principal
Use Table:
-Civic
-Educa(onal Services
-Government Services
-Heath Care Services
Board of Commissioners - October 7, 2024
ITEM: 14
-Food & Drink (including Bar / Nightclub)
-Convenience Store
-Food Market
-Grocery Store
-Pharmacy
-Bank and / or Financial Ins(tu(on
-Carwash
-Commercial Recycling Facility, Large Collec(on, Small Collec(on, Processing, and Processing and Collec(on
2. Outdoor storage, except for plants, for the Wholesale Nursery and any future uses is restricted to the Rock & Mulch
/ Bulk Materials area as shown in the southeastern corner of the concept plan.
ATTACHMENTS:
Descrip(on
Z24-19 BOC Script
Staff Presentation
Z24-19 BOC Staff Report
Z24-19 Zoning Map
Z24-19 Future Land Use Map
Z24-19 Mailout Map
Z24-19 Application Cover Sheet
Z24-19 Application
Z24-19 List of Permitted Uses
Neighboring Property Owner Affidavit
Z24-19 Concept Plan Cover Sheet
Z24-19 Concept Plan
Z24-19 Public Comment
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend denial due to poten(al impacts on future development of the approved commercial business park,
despite its consistency with the Comprehensive Plan.
COMMISSIONERS' ACTIONS:
Approved 4-1, Commissioner Zapple dissenting.
Board of Commissioners - October 7, 2024
ITEM: 14
BOARD OF COMMISSIONERS SCRIPT
for Zoning Map Amendment Application (Z24-19)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Harry Wilson with H N
Investments, LLC to rezone approximately 5.17 acres located at 308 Hermitage Road from the (CZD) CS,
Conditional Commercial Services District to a new (CZD) CS District for the use of Wholesale Nursery and
a limited list of prohibited uses.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation and supporter comments (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based
on the Board discussion and items presented during the public hearing, would you like
withdraw your petition or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is,
or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Example Motion for Denial
I move to DENY the proposed rezoning. While I find it to be generally CONSISTENT with the
purposes and intent of the Comprehensive Plan because the project allows the types of
commercial uses encouraged in the Employment Center place type. I find DENIAL of the
rezoning request is reasonable and in the public interest because the project may impact the
future development of an approved commercial business park.
Alternative Motion for Approval (If based on information presented at the public hearing or
other consideration beyond the scope of staff review, the board finds approval appropriate.)
Board of Commissioners - October 7, 2024
ITEM: 14- 1 - 1
I move to APPROVE the proposed rezoning. I find it to be generally CONSISTENT with the
purposes and intent of the Comprehensive Plan because the project allows the types of
commercial uses encouraged in the Employment Center place type. I find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because the
rezoning allows the relocation of an existing business that would support the area’s
transition into a service node.
Proposed Conditions:
1. All uses in the CS district are permitted except for the following uses and use categories
listed in Table 4.2.1 Principal Use Table:
o Civic
o Educational Services
o Government Services
o Heath Care Services
o Food & Drink (including Bar / Nightclub)
o Convenience Store
o Food Market
o Grocery Store
o Pharmacy
o Bank and / or Financial Institution
o Carwash
o Commercial Recycling Facility, Large Collection, Small Collection, Processing,
and Processing and Collection
2. Outdoor storage, except for plants, for the Wholesale Nursery and any future uses is
restricted to the Rock & Mulch / Bulk Materials area as shown in the southeastern corner
of the concept plan.
Approval is subject to the applicant signing an agreement acknowledging the applicant’s consent
to all listed conditions. If the applicant does not provide a signed agreement within seven (7)
business days from the date of approval, then the rezoning application considered denied.
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] of the proposed rezoning to a conditional CS district. I find it to
be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Board of Commissioners - October 7, 2024
ITEM: 14- 1 - 2
Case #Z24-19
Rezoning Request:
5.63 acres from CZD CS to CZD CS
Applicant: Cindee Wolf, Design Solutions
Property Owner:Harry Wilson, H N Investments, LLC
Robert Farrell
Development Review Supervisor
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 1
30 Acre
Business
Park
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 2
Existing
Nursery
5 Acre
Project
Area
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 3
Existing Site Conditions
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 4
Representative Development of Business Parks
Exchange Drive Old Wrightsboro Industrial Park
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 5
Representative Development of Wholesale Nurseries
Tinga Nursery – Castle Hayne Road Five Oaks Nursery – Old Winter Park Road
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 6
St
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m
w
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Septic Septic
Septic
Septic
130,000 Sq Ft
Business Park
Hermitage Road
Approved
Concept
Plan
Existing
Wholesale
Nursery
Septic
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 7
Ex
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t
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g
P
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v
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Stormwater
Outdoor
Plant
Storage
Outdoor
Plant
Storage
Hermitage Road
Proposed
Concept
Plan
Outdoor
Storage
Office and
Warehouse
Septic
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 8
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 9
Hermitage Road
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 10
Estimated Trip Generation
Intensity Approximate Peak Hour Trips
Typical Development Under
Existing Zoning:21,000 sq ft business park 32 AM / 37 PM
Highest Traffic Generating Use
under Proposed CS Zoning:
10,000 sq ft vehicle service
station, minor 58 AM / 87 PM
Potential Net Change under
Proposed Zoning:-+ 26 AM / + 50 PM
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 11
Compatibility
•Due to the lack of public sewer, residential development in the Castle Hayne area has remained
predominately low density. However, the area’s location between Holly Shelter Road and the I-
40 interchange to the north and the Castle Hayne Road and I-140 interchange to the south has
led to increased commercial and industrial activity in the Castle Hayne Road corridor.
•Nearby rezoning approvals include a (CZD) CS district rezoning immediately north of the
intersection of Castle Hayne Road and Hermitage Road, and an application for a mixed use
Planned Development southwest of the I-140 interchange.
•The proposed rezoning will result in changes to the currently approved business park. The
developer of the business park will be required to address the removal of the project site and
re-design all or a portion of the business park. As that re-design has not been done, staff is
unable to provide an analysis of whether the site would be required to obtain any additional
rezoning approvals before development may begin.
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 12
Strategic Plan
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 13
2016 Comprehensive Plan Place Type:
Employment Center
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 14
Planning Board Action
The Planning Board considered this item at their September 5 meeting and voted
(6-1) to recommend APPROVAL of the proposed rezoning.
The Planning Board found the application to be CONSISTENT with the purposes
and intent of the Comprehensive Plan because the project allows the types of
commercial uses encouraged in the Employment Center place type.
The Planning Board also found recommending APPROVAL of the rezoning request
was reasonable and in the public interest because the rezoning allows the
relocation of an existing business that would support the area’s transition into a
service node.
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 15
Planning Board Proposed Conditions
1.All uses in the CS district are permitted except for the following uses and use categories listed in Table 4.2.1 Principal Use Table:
•Civic
•Educational Services
•Government Services
•Health Care Services
•Food & Drink (including Bar / Nightclub)
2.Outdoor storage, except for plants, for the Wholesale Nursery and any future uses is restricted to the Rock & Mulch / Bulk Materials area as shown on in the southeastern corner of the concept plan.
3.Before the October 7, 2024 Board of Commissioners meeting the applicant shall provide evidence of due diligence to attempt to communicate potential impacts of the proposed rezoning with the owner of the adjacent business park site.
•Convenience Store
•Food Market
•Grocery Store
•Pharmacy
•Bank and / or Financial Institution
•Carwash
•Commercial Recycling Facility, Large Collection, Small Collection, Processing, and Processing and Collection
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 16
Staff Recommendation
•While the site remains generally consistent with the 2016 Comprehensive Plan and
provides an appropriate transition between the existing industrial development to the east
and lower intensity residential and agricultural development to the east., the impacts to the
remaining business park are not known currently.
•Staff would have preferred additional coordination with the business park landowner to
modify the TIA and rezoning of the entire 30-acre business park site to fully analyze the
overall site and any additional potential impacts to the area.
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 17
Alternative Motion for Approval
1.All uses in the CS district are permitted except for the following uses and use categories listed in Table 4.2.1 Principal Use Table:
•Civic
•Educational Services
•Government Services
•Health Care Services
•Food & Drink (including Bar / Nightclub)
•Convenience Store
•Food Market
•Grocery Store
•Pharmacy
•Bank and / or Financial Institution
•Carwash
•Commercial Recycling Facility, Large Collection, Small Collection, Processing, and Processing and Collection
2.Outdoor storage, except for plants, for the Wholesale Nursery and any future uses is restricted to the Rock & Mulch / Bulk Materials area as shown on in the southeastern corner of the concept plan.
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 18
Board of Commissioners - October 7, 2024
ITEM: 14- 2 - 19
Z24-19 Staff Report BOC 10.7.2024 Page 1 of 17
STAFF REPORT FOR Z24-19
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z24-19
Request:
Rezoning to a Conditional CS district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Harry Wilson with H N Investments, LLC
Location: Acreage:
308 Hermitage Road 5.17
PID(s): Comp Plan Place Type:
R02500-002-034-000 Employment Center
Existing Land Use: Proposed Land Use:
Undeveloped Wholesale Nursery and Other Limited Uses
Current Zoning: Proposed Zoning:
(CZD) CS, Commercial Services (CZD) CS, Commercial Services
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential and Wooded Land R-20
East Undeveloped Land and Mixed Industrial Uses (CZD) CS & I-1
South Existing Wholesale Nursery and Undeveloped Land (CZD) CS & B-2
West NC State Horticultural Crops Research Station R-20
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 1
Z24-19 Staff Report BOC 10.7.2024 Page 2 of 17
ZONING HISTORY
July 1, 1985 Initially zoned R-20 (Area Castle Hayne)
April 4, 2022 Z22-06 rezoned 30.41 acres for a flex space business park and existing
nursery
COMMUNITY SERVICES
Water/Sewer
Public water is available through CFPUA. Public sewer is not available in
the area. The project proposes a private septic system which must be
reviewed and approved by New Hanover County Environmental Health.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne Fire Station
Schools Laney High School, Holly Shelter Middle School, Castle Hayne Elementary
School
Recreation Northern Regional Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 2
Z24-19 Staff Report BOC 10.7.2024 Page 3 of 17
CURRENT APPROVED CONCEPTUAL PLAN
Includes Staff Markups
• On April 4, 2022 the Board of Commissioners approved a 30.41 acre conditional rezoning
at 308 and 312 Hermitage Road for the New Leaf Landing commercial business park. The
approved rezoning included 130,000 square feet of commercial flex space in addition to
an existing wholesale nursery operation.
• The project consisted of 11 flex commercial buildings, the existing nursery at the rear of the
site, and a shared stormwater pond along the western property line.
• The approved (CZD) CS district allowed all uses permitted in the CS district such as indoor
recreation, business service center, contractor office, general retail, and warehousing.
• The site included two points of access onto Hermitage Road which were approved as part
of a Traffic Impact Analysis (TIA) for the project.
Existing Nursery
Septic
Proposed
Nursery
Relocation
Flex Space Septic
St
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w
a
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Stormwater
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 3
Z24-19 Staff Report BOC 10.7.2024 Page 4 of 17
• Public sewer is not available in the area and the approved concept plan included multiple
septic areas to support the development.
• The project has not begun construction and no improvements have been made to the
property since the rezoning approval in 2022.
• The area outlined in Blue on the approved concept plan above is the area under
consideration for the current rezoning request.
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
Hermitage Road
Ex
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t
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P
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Septic
Stormwater
Office and
Warehouse
Outdoor
Bulk Storage
Outdoor
Plant
Storage
Outdoor
Plant
Storage
Pr
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p
o
s
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P
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Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 4
Z24-19 Staff Report BOC 10.7.2024 Page 5 of 17
• The proposed rezoning shifts the location of the nursery from the southern portion of the site
to the northwestern portion of the site and proposes to remove the 5.17-acre parcel from
the master plan for the business park.
• While the subject parcel was subdivided from the parent tract in November 2023, the CZD
CS district approved in 2022 would still apply, and the property could be developed by
the separate owner. The proposed changes to the site design, access, stormwater, however,
would constitute a substantial deviation from the original approval, requiring a rezoning of
the parcel. The applicant has elected to move forward with a rezoning of only the subject
parcel, which would remove it from the master plan for the business park.
• The use of wholesale nursery is permitted in both the R-20 and the CS zoning districts. The
existing wholesale nursery has been operating from the property since 2021.
• The applicant subdivided 5.17 acres from the northwestern corner of the 30.41-acre
commercial park in 2023.
• The proposed concept plan for the wholesale nursery includes a 10,000 square foot office
and warehouse building with associated parking and a stormwater pond in the northwest
corner of the site.
• The site will be accessed by a new separate full access driveway onto Hermitage Road and
does not propose access to the New Leaf Landing project.
• An outdoor storage area for rock, mulch and bulk materials is on the southeastern side of
the site away from Hermitage Road and adjacent to the existing private drive for the New
Leaf Landing project. A condition has been included guaranteeing the location of outdoor
storage is limited to the area shown on the concept plan for the Wholesale Nursery and
any other future use.
• Plant storage areas for the Wholesale Nursery are located on the north and western sides
of the property and provide additional visual and spatial buffers to Hermitage Road and
the neighboring NC State Horticultural Crops Research Station. If developed for a different
use in the future, a transitional buffer will be required along the western property line.
• In addition to the wholesale nursery use, the project proposes allowing most uses within the
CS district. A condition has been included prohibiting the following uses and use categories
listed in Table 4.2.1 Principal Use Table:
o Civic
o Educational Services
o Government Services
o Heath Care Services
o Food & Drink (including Bar / Nightclub)
o Convenience Store
o Food Market
o Grocery Store
o Pharmacy
o Bank and / or Financial Institution
o Carwash
o Commercial Recycling Facility, Large Collection, Small Collection, Processing, and
Processing and Collection
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 5
Z24-19 Staff Report BOC 10.7.2024 Page 6 of 17
ZONING CONSIDERATIONS
• In April 2022 the parcel was rezoned as part of a 30.41-acre (CZD) CS rezoning for a
commercial park that also included an existing wholesale nursery operation.
• The CS district was established to accommodate a mixture of light manufacturing, wholesale,
storage, commercial service and repair, and distributive business type uses. It functions as a
support district to nearby industrial and commercial uses. The district is designed to act as a
transitional land use between intensive industrial and commercial development and less
intensive commercial, office, and institutional uses.
• If approved, the proposed (CZD) CS district for the nursery would be a separate district
distinct from the (CZD) CS district that applies to the New Leaf Landing project.
• Because the New Leaf Landing Business Park has not been developed, removal of the 5.17
acres from the business park site will impact the future site design of the park.
• An alternative site design for New Leaf Landing has not been proposed and future
development of New Leaf Landing will need to be evaluated by staff to determine if the
changes meet the criteria for a Minor Deviation under Section 10.3.3.C.7.b of the UDO. If
the future site design is not determined to be a minor deviation, the New Leaf Landing
Business Park conditional rezoning will need to be approved by the Board of Commissioners
through the rezoning public hearing process.
• The use of Wholesale Nursery is classified in Table 4.2.1 Principal Use Table as an
agricultural use. Agricultural uses are not required to provide transitional buffers when they
are adjacent to commercial or residential zoning districts.
• A Type A opaque buffer would be required along the western property line for any future
commercial or industrial use. The buffer requirement would be determined by staff through
the Change of Use permit review process.
• While transitional buffers are not required for the wholesale nursery, the project provides
areas for outdoor storage of trees and other plants along the property lines that could
serve a similar function as a landscaped buffer.
• The site will also be subject to the parking lot and street landscaping requirements of Section
5.4 of the UDO.
• The UDO contains controls on exterior lighting on the site. The maximum illumination levels
at the common property line with the residential properties to the west shall not exceed 0.5-
foot candles and 1.0-foot candles at the northern property line adjacent to the religious
institution.
• If approved, the project would be subject to Technical Review Committee (TRC) and zoning
compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 6
Z24-19 Staff Report BOC 10.7.2024 Page 7 of 17
AREA DEVELOPMENTS
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 7
Z24-19 Staff Report BOC 10.7.2024 Page 8 of 17
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning 21,000 square feet of the 130,000 square foot New Leaf
Landing business park
PROPOSED ACCESS
Primary Access Hermitage Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Hermitage Road Castle Hayne Road
Type of Roadway NCDOT secondary road NCDOT minor arterial
Roadway Planning Capacity
(AADT) 4,000 15,549
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 8
Z24-19 Staff Report BOC 10.7.2024 Page 9 of 17
Latest Traffic Volume (AADT) 4,000 12,500
Latest WMPO Point-in-Time
Count (DT) 37,645
Castle Hayne Road between
Sondey and Crowatan Roads –
11,998
Current Level of Congestion Available Capacity Available capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: NCDOT (2023)
Source of WMPO Point-in-Time County: WMPO (2023)
NEARBY NCDOT STIP ROADAWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated
by Present
Designation
Traffic Generated by
Vehicle Service Station,
Minor – The Highest
Traffic Generating Use
Under Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 32 58 +26
PM Peak Hour Trips 37 87 +50
Assumptions
Typical Development with Existing Conditions – 21,000 sq ft of business
park
Proposed Development – 10,000 sq ft office and warehouse for an
approximately 5-acre wholesale nursery. Future uses limited to those
that do not trigger the ordinance requirement for a TIA.
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
SUMMARY
The project is on a local road that currently has capacity. Castle Hayne Road at the Hermitage Road
intersection also currently has capacity. A TIA for the New Leaf Landing business park was approved
by the WMPO and NCDOT in 2021. The TIA required new turn lanes at the intersections of Castle
Hayne and Hermitage Road, and Castle Hayne and Crowatan Road. The project under consideration
requests to be removed from the New Leaf Landing business park and the TIA that applies to that
project. In addition to the Wholesale Nursery, the applicant is proposing most of the other uses
allowed in the CS district. The applicant has included a condition limiting the future uses to those that
typically generate less traffic to reduce traffic impacts. The project has also received approval from
NCDOT for the proposed driveway. If a TIA is required by a future use, it will require additional
review and approval by the Board of Commissioners. Additionally, a proposed Planned Development
(PD) is also under consideration in the area. The TIA for that project includes a new traffic signal and
other improvements to Castle Hayne Road in the general vicinity of the site.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 9
Z24-19 Staff Report BOC 10.7.2024 Page 10 of 17
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Prince George Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (Moderate Limitation) and Class III (Severe Limitation) soils. The
proposed septic system must be reviewed and approved by New Hanover County
Environmental Health.
OTHER CONSIDERATIONS
New Hanover County Strategic Plan
On July 17, 2023, the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-
2028. This plan focuses on three core areas: workforce and economic development, community
safety and well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes
Relevant to Proposal
Analysis
A business-friendly environment
that promotes growth, agility,
and collaboration.
The plan aims to prepare for the long-term needs of
businesses and to maintain new business growth within 2.5%
of the state. The proposed commercial zoning district will
enable the expansion of an existing business.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 10
Z24-19 Staff Report BOC 10.7.2024 Page 11 of 17
Representative Developments
Representative Developments of Flex Commercial:
Exchange Drive
Old Wrightsboro Industrial Park
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 11
Z24-19 Staff Report BOC 10.7.2024 Page 12 of 17
Representative Developments of Wholesale & Retail Nursery:
Tinga Nursery – Castle Hayne Road
Five Oaks Nursery – Old Winter Park Road
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 12
Z24-19 Staff Report BOC 10.7.2024 Page 13 of 17
Context and Compatibility
• The subject parcel was included as part of the New Leaf Landing commercial business park
conditional CS rezoning in 2022 which was found to be generally consistent with the 2016
Comprehensive Plan because the park would allow the types of commercial uses
encouraged in the Employment Center place type. The existing CZD CS was also found to
provide an appropriate transition between the existing industrial development to the east
and lower intensity residential and agricultural development to the west.
• The proposed rezoning shifts the location of the nursery from the southern portion of the site
to the northern portion of the site and establishes a new driveway access for the nursery
and a reduced set of potential future uses allowed in the CS district.
• The proposed rezoning will result in changes to the currently approved business park. The
developer of the business park will be required to address the removal of the project site
and re-design all or a portion of the business park. As that re-design has not been done,
staff is unable to provide an analysis of whether the site would be required to obtain any
additional rezoning approvals before development may begin.
• The property and the existing nursery are both adjacent to the NC State Horticultural Crops
Research Station. The station engages in agricultural research through growing plants
including different types of crops and ornamental flowering plants, trees, and grasses used
in landscaping and other nursery products.
• Due to the lack of public sewer, residential development in the Castle Hayne area has
remained predominately low density. However, the area’s location between Holly Shelter
Road and the I-40 interchange to the north and the Castle Hayne Road and I-140
interchange to the south has led to increased commercial and industrial activity in the Castle
Hayne Road corridor.
• Nearby rezoning approvals include a (CZD) CS district rezoning immediately north of the
intersection of Castle Hayne Road and Hermitage Road, and an application for a mixed
use Planned Development southwest of the I-140 interchange.
• Continued interest in commercial development in the vicinity of the I-140 corridor and
proximity to the GE campus indicates the general area may transition into a future service
node.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 13
Z24-19 Staff Report BOC 10.7.2024 Page 14 of 17
Future Land Use
Map Place Type Employment Center
Place Type
Description
Serves as an employment and production hub where office and light
industrial uses predominate. It can also include residential, civic, and
recreational uses, but should be clearly delineated from rural and
conservation areas. Commercial uses designed to serve the needs of the
employment center are appropriate.
Analysis
The Comprehensive Plan designates this property as Employment Center, a
land use classification that promotes office, industrial, commercial, and retail
development. The Comprehensive Plan also specifically designates the
Hermitage Road area, along with Dutch Square and Northchase as areas
applicable for the place type.
The area’s location between Holly Shelter Road and the I-40 interchange
to the north and the Castle Hayne Road and I-140 interchange to the south
has led to increased commercial and industrial activity in the Castle Hayne
Road corridor.
Continued interest in commercial development in the vicinity of the I-140
corridor and proximity to the GE campus indicates the general area will
likely transition into a future service node.
Both the CS district and the Employment Center place type are designed to
foster economic growth, provide job opportunities, and ensure development
is compatible with surrounding areas and infrastructure.
Consistency
Recommendation
The proposed rezoning request is generally CONSISTENT with the 2016
Comprehensive Plan because the district provides an appropriate transition
between the existing industrial development to the east and lower intensity
residential and agricultural development to the east.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 14
Z24-19 Staff Report BOC 10.7.2024 Page 15 of 17
PLANNING BOARD MEETING
The Planning Board considered this application at the September 5, 2024 meeting. No one spoke
in support of or in opposition to the request. The Planning Board expressed support for the project
but also expressed concerns the owner of the New Leaf Landing business park may not be fully
aware of the potential impacts to that project if the 5.17-acre site was rezoned separately.
Following discussion, the board proposed a condition requiring that before the Board of
Commissioners meeting the applicant provide evidence of due diligence to attempt to communicate
potential impacts with the owner of the business park site.
The applicant consented to the condition and the Planning Board voted (6-1) to recommend
approval of the petition with two staff recommended conditions and an additional condition
discussed during the meeting. Planning Board member Pete Avery dissented stating he supported
the rezoning request but did not agree the additional condition was necessary for the application.
The Planning Board recommended the following conditions:
1. All uses in the CS district are permitted except for the following uses and use
categories listed in Table 4.2.1 Principal Use Table:
o Civic
o Educational Services
o Government Services
o Heath Care Services
o Food & Drink (including Bar / Nightclub)
o Convenience Store
o Food Market
o Grocery Store
o Pharmacy
o Bank and / or Financial Institution
o Carwash
o Commercial Recycling Facility, Large Collection, Small Collection,
Processing, and Processing and Collection
2. Outdoor storage, except for plants, for the Wholesale Nursery and any future uses
is restricted to the Rock & Mulch / Bulk Materials area as shown in the southeastern
corner of the concept plan.
3. Before the October 7, 2024 Board of Commissioners meeting the applicant shall
provide evidence of due diligence to attempt to communicate potential impacts of
the proposed rezoning with the owner of the adjacent business park site.
The Planning Board found the application to be CONSISTENT with the purposes and intent of
the Comprehensive Plan because the project allows the types of commercial uses encouraged
in the Employment Center place type.
The Planning Board also found recommending APPROVAL of the rezoning request was
reasonable and in the public interest because the rezoning allowed the relocation of an existing
business that would support the area’s transition into a service node.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 15
Z24-19 Staff Report BOC 10.7.2024 Page 16 of 17
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, technical review. The site was included as part of the New Leaf Landing commercial
business park conditional CS rezoning in 2022 which was found to be generally consistent with the
2016 Comprehensive Plan because the park would allow the types of commercial uses encouraged
in the Employment Center place type. While the site remains generally consistent with the 2016
Comprehensive Plan and provides an appropriate transition between the existing industrial
development to the east and lower intensity residential and agricultural development to the east,
impacts to the remaining business park are not known. Staff would have preferred if the applicant
worked with the business park owner to modify the TIA, if required, and current (CZD) CS concept
plan to fully analyze the overall site and any additional potential impacts to the area.
As a result, Staff recommends denial of the request and suggests the following motion:
I move to DENY the proposed rezoning. While I find it to be generally CONSISTENT
with the purposes and intent of the Comprehensive Plan because the project allows the
types of commercial uses encouraged in the Employment Center place type. I find
DENIAL of the rezoning request is reasonable and in the public interest because the
project may impact the future development of an approved commercial business park.
Alternative Motion for Approval (If based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds approval appropriate.)
The Planning Board’s additional recommended condition requires the applicant provide additional
information to the Board of Commissioners ahead of the October 7 meeting. Staff considers the
condition to be a request for the applicant to provide additional information to the Board of
Commissioners to help inform their final decision. Since the recommended condition is not specific to
the site design or a clarification of the applicant’s intent, it has not been included with the alternative
motion of approval. Staff does recommend that the applicant provide the requested information
to the Board of Commissioners at their public hearing for this request.
I move to APPROVE the proposed rezoning. I find it to be generally CONSISTENT with
the purposes and intent of the Comprehensive Plan because the project allows the types
of commercial uses encouraged in the Employment Center place type. I find
recommending APPROVAL of the rezoning request is reasonable and in the public
interest because the rezoning allows the relocation of an existing business that would
support the area’s transition into a service node.
Proposed Conditions:
4. All uses in the CS district are permitted except for the following uses and use
categories listed in Table 4.2.1 Principal Use Table:
o Civic
o Educational Services
o Government Services
o Heath Care Services
o Food & Drink (including Bar / Nightclub)
o Convenience Store
o Food Market
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 16
Z24-19 Staff Report BOC 10.7.2024 Page 17 of 17
o Grocery Store
o Pharmacy
o Bank and / or Financial Institution
o Carwash
o Commercial Recycling Facility, Large Collection, Small Collection,
Processing, and Processing and Collection
5. Outdoor storage, except for plants, for the Wholesale Nursery and any future uses
is restricted to the Rock & Mulch / Bulk Materials area as shown in the southeastern
corner of the concept plan.
Board of Commissioners - October 7, 2024
ITEM: 14- 3 - 17
Board of Commissioners - October 7, 2024
ITEM: 14- 4 - 1
Board of Commissioners - October 7, 2024
ITEM: 14- 5 - 1
Board of Commissioners - October 7, 2024
ITEM: 14- 6 - 1
Initial Application
Documents & Materials
Board of Commissioners - October 7, 2024
ITEM: 14- 7 - 1
Page 1 of 7
Conditional Zoning District Application – Updated 06-2023
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
nhcgov.com/528/Planning-Land-Use
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
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Harry N. Wilson
H N Investments, L.L.C.
P.O. Box 105
Wilsons Mills, NC 27593
919-524-7450
hwilson@southernoaknursery.com
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 1
Page 2 of 7
Conditional Zoning District Application – Updated 06-2023
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:
Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if
applicable)
Please list all of the specific 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.
308 Hermitage Road / SR 1333 322120.80.2125 [R02500-002-034-000]
5.173 ac. (225,314.s.f.) (CZD) CS / Vacant Employment Center
(CZD) CS 5.173 ac.
10,000 s.f. N/A
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 2
Page 3 of 7
Conditional Zoning District Application – Updated 06-2023
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.
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.
Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure
that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If
numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted
generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended
Planning Board agenda.
ITE Land Use(s):
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
Wholesale Nursery (ITE - 818)
2 3
Calculated by "Employees" at 6
Reference the attached "Concept Plan" for site layout, proposed improvements and details.
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 3
Page 4 of 7
Conditional Zoning District Application – Updated 06-2023
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.
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.
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 4
Page 5 of 7
Conditional Zoning District Application – Updated 06-2023
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?
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 5
Page 6 of 7
Conditional Zoning District Application – Updated 06-2023
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 (all property owners must sign signatory
page)
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 Information Meeting Report (complete and signed by agent or all property
owners)
Traffic Impact Analysis if applicable (use of attached report document is recommended)
• 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 [Note: If elements beyond the
minimum requirements are shown on the concept plan they may be considered conditions of
approval if not eligible for approval as minor deviations]:
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
CAW
CAW
CAW
N/A
CAW
CAW
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 6
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 7
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 8
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 9
Legal DescripƟon for
CondiƟonal District Rezoning of
308 Hermitage Road
Beginning at a point in the southern boundary of Hermitage Road (S.R. 1333), a 60’ public right-
of-way; said point being at the northwesternmost corner of a lot created by division on a plat
recorded among the land records of the New Hanover County Registry in Map Book 74, at Page
31; and running thence from the point of beginning with the Hermitage Road right-of-way:
South 88006’34” East, 457.68 feet to a point; thence
South 00030’48” East, 471.35 feet to a point; thence
South 84013’05” West, 442.86 feet to a point; thence
North 02016’13” West, 531.47 feet to the point and place of beginning, containing
225,232 square feet, or 5.17 acres, more or less.
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 10
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 11
Page 1 of 2
Community Information Meeting Report – Approved 06-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165 Nhcgov.com/528/Planning-Land-Use
COMMUNITY INFORMATION MEETING REPORT
This Community Information Meeting Report must be submitted with the application for a conditional rezoning, planned
development, or intensive industry special use permit in order for the application to be deemed complete.
Address/Location Parcel Identification Number(s)
Meeting Date and Time
Format (Virtual, In-Person, Hybrid) Location if In-Person or Hybrid
Selection Criteria for Location
Meeting Summary
Issues and Concerns Discussed at Meeting
308 Hermitage Road / SR 1333 322120.80.2125 [R02500-002-034-000]
Tuesday, July 30, 2024 / 6:00 p.m.
In-person w/ availability for Call-in or Email contact Project site - 308 Hermitage RoadSouthern Oak Nursery Office
Actual Project Location
See attached Sign-in List. No one attended other than Agent & Owner.
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 12
Community Information Meeting
308 Hermitage Road Date: Tuesday, July 30, 2024
Name Address Email (Optional)
Harry Wilson Owner / Developer hwilson@southernoak.com
Cindee Wolf Project Planner cwolf@lobodemar.biz
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 13
Page 2 of 2
Community Information Meeting Report – Approved 06-2022
List of Changes and Modifications Made to the Proposal in Response to Issues and Concerns (if no modifications
were made, please explain why)
Report Attachments
All of the following items must be submitted as part of the required community information meeting report in addition
to this form.
Checklist Applicant Initial
A list of names and addresses of attendees
A list of the names and addresses of invitees and copies of any returned mailings received to date
A copy of the mailed notice with all attachments
A copy of all materials distributed or presented at the meeting
Acknowledgement and Signatures
By my signature below, I hereby certify that written notice of the community information meeting as described above was mailed and/or personal delivery to property owners withing 500 feet of the subject site as set forth on the attached list, by first class mail on [DATE] _____________________________. A copy of the written notice is also attached. I also herby certify that the meeting summary and list of attendees is accurate and representative of the proceedings at the community information meeting.
Signature of Applicant or Applicant’s Agent Print Name
Date
CAW
CAW
CAW
CAW
Cynthia Wolf - Design Solutions
August 1, 2024
July 19, 2024
None
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 14
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 15
PROPERTIES WITHIN A 500' PERIMETER OF 308 & 312 HERMITAGE ROAD:
SUBJECT PROPERTY OWNER
H N INVESTMENTS LLC PO BOX 105 WILSONS MILLS NC 27593
ADJACENT OWNERS ADDRESS CITY / STATE / ZIP
325 HERMITAGE LLC PO BOX 1623 WRIGHTSVILLE BEACH NC 28480
CHADWICK CHERYL M SMITH 7111 ENGLISH LNDG WILMINGTON NC 28409
DEGIFFARDE CLAUDIO GWENDOLYN 307 HERMITAGE RD CASTLE HAYNE NC 28429
FAST TRACTS WILMINGTON LLC 10808 GRASSY CREEK PL RALEIGH NC 27614
GALE FORCE INVESTMENTS LLC 126 INLET DR WILMINGTON NC 28411
GENERAL ELECTRIC CO PO BOX 4900 SCOTTSDALE AZ 85261
HOWARD JULIUS F 1211 MOXIE WAY WILMINGTON NC 28412
HOWARD KAYLA ETAL 526 TURNER WAY HAMPSTEAD NC 28443
KG PLAZA LLC 8620 RIVER RD WILMINGTON NC 28412
LONG FAMILY PROPERTIES V 7931 GRENEZAY RD WILMINGTON NC 28401
LONG FAMILY PROPERTIES V 312 CROWATAN RD CASTLE HAYNE NC 28429
NORTH CAROLINA STATE UNIV 3800 CASTLE HAYNE RD CASTLE HAYNE NC 28429
PIPER WILLIAM T 413 CLARENDON AVE CAROLINA BEACH NC 28428
RCJ HOLDINGS LLC 311 HERMITAGE RD CASTLE HAYNE NC 28429
SACCENTE FRANK 321 W ISLIP BLVD WEST ISLIP NY 11795
SAIA MOTOR FREIGHT LINE LLC 11465 JOHNS CREEK PKWY JOHNS CREEK 30097
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 16
July 19, 2024
To: Adjacent Property Owners
This is a notice of a community information meeting. An upcoming zoning request will be made
on behalf of Southern Oak Nursery & Supply, for the property located at 308 Hermitage Road.
This lot was a part of a larger conditional district, created in 2022, for a business park which has
not yet been developed. The zoning change would simply substitute the attached plan into the
Northwestern quadrant of the overall tract, and adjust the remaining site layout accordingly.
The subject lot is approximately 5.2 acres. Your property is located in the proximity, within a
500’ perimeter of the outer boundary of the original project area.
Conditional Zoning District in New Hanover County allows particular uses to be established only
in accordance with specific standards and conditions pertaining to each individual development
project & rezoning petition. Essentially, this means that only the specific use(s) and the
proposed site improvements of an approved petition can be developed.
The meeting is an opportunity for further explanation of the proposal, and for questions to be
answered concerning project improvements, benefits and impacts. It will be held on Tuesday,
July 30th, 6:00 p.m., in the office trailer of the current nursery – located at the rear of the tract,
addressed 312 Hermitage Road.
If you cannot attend, you are welcome to contact Cindee Wolf at telephone # 910-620-2374, or
email cwolf@lobodemar.biz with comments and/or questions.
We look forward to your interest, continuing being a good neighbor, and being an asset to the
community.
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 17
Board of Commissioners - October 7, 2024
ITEM: 14- 8 - 18
Z24-19 List of Permitted Uses
*Indicates use-specific standards are required
By-Right
Agricultural Uses
• Agricultural and Forestry Uses, General
• Wholesale Nursery
Residential
• Live / Work or Caretaker Unit*
Communication and Information Facilities
• Amateur Radio Antennas (up to 90 ft.)*
• Antenna & Towers less than 70 ft. in Height & Ancillary to the Principal Use*
• Collocation, Wireless*
• Non-Substantial Modification*
• Other Wireless Communication Facilities including Wireless Support Structures & Substantial
Modifications*
Recreation, Parks, and Open Space
• Community Garden
• Park and Recreation Area
Transportation
• Bus and Taxi Terminal
• Marina, Commercial
• Railroad Freight Depot
• Railroad Passenger Terminal
• Water Transportation Facilities
Utilities
• Electric Substation
• Utility Lines, Structures, and /or Facilities; General
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 1
Commercial Uses
• Electronic Gaming Operation*
• Event Center
• Indoor Recreation Establishment
• Outdoor Recreation Establishment
Animal Services
• Animal Grooming Service
• Kennel
• Veterinary Service
Commercial Services
• Business Service Center
• Commercial Parking Lot or Facility
• Funeral Service
• Mini-Warehouse / Self-Storage
• Repair Shop
Office
• Contractor Office
• Offices for Private Business and Professional Activities
Personal Services
• Dry Cleaning / Laundry Plant
• Instructional Services and Studios
• Personal Services, General
Retail Sales
• Auction House
• Oil or Gas Dealer, Retail
• Retail Nursery
• Retail Sales, Building and Construction Supplies
• Retail Sales, General
Vehicle & Equipment Sales & Services
• Boat Dealer
• Equipment Rental and Leasing
• Farm Implement Sales
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 2
• Fuel Sales*
• Mobile Home and Prefab Building Sales
• Vehicle Rentals
• Vehicle Sales
• Vehicle Service Station, Large Vehicles
• Vehicle Service Station, Minor
• Vehicle Service Station, Major
• Vehicle Towing Service and Storage Yard
Industrial Uses
Design & Technology Services
• Broadcasting and Production Studio
• Data Center
• Research and Development Facility
Industry & Manufacturing
• Artisan Manufacturing
Food Manufacturing
• Sugar and Confectionary Product Manufacturing
Apparel Manufacturing
• Apparel Accessories and Other Apparel Manufacturing
• Cut and Sew Apparel Manufacturing
Leather and Allied Product Manufacturing
• Footwear Manufacturing
• Other Leather and Allied Product Manufacturing
Machinery Manufacturing
• Commercial and Service Industry Machinery Manufacturing
• Engine, Turbine, and Power Transmission Equipment Manufacturing
• Industrial Machinery Manufacturing
• Other General Purpose Machinery Manufacturing
Computer and Electronic Product Manufacturing
• Navigational, Measuring, Electromedical, and Control Instruments Manufacturing
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 3
Electrical Equipment, Appliance, and Component Manufacturing
• Electric Lighting Equipment Manufacturing
• Other Electrical Equipment and Component Manufacturing
Furniture and Related Product Manufacturing
• Medical Equipment and Supplies Manufacturing
• Other Miscellaneous Manufacturing
Warehousing, Storage, & Wholesale Sales and Distribution
• Dry Stack Boat Storage Facility, Stand-Alone
• Motor Freight Transportation Warehousing
• Recreational Vehicle and Boat Trailer Storage Lot*
• Warehousing*
• Wholesaling*
Special Use
Group Living
• Group Home*
Vehicle & Equipment Sales & Services
• Transportation Vehicle Service and Storage Facility
Food Manufacturing
• Animal Food Manufacturing
• Bakeries and Tortilla Manufacturing
• Dairy Product Manufacturing
• Fruit and Vegetable Preserving and Specialty Food Manufacturing
• Grain and Oilseed Manufacturing
• Other Food Manufacturing
• Seafood Product Preparation and Packaging
Beverage and Tobacco Product Manufacturing
• Beverage Manufacturing
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 4
Textile Product Mills
• Other Textile Product Mills
• Textile Furnishings Mill
Apparel Manufacturing
• Apparel Knitting Mills
Wood Product Manufacturing
• Other Wood Product Manufacturing
• Sawmills and Wood Preservation
• Veneer, Plywood, and Engineered Wood Product Manufacturing
Printing & Related Support Activities
• Printing and Related Support Activities
Fabricated Metal Product Manufacturing
• Cutlery and Handtool Manufacturing
• Hardware Manufacturing
• Other Fabricated Metal Product Manufacturing
• Spring and Wire Product Manufacturing
Machinery Manufacturing
• Metalworking Machinery Manufacturing
• Ventilation, Heating, Air-Conditioning, and Commercial Refrigeration Equipment Manufacturing
Computer and Electronic Product Manufacturing
• Audio and Video Equipment Manufacturing
• Communications Equipment Manufacturing
• Computer and Peripheral Equipment Manufacturing
• Manufacturing and Reproducing Magnetic and Optical Media
• Semiconductor and Other Electronic Component Manufacturing
Electrical Equipment, Appliance, and Component Manufacturing
• Electrical Equipment Manufacturing
• Household Appliance Manufacturing
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 5
Furniture and Related Product Manufacturing
• Household and Institutional Furniture and Kitchen Cabinet Manufacturing
• Office Furniture (including Fixtures) Manufacturing
• Other Furniture Related Product Manufacturing
Accessory Uses
• Accessory Structure
• Accessory Use, Customary
• Dry Stack Boat Storage Facility, at a Marina
• Stormwater Facilities on Contiguous Properties
• Electric Vehicle Charging Station
• Home Occupation
• Solar Energy Collection Facility, Accessory
• Small Watercraft Storage
• Stormwater Facilities on Contiguous Properties
• Wind Energy Collection Facility, Accessory
Temporary Uses
• Circuses, Carnivals, and Fairs
• Construction Office
• Debris Site
• Seasonal Sales
• Special Fundraising for Non-profit Organizations
• Temporary Emergency Services
• Temporary Family Healthcare Structure
• Temporary Real Estate Office/Model
• Temporary Relocation Housing
Board of Commissioners - October 7, 2024
ITEM: 14- 9 - 6
Neighboring Property Owner
Affidavit
Board of Commissioners - October 7, 2024
ITEM: 14- 10 - 1
Board of Commissioners - October 7, 2024
ITEM: 14- 10 - 2
Concept Plan
Board of Commissioners - October 7, 2024
ITEM: 14- 11 - 1
Board of Commissioners - October 7, 2024
ITEM: 14- 12 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Board of Commissioners - October 7, 2024
ITEM: 14- 13 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Planning PRESENTER(S): Rebekah Roth, NHC Director of Planning & Land Use
CONTACT(S): Rebekah Roth
SUBJECT:
Public Hearing
Request by New Hanover County Planning & Land Use to amend the 2016 Comprehensive Land Use Plan to
incorporate updated guidance for the development of the Western Bank of the Cape Fear and Northeast Cape
Fear Rivers. (This item was con<nued from the August 5, 2024 Board of Commissioners mee<ng.)
BRIEF SUMMARY:
The proposed amendment to the 2016 Comprehensive Land Use Plan is intended to ar%culate the Board of
Commissioners vision outlined during the August 5, 2024 mee%ng that the Western Bank area should be maintained in
exis%ng condi%on or land use intensity should be reduced through brownfields mi%ga%on or land acquisi%on for
conserva%on.
In recent years, parcels along the Western Bank of the Cape Fear and Northeast Cape Fear Rivers have been the
subject of two major development proposals, both of which were met with sizable community concern about the
impact of future development in this area. Since the adop%on of the 2016 Comprehensive Land Use Plan
(Comprehensive Plan), new informa%on about increased flood risks has emerged, raising ques%ons about the future
land use of these proper%es. In response, the Board of Commissioners (Commissioners) and staff have conducted a
series of work sessions and a planning study of the area to establish a direc%on for refining the Comprehensive Plan's
vision and iden%fying the steps necessary to support it. Currently, the Comprehensive Plan classifies this area as Urban
Mixed Use, the County's highest intensity place type or land development pa<ern, and the Commissioners have
directed staff to change this classifica%on to reduce poten%al risks and public costs associated with future
development.
The proposed plan amendment consists of several components, including a new place type, an update to the Future
Land Use map to apply that place type, and implementa%on guidelines to direct future ini%a%ves. Addi%onally, the
amendment includes informa%on on exis%ng condi%ons and guidelines for resiliency features, which supplement and
expand upon the place type recommenda%ons and will be added to the plan as an appendix. The amendment does not,
in itself, modify the use permissions or development standards for any of the Western Bank proper%es.
An ini%al dra= of the amendment was released for public comment on Friday, June 7, 2024. All comments submi<ed by
noon on June 28, 2024, were considered by staff as they revised the amendment in prepara%on for Planning Board
considera%on. During the three-week comment period, staff received 2,543 public comment emails. A majority of the
emails expressed opposi%on to poten%al development on the Western Bank. While a few supported poten%al
development, some raised concerns that proposed limits on uses and building heights would be too restric%ve. In
response, staff extended the Conserva%on place type to publicly owned property and where CAMA Areas of
Environmental Concern (AECs) were most likely to be located, the proposed new place type was re-named Low-
Intensity Riverfront, addi%onal context was provided, and residen%al uses were removed from the recommended mix
of uses for the area.
Board of Commissioners - October 7, 2024
ITEM: 15
The Planning Board considered this item at the July 11, 2024 mee%ng and voted (3-1) to not recommend approval of
the amendment, reques%ng more work be done to develop a master plan and vision for the area, perform a market
analysis, and establish the zoning criteria that will be used to implement the plan policies. Planning Board members
Hansen Ma<hews and Kevin Hine were not able to a<end the mee%ng, and Chair Jeff Petroff was recused from this
item due to his past work on a development in this area. Board member Clark Hipp dissented, indica%ng that he was
generally suppor%ve of the current dra= of the amendment, though he did have concerns about the limita%ons on
height.
At the August 5, 2024 public hearing, the Board of Commissioners con%nued the hearing and directed staff to create a
new conserva%on place type specifically for this area that would ar%culate it should be conserved in its current state
and that the County would not approve water and sewer extensions to Brunswick County. Staff was also directed to
move forward with exploring funding to purchase the proper%es.
STRATEGIC PLAN ALIGNMENT:
Sustainable Land Use & Environmental Stewardship
Natural areas and cri%cal environmental features are enhanced and protected.
Ensure development compliments natural features.
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggests the following mo%on (please refer to the script included in the packet):
I move to APPROVE the proposed Western Bank Amendment to the 2016 Comprehensive Plan. I find
it CONSISTENT with the purposes and intent of the plan because it includes provisions to support the plan's goals of
conserving and enhancing our unique sense of place, promo%ng place-based economic development, and conserving
environmentally cri%cal areas. I also find APPROVAL of the proposed amendment is reasonable and in the public
interest because it clarifies for readers of the plan the environmental constraints on the property in this unique area
and the Board of Commissioners vision that the area be maintained in its exis%ng condi%on or that land use intensity
be reduced through brownfields mi%ga%on or land acquisi%on for conserva%on..
ATTACHMENTS:
Descrip%on
Script - Western Bank
Staff Presentation
Staff Report - Western Bank
Summary Sheet - Western Bank 2024-10
2024-10 Western Bank Comprehensive Plan Amendment
Response to Public Comments - Western Bank
Public Comments - Public Comment Period
Public Comments - After Public Comment Period
Public Comments - After Planning Board Meeting
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Board of Commissioners - October 7, 2024
ITEM: 15
Recommend approval.
COMMISSIONERS' ACTIONS:
Approved 5-0.
Board of Commissioners - October 7, 2024
ITEM: 15
SCRIPT for Comprehensive Plan Update
Western Bank Amendment Public Hearing
1. Request by New Hanover County Planning & Land Use to amend the 2016 Comprehensive Land
Use Plan to incorporate updated guidance for the development of the Western Bank of the
Cape Fear and Northeast Cape Fear Rivers.
2. This is a public hearing. We will hear a presentation from staff. Then any supporters and any
opponents will each be allowed 15 minutes for their presentation. Staff will be allowed to
respond to questions and concerns before opponents have an additional 5 minutes for rebuttal.
3. Conduct Hearing, as follows:
a. Staff presentation
b. Supporter’s Presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Staff’s response to questions and concerns (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
4. Close the public hearing.
5. Board discussion
6. Vote on amendment. The motion should include a statement saying how the change is, or is not,
consistent with the land use plan and why approval or denial of the text amendment request is
reasonable and in the public interest.
Example Motion for Approval:
I move to APPROVE the proposed Western Bank Amendment to the 2016 Comprehensive Plan.
I find it CONSISTENT with the purposes and intent of the plan because it includes provisions to
support the plan’s goals of conserving and enhancing our unique sense of place, promoting place-
based economic development, and conserving environmentally critical areas. I also find
APPROVAL of the proposed amendment is reasonable and in the public interest because it
clarifies for readers of the plan the environmental constraints on the property in this unique area
and the Board of Commissioners vision that the area be maintained in its existing condition or
that land use intensity be reduced through brownfields mitigation or land acquisition for
conservation.
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed amendment to the New Hanover County 2016
Comprehensive Plan. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
______________________________________________________________________________
______________________________________________________________________________
I also find [Approval/Denial] of the proposed amendment is reasonable and in the public interest
because [insert reasons]
Board of Commissioners - October 7, 2024
ITEM: 15- 1 - 1
______________________________________________________________________________
______________________________________________________________________________
Board of Commissioners - October 7, 2024
ITEM: 15- 1 - 2
Western Bank Comprehensive Plan Amendment
Board of Commissioners Public Hearing
Rebekah Roth
Director of Planning & Land Use
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 1
-9 land parcels & one
underwater holding west
of Thomas Rhodes Bridge
-11 parcels classified as
Urban Mixed Use with 9
separate owners
-All but Battleship are in
private ownership
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 2
B-2, Regional Business
-Height maximum of 3 stories or 50 ft., except for
Hotels which are allowed 100 ft.
-Sample permitted uses: civic/institutional,
banks, retail, restaurants, self-storage, hotels,
RV parks, vehicle sales and storage,
warehousing
I-2, Heavy Industrial
-No height maximum
-Sample permitted uses: billboards, self-storage,
manufacturing, vehicle sales and storage,
warehousing
RFMU, Riverfront Mixed Use
-Height maximum of 150 ft., though more
allowed w/structured parking & performance
bonus
-Requires mix of residential and commercial uses
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 3
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 4
Western Bank
Projects
Submitted Work Session 1 Work Session 2
Planning
Study
Authorization
Western
Bank Study
Report
November/
December
2021
March
2022
August
2022
March
2023
October
2023
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 5
Amendment Process & Timeline
March
•Concept
Presentation
June
•Release of
Public
Comment Draft
July
•Planning Board
Public Hearing
August
•Board of
Commissioners
Public Hearing
October
•Board of
Commissioners
Public Hearing
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 6
NOAA Identified Areas of Nuisance Tidal Flooding
Western Bank & Surrounding Area
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 7
NOAA Identified Areas of Nuisance Tidal Flooding
Carolina Beach
Wrightsville Beach
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 8
Provided by Dr. Jay C. Martin, Executive
Director Battleship North Carolina
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 9
Riverfront Conservation – Description
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 10
Riverfront Conservation – Application
Parcels currently classified Urban
Mixed Use that front the rivers
are reclassified Riverfront
Conservation
Property north of Isabel
Holmes Bridge currently
classified Urban Mixed Use
is reclassified Commerce
Zone
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 11
Provides context on the reasons behind the
proposed amendment
Identifies triggers for reconsideration of
policies
References recommended place type and
how it is applied
Outlines requirements for additional studies
for future development
Appendix
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 12
Sets framework for future staff work in
•Identifying funding to purchase property
•Establishing a future trail network that connect
with downtown Wilmington & Brunswick County
•Considering standards as outlined in appendix to
limit public infrastructure investment and
environmental impacts and to reduce community
risk
•Initiating studies to monitor conditions on the
Western Bank
Implementation Guidelines
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 13
Amendment Process & Timeline
March
•Concept
Presentation
June
•Release of
Public
Comment Draft
July
•Planning Board
Public Hearing
August
•Board of
Commissioners
Public Hearing
October
•Board of
Commissioners
Public Hearing
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 14
Staff Recommendation
Approval of the proposed Western Bank Amendment, as it is:
-Consistent with the purposes and intent of the Comprehensive Plan because it includes provisions to support the plan’s goals of conserving and enhancing our unique sense of place, promoting place-based economic development, and conserving environmentally critical areas
-And approval is reasonable and in the public interest because it clarifies environmental constraints and the Board of Commissioners vision that this area be maintained in its existing condition or that land use intensity be reduced
October 7, 2024
Board of Commissioners - October 7, 2024
ITEM: 15- 2 - 15
1
STAFF REPORT FOR WESTERN BANK
COMPREHENSIVE PLAN AMENDMENT
APPLICATION SUMMARY
Case Name: Western Bank Comprehensive Plan Amendment
Request:
To amend the 2016 Comprehensive Plan to incorporate updated guidance for the development
of the Western Bank of the Cape Fear and Northeast Cape Fear Rivers
Applicant: Subject Document:
New Hanover County 2016 Comprehensive Plan
Purpose & Intent
In recent years, parcels along the Western Bank of the Cape Fear and Northeast Cape Fear
Rivers have been the subject of two major development proposals. These requests were met by
sizable community concern related to the impact of future development in this area. Changing
conditions and new research have raised questions about the future land use for properties on
the Western Bank, leading to a series of public work sessions and a planning study of the area
to establish a direction for refining the 2016 Comprehensive Plan’s vision and identifying the
steps necessary to support it. Purposes of the proposed amendment include:
Articulating the Board of Commissioners vision outlined at their August 5, 2024 meeting
that the Western Bank area should be maintained in existing condition or land use
intensity should be reduced through brownfields mitigation or land acquisition for
conservation.
Clearly stating that the County would not approve extensions of public water and sewer
to Brunswick County.
Outlining resiliency considerations that should be incorporated into any future land uses
allowed by zoning.
Incorporating Board of Commissioners direction to staff to pursue funding mechanism for
purchase and conservation of Western Bank properties.
BACKGROUND
Due to its proximity to the Cape Fear and Northeast Cape Fear Rivers, the Western Bank across
from downtown Wilmington has long been an important cultural and economic hub with a history of
rice production, rice milling, industrial warehousing and storage, ship building, and ship repair.
Today, when someone looks across the river from downtown Wilmington, they may see a lot of
marsh land. These marshes do not include all of the Western Bank, however, and are not the focus
of this amendment. The majority of the policies under consideration would apply to the small number
of land parcels within New Hanover County’s jurisdiction (roughly 91 acres total), most of which are
current or former industrial sites, excepting the U.S.S. Battleship North Carolina.
Board of Commissioners - October 7, 2024
ITEM: 15- 3 - 1
2
When the 2016 Comprehensive Plan was adopted, it incorporated recommendations for this area
that sought to transform it from former industrial sites to a revitalized mirror of downtown
Wilmington. That vision was established in the late 1990s and early 2000s and resulted in the
development of a Riverfront Mixed Use zoning district designed specifically for the area after
months of work from both County and City staff and several public meetings. As a result, this area
was classified as Urban Mixed Use in the 2016 Plan, the highest intensity place type or
development pattern outlined.
In recent years, parcels along the Western Bank of the Cape Fear River have been the subject of
two major development proposals. These requests were met by sizable community concern related
to the impact of future development in this area. Changing conditions and new research have
raised questions about the future land use for properties on the Western Bank, leading to a series
of public work sessions and a planning study of the area to establish a direction for refining the
2016 Comprehensive Plan’s vision and identifying the steps necessary to support it.
The planning study, the Western Bank Study, was presented to the Board of Commissioners in
October 2023 and included staff recommendations to amend the Comprehensive Plan to:
- Refine the current Urban Mixed Use place type to include policies specific to this riverfront
area. Staff initially anticipated establishing a riverfront development tier—the guidelines
for use, intensity, form, landscaping, public amenities/open space, and regulatory review—
that was in line with those established in the Riverfront Mixed Use district mentioned above.
The intent was to clarify expectations for what development that mirrored downtown
Wilmington would actually look like given the very different land conditions and to outline
any limits on public investment.
- Identify implementation strategies related to development agreements and brownfields
programs that would mitigate the risk in this area regardless of development intensity.
- Articulate the environmental constraints on the properties that could impact future
development and land use so they are as clear as possible to landowners, developers, and
community residents.
- Outline monitoring studies and trigger points for reconsideration of policies and standards
to allow the County to adapt to changing conditions while still clarifying expectations for
stakeholders.
Board discussion after the presentation brought up concerns that the Riverfront Mixed Use district
provisions may not be sufficient at mitigating public risk or the impact on downtown Wilmington.
However, Commissioners indicated the continued understanding that as long as properties on the
Western Bank remain private property, the County must allow for their reasonable use in a way
that provides value for the private property owners. As a result, the Commissioners directed staff
to proceed with further developing the recommended amendment outside of the full Comprehensive
Plan update so it could be considered before that project’s completion in late 2025.
As outlined in the Western Bank Study, the first step to adjusting the current policies and provisions
for land use in this area is to amend the plan, as the Comprehensive Plan is the guiding policy
document that informs implementation strategies, such as changes to development regulations,
modifications of zoning, government programs, and capital project funding.
This amendment does not in itself modify the use permissions or development standards for any of
the Western Bank properties.
Board of Commissioners - October 7, 2024
ITEM: 15- 3 - 2
3
Review Timeline
On Friday, June 7, 2024 an initial draft of the amendment was released for public comment. All
comments provided by noon on June 28 were considered by staff as the amendment was revised
in preparation for Planning Board consideration at their July 11, 2024 meeting. During the three-
week public comment period, staff was sent 2,543 public comment emails.
Almost all of the public comments were opposed to potential development of the Western Bank,
citing concerns related to flooding, impacts on downtown Wilmington and historic and cultural
resources, and long-term costs and implications for the public. A few were supportive of potential
development in the area, some of which were concerned that limitations on uses and building height
would constrain that.
In response, staff extended the Conservation place type to publicly owned property and where
CAMA Areas of Environmental Concern (AECs) were most likely to be located, the proposed new
place type was re-named Low-Intensity Riverfront, additional context was provided, and residential
uses were removed from the recommended mix of uses for the area.
The Planning Board considered the amendment on July 11 and voted (3-1) to not recommend
approval of the amendment, requesting more work be done to develop a master plan and vision
for the area, a market analysis, and the zoning criteria that would implement the plan policies.
At the August 5 Board of Commissioner public hearing, the Commissioners continued the hearing
and directed staff to create a new conservation place type specifically for this area that would
articulate it should be conserved in its current state and that the County would not approve water
and sewer extensions to Brunswick County. Staff was also directed to move forward with exploring
funding to purchase the properties.
Amendment Components
The amendment is comprised of three primary components—(1) a new appendix outlining the
context behind the amendment, existing conditions, and the resiliency components necessary for any
future development; (2) an update of the Future Land Use Map, which establishes a new place
type; and (3) implementation strategies tied to specific Comprehensive Plan goals that outline future
staff activities and initiatives.
Western Bank Appendix
Over the course of the past several years, a series of reports and documents have been developed
outlining information on the current conditions, environmental constraints and hazards, cultural
resources, and regulatory considerations for the Western Bank area. A summary of the key findings
of this work and the context behind the amendment are described in “A Closer Look at the Western
Bank (2024)” and an existing conditions map, which would be included as an appendix to the plan.
In addition, new Resiliency Components are outlined for the Western Bank area that are intended
to be used in conjunction with the place type recommendations outlined below. Some of these
components include considerations for infrastructure, flood proofing of buildings, and additional
engineering certifications needed to ensure projects would not be detrimental to other properties.
Future Land Use Plan Update
The proposed amendment includes a new place type specifically designed for the Western Bank
properties. It outlines a vision for the Western Bank area intended to maintain the area’s existing
Board of Commissioners - October 7, 2024
ITEM: 15- 3 - 3
4
condition or reduce land use intensity through brownfields mitigation or land acquisition for
conservation.
Low-impact public recreation uses, such as greenways and docks, are encouraged, while civic uses
and the conversion of existing industrial properties to lower-intensity non-residential uses would be
evaluated on a case-by-case basis. Residential development is prohibited, and the extension of
public water and sewer to land outside of New Hanover County would not be approved.
The new place type, which has been named Riverfront Conservation, is applied to all of the
properties currently designated as Urban Mixed Use that front the Cape Fear and/or Northeast
Cape Fear Rivers located between the Isabel Holmes Bridge and Cape Fear Memorial Bridge
within New Hanover County’s planning jurisdiction. This includes parcels to the west of the Thomas
Rhodes Bridge.
One parcel located north of Isabel Holmes Bridge, which does not front the river, had also been
designated as Urban Mixed Use in 2016. Rather than leave it as the only Urban Mixed Use
designation west of the Northeast Cape Fear River, staff is proposing that it be reclassified as
Commerce Zone—the place type designation applied to the majority of the Hwy 421 corridor. This
would mean that future residential development would no longer be encouraged on the parcel,
which is currently the site of a gas station and convenience store. The impacts of the future U-5731
(Isabel Holmes Bridge Flyover) transportation project would make residential development of the
site less likely.
Implementation Guidelines
While existing zoning for this area would not be changed by this amendment to the Comprehensive
Plan, the Board of Commissioners have directed staff to explore funding to conserve properties
and to continue to study this area. In addition, changes to existing uses remain possible, and the
impacts of these changes on the community may not be mitigated by current land use policies and
standards. As a result, new implementation strategies have been outlined to direct future staff
initiatives, including:
Exploration of funding mechanisms to conserve Western Bank properties and develop
opportunities for supporting the historic and cultural resources in this unique area of the
County;
Coordination with CFPUA to shift the cost burden for infrastructure maintenance from the
public to the private sector where utilities are not currently in place and flood risk is
increasing;
Consideration of long-term public infrastructure and maintenance costs when making
decisions regarding new development;
Consideration of investments in greenways, blueways (identified paths for kayaks and
canoes), and trails along the Western Bank;
Exploration of establishing a brownfields program to reduce the impacts of past
Western Bank industrial uses on water quality as not all of the properties in this area
participate in the state program;
Consideration of development for this area in line with those outlined in the appendix
to limit environmental impacts and reduce risk for the community; and
Board of Commissioners - October 7, 2024
ITEM: 15- 3 - 4
5
Initiation of studies to monitor conditions on the Western Bank to inform when adjustments
to policies and standards should be made.
PROPOSED AMENDMENT
The proposed amendment is attached, with language new to the 2016 Comprehensive Plan in red
italics. The attached draft incorporates all revisions to the amendment made per the direction of
the Board of Commissioners at the August 5 public hearing.
PLANNING BOARD RECOMMENDATION
The Planning Board considered this item at their July 11, 2024 meeting, and the board voted (3-
1) to not recommend approval of the amendment, requesting more work be done to develop a
master plan and vision for the area, perform a market analysis, and establish the zoning criteria
that will be used to implement the plan policies. Planning Board members Hansen Matthews and
Kevin Hine were not able to attend the meeting, and Chair Jeff Petroff was recused from this item
due to his past work on development in this area. Board member Clark Hipp dissented, indicating
that he was generally supportive of the current draft of the amendment, though he did have
concerns about the limitations on height.
STAFF RECOMMENDATION
Staff recommends approval and suggests the following motion:
I move to APPROVE the proposed Western Bank Amendment to the 2016 Comprehensive Plan. I find
it CONSISTENT with the purposes and intent of the plan because it includes provisions to support the
plan’s goals of conserving and enhancing our unique sense of place, promoting place-based economic
development, and conserving environmentally critical areas. I also find APPROVAL of the proposed
amendment is reasonable and in the public interest because it clarifies for readers of the plan the
environmental constraints on the property in this unique area and the Board of Commissioners vision
that the area be maintained in its existing condition or that land use intensity be reduced through
brownfields mitigation or land acquisition for conservation.
Board of Commissioners - October 7, 2024
ITEM: 15- 3 - 5
Western Bank (2024-10 Board of Commissioners
Public Hearing Draft)
2016 Comprehensive Plan Amendment
Location in
Plan
Chapter 4:
Visualizing the
Future
Chapter 5:
Building the
Future
Appendix
Purpose
To articulate the Board of Commissioners vision outlined at their August 5, 2024 meeting that the Western Bank
area should be maintained in existing condition or land use intensity should be reduced through brownfields
mitigation or land acquisition for conservation.
To clearly state that the County would not approve extensions of public water and sewer to Brunswick County.
To outline resiliency considerations that should be incorporated into any future land uses allowed by zoning.
To incorporate Board of Commissioner direction to staff to pursue funding mechanism for purchase and
conservation of Western Bank properties.
Components
A new conservation place type designation that applies specifically to the Western Bank area has been created.
This Riverfront Conservation district outlines the Board of Commissioners vision for the area and the types of
uses, such as public recreational greenways, that are allowed. It also specifically states that residential uses
are prohibited.
The new Riverfront Conservation place type is proposed to be applied to all properties on the Western Bank
that are currently classified as Urban Mixed Use. The Urban Mixed Use parcel fronting Hwy 421 north of the
Isabel Holmes Bridge is proposed to be classified Commerce Zone like most other properties in this industrial
corridor.
While the goal of the plan amendment is to maintain existing uses or reduce land use intensity, the majority of
properties in the Western Bank area are privately owned so County development regulations cannot prohibit
their reasonable use. As a result, resiliency components that should be incorporated into any future
development are outlined as part of the new appendix. Some of these components include considerations for
infrastructure, building elevation, and additional engineering certifications regarding the impact of development
on adjacent properties.
While existing zoning for this area would not be changed by this amendment, the Board of Commissioners
have directed staff to explore funding to conserve properties and to continue to study this area. In addition,
changes to existing uses remain possible, and the impacts of these changes on the community may not be
mitigated by current land use policies and standards. As a result, new implementation strategies have been
outlined to direct future staff initiatives, including:
o Exploration of funding mechanisms to conserve Western Bank properties and develop opportunities for
supporting the historic and cultural resources in this unique area of the County;
o Coordination with CFPUA to shift the cost burden for infrastructure maintenance from the public to the
private sector where utilities are not currently in place and flood risk is increasing;
o Consideration of long-term public infrastructure maintenance costs when making decisions regarding
new development;
o Consideration of investments in greenways, blueways, and trails along the Western Bank;
o Exploration of establishing a brownfields program to reduce the impacts of past Western Bank industrial
uses on water quality as not all of the properties in this area currently participate in the state program;
o Consideration of development standards for this area in line with those outlined in the appendix to limit
environmental impacts and reduce risk for the community; and
o Initiation of studies to monitor conditions on the Western Bank to inform when adjustments to policies
and standards should be made.
IN RECENT YEARS, PARCELS ALONG THE WESTERN BANK OF THE CAPE FEAR RIVER HAVE BEEN THE SUBJECT OF TWO
MAJOR DEVELOPMENT PROPOSALS. THESE REQUESTS WERE MET BY SIZABLE COMMUNITY CONCERN RELATED TO THE
IMPACT OF FUTURE DEVELOPMENT IN THIS AREA…CHANGING CONDITIONS AND NEW RESEARCH HAVE RAISED
QUESTIONS ABOUT THE FUTURE LAND USE FOR PROPERTIES ON THE WESTERN BANK, LEADING TO A SERIES OF PUBLIC
WORK SESSIONS AND A PLANNING STUDY OF THE AREA TO ESTABLISH A DIRECTION FOR REFINING THE 2016
COMPREHENSIVE PLAN’S VISION…AND IDENTIFYING THE STEPS…NECESSARY TO SUPPORT IT.
From “A Closer Look at the Western Bank” on p. 1
Board of Commissioners - October 7, 2024
ITEM: 15- 4 - 1
PLAN NHC 2016 WESTERN BANK AMENDMENT
Riverfront Conservation
This conservation place type applies specifically to parcels within New Hanover County on the western banks of the Cape
Fear and Northeast Cape Fear Rivers, located between the Cape Fear Memorial Bridge and the Isabel Holmes Bridge,
across from downtown Wilmington. This area is unique due to its industrial history, environmental sensitivities, high
visibility, and partial inclusion in the National Register Historic District that covers downtown Wilmington.
Like other conservation places, the Riverfront Conservation designation is intended to protect the natural environment,
water quality, wildlife habitats, important cultural and archaeological resources, and areas prone to natural hazards. The
vision for this place type is to maintain the area's existing condition or reduce land use intensity through brownfields
mitigation or land acquisition for conservation. Low-impact public recreational uses, such as greenways and docks, are
encouraged, while civic uses and the conversion of existing industrial properties to lower-intensity non-residential uses
will be evaluated on a case-by-case basis. Residential development is prohibited, and the extension of public water and
sewer to land outside of New Hanover County would not be approved. Any new development or redevelopment to land
outside of New Hanover County would not be approved. Any new development or redevelopment must be in accordance
with the resiliency guidelines outlined in the Western Bank appendix of his Plan.
The following goals from Chapter 3: Framing the Policy will be promoted within the Riverfront Conservation place type:
•Conserve environmentally critical areas.
•Promote place-based economic development in the region that is tied to our natural resources.
•Preserve and protect water quality and supply.
•Increase physical activity and promote healthy, active lifestyles.
•Link major natural habitats.
•Conserve and enhance our unique sense of place to attract individuals, companies, and organizations.
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 1
NEW HANOVER COUNTY FUTURE LAND USE MAP
PLAN NHC 2016 WESTERN BANK AMENDMENT
RIVERFRONT CONSERVATION
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 2
DEFINITION
RIVERFRONT CONSERVATIONRIVERFRONT CONSERVATION
Like other conservation places, the Riverfront
Conservation designation is intended to protect
the natural environment, water quality, wildlife
habitats, important cultural and archaeological
resources, and areas prone to natural hazards.
The vision for this place type is to maintain the
area’s existing condition or reduce land use inten-
sity through brownfields mitigation or land acquisi-
tion for conservation. Low-impact public recre-
ational uses, such as greenways and docks, are
encourated, while civic uses and the conversion of
existing industrial properties to lower-intensity non-
residential uses will be evaluated on a case-by-case
basis. Residential development is prohibited, and
the extension of water and sewer to land outside
of New Hanover County would not be approved.
Any new development or redevelopment must be in
accordance with the resiliency guidelines outlined in
the Western Bank appendix of this plan.
SPECIFIC AREA
Western Bank of Cape Fear and Northeast
Cape Fear Rivers across from downtown
Wilmington
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 3
Goal III: Promote fiscally responsible growth
Desired Outcome: Growth patterns that achieve efficient provisions of services and
equitable distribution of costs between the public and private sector.
Implementation Strategies Implementation Guidelines
A.Coordinate infrastructure from a
regional perspective including water,
sewer, and transportation.
I.A.1 Encourage target industries in Employment Centers, Commerce
Zones, and Growth Nodes.
II.A.2 Provide connectivity between transportation modes, in growth
nodes outlined on the Future Land Use Map, and within new development
where practical.
III.A.3 Ensure all traffic calming devices and gated areas accommodate
emergency service delivery and interconnectivity.
III.A.4 Encourage street connections to adjoining undeveloped property
and connect existing streets to improve accessibility and safety to
development sites.
III.A.5 Coordinate with CFPUA to ensure that water and sewer
infrastructure is designed and constructed by any development following
best practices for resiliency in a low-lying flood zone, such as the Western
Bank area. This will shift the cost burden from life-cycle maintenance
expenses by a public utility to private development whose initial capital
investment in resilient infrastructure will reduce unnecessary maintenance
and emergency response due to the risk of frequent and extreme flood
events.
III.A.6 Consider long-term public infrastructure maintenance costs as well
as installation costs when making decisions regarding new development.
B.Coordinate regional facilities such as
community colleges and workforce
training as they support targeted
industries (as identified in County
approved Economic Development
strategies).
III.B.1 Encourage the development of educational facilities and
transportation infrastructure in Employment Centers and Commerce Zones
as identified on the Future Land Use Map.
C.Encourage infill development on vacant
or blighted pieces of existing
communities by providing incentives
such as grants, but not limited to;
density bonuses, and/or a reduction of
parking requirements and/or setbacks.
III.C.1 Encourage a mixture of uses that create opportunities for shared
parking and setback requirements to serve the overall community.
D.Encourage the redevelopment of single
uses into mixed-use developments
where appropriate.
III.D.1 Encourage incremental transformation of single uses into
compatible mixed use centers that are compatible with the surrounding
neighborhoods.
E.Encourage redevelopment of aging
corridors to support and strengthen
adjacent neighborhoods.
III.E.1 Encourage revitalization and redevelopment of blighted infill sites
into compatible mixed uses that enhance nearby residential areas through
incentives such as density bonuses, shared parking, and/or innovative
buffering.
F.Encourage development where existing
infrastructure is available.
III.F.1 Encourage increased density in Urban Mixed Use areas within close
proximity of City of Wilmington jurisdiction and Growth Nodes as identified
on the Future Land Use Map (Porters Neck/Kirkland, Monkey Junction, and
I-40/I-140 Interchange) in an effort to create densities that can support
future infrastructure.
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 4
Goal VI: Conserve and enhance our unique sense of place to attract individuals, companies,
and organizations.
Desired Outcome: Enhance our reputation as a desirable community to live and operate a
business based on New Hanover County’s rich history, natural environments, and unique
features.
Implementation Strategies Implementation Guidelines
A.Focus on the public spaces and
opportunities for formal and informal
social gathering places. Increase,
enhance, and manage public access to
water and natural resources.
VI.A.1 Encourage the development of public shorefront access areas
and boat access areas that do not adversely affect estuarine resources
or public trust waters.
VI.A.2 Encourage the development of public spaces in mixed use
developments through public, private partnerships.
VI.A.3 Allow uses of estuarine and public trust waters that provide
benefits to the public and satisfy riparian access needs of private
property owners while encouraging shared boating facilities instead of
individual boating docks.
VI.A.4 Consider including Form Based Code elements in development
regulations to enhance or create community focal points.
VI.A.5 Explore funding mechanisms to conserve Western Bank
properties and develop opportunities for supporting the historic and
cultural resources in this unique area of the County.
B.Consider creating a strong place-based
economic development strategy.
Guidelines are not a part of this strategy.
C.Make a case for sustainable funding
sources to improve the County’s
economic development infrastructure
and identify opportunities to leverage the
funds effectively.
Guidelines are not a part of this strategy.
D. Encourage conservation and enhancement
of the unique environment, character
and history of the county.
VI.D.1 Update New Hanover County inventory of historic places.
VI.D.2 Encourage preservation and conservation of historic sites
identified in the county’s historic sites survey.
VI.D.3 Encourage preserving the character of the area’s residential
neighborhoods and quality of life by supporting development that is
consistent with adopted Small Area Plans and enhances existing land
uses.
VI.A.5 Explore funding mechanisms to conserve Western Bank
properties and develop opportunities for supporting the historic and
cultural resources in this unique area of the County.
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 5
Goal VII: Promote place-based economic development in the region that is tied to
our natural resources.
Desired Outcome: Coordinate economic development efforts with New Hanover County’s
natural bio-diverse region and unique features.
Implementation Strategies Implementation Guidelines
A.Create and promote a network of
greenways, blueways, and trails
highlighting environmental assets.
VII.A.1 Identify the environmental assets and locations where
greenways, blueways, public access, and trails would enhance
economic development while not diminishing the resource.
VII.A.2 Provide for the protection and development of public
shorefront and boat access areas.
VII.A.3 Consider investing in greenways, blueways, and trails along
the Western Bank and connecting to Wilmington and Brunswick
County.
B.Coordinate and partner with various
agencies to develop future public water
access points.
Guidelines are not part of this strategy.
C.Revitalize waterfront parks and public
spaces to encourage opportunities for
formal and informal social gatherings.
Guidelines are not part of this strategy.
D.Preserve, conserve, and/or maintain
coastal infrastructure features including
natural and man-made; which are critical
to our quality of life, economy, and coastal
environment.
VII.D.1 Development or expansion of marinas (as defined herein) in
primary nursery areas, outstanding resource waters, or open shell
fishing waters may occur when the following conditions exist:
•There exists a previously permitted channel which was
constructed or maintained under permits issued by the State or
Federal Government. If a natural channel was in use, or if a
human-made channel was constructed before permitting was
necessary, there shall be clear evidence that the channel was
continuously used for a specific purpose; and
•Excavated material can be removed and place in an approved
disposal area without significantly impacting adjacent nursery
areas and beds of submerged aquatic vegetation; and
•The original depth and width of a human-made channel or
natural channel will not be increased to allow a new or
expanded use of the channel.
VII.D.2 Develop guidelines and standards for community boating
facilities and other water dependent uses through updated ordinances.
(Marina: Any publicly or privately owned dock, basin, or wet storage
facility constructed to accommodate more than 10 boats and providing
any of the following services: permanent or transient docking spaces,
dry storage fueling facilities, haul out facilities, or repair services.
Excluded from this definition are boat ramp facilities that allow access
only, temporary docking that includes none of the previous listed
services, and community boating facilities.)
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 6
Goal IX: Promote environmentally responsible growth.
Desired Outcome: Development that accommodates population growth while minimizing
negative impacts on natural resources.
Implementation Strategies Implementation Guidelines
A.Promote a mixture of uses where
appropriate in an effort to cluster
development and minimize impacts on
natural resources.
IX.A.1 Encourage mixed use development that rewards
development practices which exceed minimum standards.
IX.A.2 Establish open space criteria that encourages preservation of
natural areas, buffers, trees, and wildlife habitats, while working in
harmony with the built environment.
IX.A.3 As part of the development ordinance, include mixed use
district guidelines that achieve the intent of the Community and
Urban Mixed Use place types and are consistent with City of
Wilmington districts.
B.Adopt and implement a green
infrastructure plan that identifies a
network of natural lands and open spaces
and provides ecosystem conservation as
well as alternative transportation modes
through trails and greenways.
IX.B.1 Encourage best management practices that enhance development
and minimize adverse environmental impacts of the built environment.
IX.B.2 Use incentives to create flexible guidelines as well as outreach and
education to encourage the use of native vegetation in landscaping and
discourage invasive species.
IX.B.3 Identify and promote access opportunities to existing open space
and incentivize these spaces for active and passive recreation.
IX.B.4 To enhance recreation, conservation, and transportation
infrastructure, consider prioritizing connections of open space, parks,
and greenways as identified in the Parks Master Plan.
C.Partner with regional governmental
agencies and nongovernmental
organizations to acquire and protect
environmentally sensitive land (e.g.
establish a regional land bank).
I.C.1 Provide opportunities to legally transfer density and impervious
surfaces out of areas where exceptional resources may be impacted.
I.C.2 Encourage the use of best management practices through
education and incentives to protect environmentally sensitive areas.
IX.C.3 Continue promotion of New Hanover County as a “no discharge
zone” and promote the Clean Marina Program
IX.C.4 Prohibit floating home development where pump out facilities or
sewer connections are not available in order to protect public trust and
estuarine areas and to minimize risk of loss to persons and property.
IX.C.5 Explore establishing a brownfields program to reduce the impacts
of past Western Bank industrial uses on water quality due to more
frequent instances of flooding.
D.Strengthen and direct development
toward existing communities through
encouraging infill and redevelopment.
IX.D.1 Encourage incremental inclusion of mixed uses into areas that are
single use dominated where the uses are compatible with the
surrounding neighborhoods.
IX.D.2 Encourage infill development to maximize use of previously
developed sites for highest and best use.
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 7
Goal X: Conserve environmentally critical areas
Desired Outcome: Utilize environmentally critical areas for outdoor recreation, healthy
watersheds, and maintenance of critical habitats.
Implementation Strategies Implementation Guidelines
A.Partner with governmental and
nongovernmental organizations to
acquire and protect environmentally
sensitive areas.
X.A.1 Encourage development patterns that preserve natural areas, buffers,
and significant trees.
X.A.2 Ensure the protection and preservation of undeveloped barrier and
estuarine system islands by purchase or dedication in order to restrict
development, support research, and encourage passive recreation as their
primary uses.
B.Discourage development in wetlands,
floodplain, and other flood prone
areas.
X.B.1 Encourage connection to public water and sewer in environmentally
sensitive areas to minimize potential contamination from failing septic
systems.
X.B.2 Encourage lower density development and/or alternatives to
development (i.e., acquisition through clean water trust funds and grants) in
ocean erodible areas, inlet hazard areas, high hazard flood areas, coastal and
federally regulated wetlands.
X.B.3 Encourage lower density development and/or alternatives to
development (i.e., acquisition through clean water trust funds and grants), and
minimal impervious surface coverage within the 100-year floodplain (1%
annual chance floodplain). The following applies:
•Development projects may be allowed within the floodplain where
adverse impacts to the estuarine system can be shown to be
negligible.
•Low intensity uses on a site, such as open space and passive
recreation, may be appropriate in the floodplain.
•Projects should comply with hierarchical principles of impact
avoidance, minimization, and mitigation for unavoidable impacts.
•Evaluate the need to develop standards for protection of
environmentally significant areas during development and
redevelopment.
X.B.4 Encourage preservation of existing natural wetlands and constructed
wetlands as a stormwater mitigation technique where practical.
X.B.5 Encourage preservation of existing natural buffer areas for conservation
resources to preserve their natural functions.
X.B.6 Incentivize, through the development process, the use of Best
Management Practices such as Low Impact Development where possible to
ensure environmentally critical areas are conserved.
X.B.7 Encourage the use of native vegetation in landscaping.
X.B.8 Consider development standards for the Western Bank area that will
limit public infrastructure investment and environmental impacts and that
reduces risk for the community.
X.B.9 Initiate studies to monitor conditions on the Western Bank to inform
when adjustments to policies and standards should be made.
C.Educate the public on the value of
protecting ecosystems.
Guidelines are not part of this strategy.
PLAN NHC 2016 WESTERN BANK AMENDMENTBoard of Commissioners - October 7, 2024
ITEM: 15- 5 - 8
A CLOSER LOOK AT THE WESTERN BANK (2024)
In recent years, parcels along the Western Bank of the Cape Fear River have been the subject of two major
development proposals. These requests were met by sizable community concern related to the impact of future
development on the character of downtown, natural and cultural resources, and the long-term sustainability of the
community. Changing conditions and new research have rasied concerns about the future land use for properties on
the Western Bank, leading to a series of public work sessions and a planning study of the area in order to establish
a direction for refining the 2016 Comprehensive Plan's vision, which classified the parcels as Urban Mixed Use, and
identifying the steps necessary to support it.
This part of New Hanover County is unique due to its highly visible location across from downtown Wilmington,
compound flooding concerns from its position at the junction of two rivers and rising tide levels, the ecology of Eagles
Island (which is located primarily in Brunswick County), and its industrial past. While high quality private development
is the usual mechanism for redeveloping environmentally contaminated properties, current county policies and
regulations are not designed to address potential long-term fiscal and community impacts of new investment in highly
floodprone areas.
Currently, land on the Western Bank is zoned primarily for commercial and industrial uses, though many of the
parcels are currently vacant. Exceptions include a construction operation and the Old Wilmington Shipyard on the
Northern Bank and the U.S.S. North Carolina site on Eagles Island. It is likely that the vacant parcels would qualify
as brownfields based on information known about past uses, and at least two parcels are already enrolled in the state
brownfields program.
In August 2024, the New Hanover County Board of Commissioners directed staff to create a new place type
designation specifically for this area that would articulate the Board's vision that this land should be maintained in
its existing condition or land use intensity should be reduced through brownfields mitigation or land acquisition for
conservation.
Because this land is largely privately owned and County zoning would allow for reasonable use of the property by
landowners, this appendix outlines resiliency considerations that should be incorporated into any future development
or land use planned for this area.
Recommendations for this area may be reconsidered if the rate of flooding changes signficantly, property conditions
change, or properties currently in private ownership are conserved or dedicated for a public purpose.
PLAN NHC 2016 WESTERN BANK AMENDMENT
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 9
PLAN NHC 2016 WESTERN BANK AMENDMENT
Historice Archo
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Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 10
WESTERN BANK - RESILIENCY
ROADWAYS
The roadways leading to the Western Bank parcels are NC-
DOT roadways, but private developers would be responsible
for upgrades necessary for their projects. To ensure adequate
emergency access to structures, roadways and project drives
should be elevated a minimum of 2 ft. over current base flood
elevation and be designed to facilitate safe vehicle travel and
accessibility. More stringent requirements may be required by
NCDOT or fire services.
PLAN NHC 2016 WESTERN BANK AMENDMENT
While many areas of New Hanover County are vulnerable to flooding, the Western Bank is unique as it is subject to
regular sunny day saltwater flooding, is comprised of land with lower elevations than in many other places adjacent to the
Cape Fear and Northeast Cape Fear Rivers, is impacted by flooding caused by up-stream rain events, and is not pro-
tected by hardened features, such as bulkheads, which may not be allowable by current state regulations. As a result,
additional resiliency features should be provided for all development in this area, some of which are outlined here. Re-
quirements for additional studies, such as No Adverse Impact certifications, may be necessary for new buildings. The
extension of CFPUA water and sewer utilities to these properties would need to be carefully considered and may require
additional review and maintenance agreements, and extensions to jurisdictions outside of New Hanover County are dis-
couraged.
INFRASTRUCTURE CONSIDERATIONS
WATER & SEWER UTILITIES
Water and sewer lines, as well as pump stations and other
critical infrastructure, should be elevated in accordance with
regulatory requirements and resiliency best practices. Prior to
approving water and sewer utility designs, CFPUA can re-
search, develop, and publish updated Technical Guidance for
areas such as the Western Bank where frequent and extreme
flooding occurs. That guidance would include cross connec-
tion and backflow prevention regulatory requirements and best
practices to prevent contamination of the water supply from
riverwater and sewage overflow during flooding events.
ELECTRICAL & COMMUNICATION LINES
It is preferred that, when feasible, utility lines should be buried
in waterproof conduits to reduce the risk of damage from flood-
waters and wind. If utilities poles must be used, they should
be made of materials resistant to corrosion and water damage,
such as treated wood, fiberglass, or steel. Power company
specifications designed to accommodate long-term resiliency
that conflict with these guidelines should be followed.
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 11
STORMWATER TREATMENT
Due to flooding concerns and space constraints in this area,
stormwater filtration systems have generally been proposed to
meet state water quality requirements. To address the impacts
of stormwater on adjacent properties, an engineering analy-
sis and No-Rise Certification should be required for any new
development.
PLAN NHC 2016 WESTERN BANK AMENDMENT
FLOOD-RESISTANT MATERIALS & DESIGN
Because of the frequency of saltwater flooding in this area,
any structures and site amenities should be constructed with
materials that are less susceptible to water damage and corro-
sion, such as stainless steel, concrete, and composite decking.
Buildings will be required to be designed with flood openings,
vents, or other features that will allow water to enter and exit
the structure freely during flooding events, reducing the risk of
structural damage.
ELEVATION & FLOODPROOFING OF STRUCTURES
Buildings and other structures should be designed to reduce
the potential impacts of flood events, through elevation or
other types of floodproofing. Elevating foundations is generally
recommended, though as floating structures and other innova-
tive designs are piloted in other floodprone locations and found
to be successful, additional options may be identified.
STRUCTURE & SITE-DESIGN CONSIDERATIONS
LANDSCAPING
Landscaped features to help mitigate the effects of saltwater
flooding should be incporated, such as planting salt-tolerant
plants between structures and the riverbank to help absorb
floodwaters and stablize the soil. Some salt-tolerant trees,
shrubs, and ground covers appropriate to New Hanover Coun-
ty include live oaks, southern magnolias, dwarf yaupon hollies,
wax myrtles, liriope, and sea oats. Plants should be monitored
for signs of salt damage, such as leaf burn or stunted growth.
Alternate landscaping materials may be approved for compli-
ance with brownfield agreements.
Board of Commissioners - October 7, 2024
ITEM: 15- 5 - 12
Western Bank Amendment – Response to Public Comments
What We Heard Response and Impact to the Planning Board Public Hearing Draft
A number of the unique public comments and Action
Alert comments that included additional statements
indicated that there are questions regarding the
purpose behind the amendment and why it is being
considered. Some commenters seemed to
misunderstand that the amendment was intended to
allow for more intensive development and for the
development of marsh lands and portions of Eagles
Island not in New Hanover County.
The entire Western Bank area is highly visible to travelers along the Cape Fear Memorial,
Isabel Holmes, and Thomas Rhodes Bridges, as well as to residents and visitors of downtown
Wilmington. Not all of this area is actually in New Hanover County, though—the majority of
what people see of Eagles Island is actually in Brunswick County—and is not the focus of this
amendment. While some marsh areas are included in the Western Bank area in New Hanover
County, they are generally publicly owned. The focus of this amendment is the small number
of land parcels in private ownership that are currently zoned for Regional Business, Industrial,
or Mixed Use development (approximately 90 acres).
This amendment is proposed because over the past several years, the Board of
Commissioners and staff have been conducting a series of studies in response to new
information and research indicating that the Western Bank area of New Hanover County is
more susceptible to flooding than was known at the time the 2016 Comprehensive Plan was
adopted. The plan currently classifies this area as Urban Mixed Use, our highest intensity
place type or land development pattern, and the Commissioners have directed staff to
change this classification to reduce potential risks and public costs related to future
development.
This amendment would be the first step in also modifying the regulations that currently apply
to these properties, which currently allow for a wide variety of intensive uses, to reduce
potential risk to hazards and long-term public impacts. The substance of those regulations
has not been fully determined, but the provisions in the Comprehensive Plan would be used
to inform that work.
The updated amendment draft includes additional language to clarify the intent of the
amendment, the reasons behind it, and the properties to which new recommendations apply.
See the amendment’s Summary Sheet for more information.
The Action Alert comments and two-thirds of the
unique public comments directly request that the
Western Bank properties not be allowed to develop.
The Action Alert comments request that the properties
be classified as Conservation rather than creating a
new place type.
While the goal of the plan amendment is to encourage low impact uses and public purposes,
the majority of properties in the Western Bank area are privately owned so County
development regulations cannot prohibit their reasonable use. The Conservation place type
is intended to protect the natural environment, water quality, and wildlife habitats, but it also
places limits on development that may be in conflict with local governments’ constitutional
constraints on prohibiting the use of private property by their owners. Staff would not
recommend that this place type be applied to properties under private ownership, but
Conservation has been extended to publicly owned parcels and along the riverfront where
Coastal Area Management Act (CAMA) Areas of Environmental Concern are likely to be
located.
Because the recommended place type is new and has not been applied to properties
previously, staff was able to modify it to address many of the concerns expressed by
commentors, which are further outlined below. In addition, the place type is suggested to be
re-named Low-Intensity Riverfront, as it strongly emphasizes public purposes and uses, with
recreation and civic uses making up the majority of the recommended use mix. This
designation would allow for the types of park and educational purposes supported by many
public commenters.
The majority of public comments highlighted concerns
regarding increasing compound flooding risk, how that
might be impacted by future development, the long
term public costs, and consistency with the stated
goals of the floodplain management program.
These concerns are one of the primary reasons why the County Commissioners have directed
staff to modify the policies for the Western Bank. Over the past several years, Commissioners
and staff have received large amounts of information from community stakeholders related
to increasing nuisance flooding in this area and how those trends are projected to impact
properties in the coming years. The County has a long-standing floodplain management
program, with standards beyond the minimum required for participation in the FEMA flood
insurance program to address ongoing resiliency. These standards are based on FEMA
guidance, which though it aims to prevent flood damage as referenced in purpose statements
included in Article 9 of the Unified Development Ordinance, are bound by the same
constitutional limits described above, which constrain government from prohibiting use of
private property.
The initial draft of the amendment included recommendations that any buildings in this area
meet requirements above and beyond what is currently required in the County ordinances.
Language has been added to clarify the intent of these provisions and an additional No
Adverse Impact certification is referenced in response to a public comment that provided
information on its use in Brevard, NC.
On Friday, June 7, 2024 an initial draft of an amendment to the 2016 Comprehensive Plan regarding future land use on the Western Bank properties in
New Hanover County across from downtown Wilmington was released for public comments. All comments provided by noon on June 28 were
considered by staff as the amendment was revised in preparation for Planning Board consideration at their July 11, 2024 meeting.
During the three-week public comment period, staff was sent 2,543 public comment emails. The majority of the emails were sent via an Action Alert
portal used by a number of local organizations and advocacy groups. Staff also received 165 unique email comments.
Themes and concerns from comments are summarized below, along with staff responses to how they were considered in preparation of the Planning
Board Public Hearing Draft of the amendment.
Board of Commissioners - October 7, 2024
ITEM: 15- 6 - 1
What We Heard Response and Impact to the Planning Board Public Hearing Draft
The majority of public comments also expressed
concern regarding the impact of potential development
on the area’s ecology and environmental resources,
cultural and historic resources, and downtown
Wilmington viewshed. Many commenters also
expressed a desire for the entire Western Bank,
including the properties located in Brunswick County,
to be conserved as natural space to protect those
resources, allow for educational opportunities, and
provide economic value to downtown Wilmington as
green space.
It is important to note that some of the private properties in the Western Bank area impacted
by this amendment are currently used for industrial or commercial purposes, and other
privately-owned parcels were previously used for intensive uses. What people see on these
properties is not pristine environment—it is the result of properties becoming overgrown by
vegetation, which is covering likely brownfields. While the state indicates that two of the
properties are participating in the brownfields program, most of the land parcels have not
been cleaned up and known plans are not in place to do so.
The desires voiced by commenters were the basis for many of the guidelines for this area in
the initial public comment draft. As described above, there are limits on local governments’
ability to prohibit the use of private property, so provisions are in place to serve as guardrails
for what is expected if private development or uses occur. These include recommendations
for building height and architecture.
As a result of the public comments, these recommendations have been modified to more
closely align with height recommendations for riverfront uses in the City of Wilmington. Less
height is recommended for parcels within the National Register Historic District so the U.S.S.
Battleship remains the focal point for the viewshed.
A number of public comments referenced concerns
related to the traffic and fiscal impacts of potential
development in this area as well as a desire for
recreational uses and bicycle and pedestrian
connectivity.
Additional clarifying language has been added to reference concerns related to fiscal
impacts. Staff does not anticipate a large traffic impact due to the types of lower intensity
uses encouraged in the new place type and considered the limitations on transportation
infrastructure in this area during the development of the Western Bank Report, which has
influenced the recommendations in the proposed amendment.
An emphasis on recreational uses is one of the primary recommendations for the Low-
Intensity Riverfront place type. Language referencing requested connections to greenway,
trail, and blueway networks in Wilmington and Brunswick County has been added.
A handful of comments indicated a desire for
development on the Western Bank, and a couple
expressed concern that the recommended guidelines,
especially regarding height and use, would limit the
developability of private properties. Concerns were
also voiced that properties with contamination due to
past industrial uses may not be able to be cleaned up if
private development were stymied, as that is the usual
mechanism for environmental restoration.
It is not the intent of this amendment to prohibit the reasonable use of private property, and
any riverfront-specific zoning districts recommended by the amendment would have to
consider those impacts. However, this amendment is intended to set guardrails for what any
new uses or buildings would have to consider due to flood risks, public investments and cost,
and desired community character. The current Urban Mixed Use place type outlined for this
area indicates to property owners that the County desires more intensive development,
resulting in a large amount of private investment in proposals that may encounter hurdles late
in the development process. This amendment seeks to clarify expectations for land owners
and potential developers and to identify County programs that could mitigate existing
contamination concerns generally addressed by private developers. No changes to the initial
amendment were made in response to these comments beyond the addition of some
clarifying language.
Board of Commissioners - October 7, 2024
ITEM: 15- 6 - 2
Public Comments
(Submitted during the public comment
period)
2,543 emails were sent during the
public comment period
Links
Full Emails Received
Spreadsheet of Emails Sent but Not Received by Staff
during the public comment period
Board of Commissioners - October 7, 2024
ITEM: 15- 7 - 1
Public Comments
(Submitted after the public comment
period)
Link to Compiled Comments
Action Alert Portal – 300
Other Opposition – 14
Neutral – 1
In Support - 2
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NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Planning PRESENTER(S): Theo McClammy, NHC Housing Program Manager
CONTACT(S): Theo McClammy, NHC Rebekah Roth, Planning & Land Use Director
SUBJECT:
Considera)on of Workforce Housing Services Program Fiscal Year 2025 Funding
BRIEF SUMMARY:
In June 2024, the Board of Commissioners approved the framework for a Request for Proposals (RFP) to fund the
Workforce Housing Services Program, using the $3 million allocated for housing in the Fiscal Year 2025 (FY25) budget.
Following two virtual informa5on sessions, the RFP was issued on July 8, 2024, and by the August 5, 2024 deadline, 11
proposals were submi9ed, reques5ng a total of $11,114,237 for construc5on, rehabilita5on, and rental assistance.
A;er evalua5on, Blue Ridge Atlan5c Development, Wilmington Realtors Founda5on, and Cape Fear Habitat for
Humanity were iden5fied as the best-qualified proposals based on alignment with goals, priori5es, and scoring. These
projects have been recommended for $3 million in funding considera5on, which will support the crea5on of 238
workforce housing units in New Hanover County.
This marks the third year of a five-year commitment by the Board of Commissioners to invest no less than $15 million
in workforce housing. Point-based criteria were used to evaluate the proposals, focusing on financial feasibility,
development quality, and the capacity and experience of the development team. Programs and projects were
priori5zed in this funding round based on their ability to meet the county’s federal fund alloca5on and disbursement
deadlines, break ground before July 2025, provide the highest number of new units at varying price points, meet a
minimum affordability period of at least 20 years, target Area Median Incomes (AMI) between 60% and 120%, and
accept Housing Choice Vouchers.
The criteria and priori5es were developed based on the findings of the updated Housing Needs Assessment to
immediately impact New Hanover County residents. The framework aims to address housing needs by increasing the
supply of residen5al units, preserving exis5ng affordable housing, and improving residents' access to these homes.
A cross-func5onal team of New Hanover County staff, along with members of the County/City Workforce Housing
Advisory Commi9ee, met on August 28 and September 10 to review the proposals for eligibility and completeness and
to make funding recommenda5ons. The execu5ve summary is a9ached with the complete applica5ons available in the
link below.
Link to full applica)ons
Blue Ridge Atlan5c Development (BRAD) requested $1.5 million for Avenue Flats, a 184-unit mul5family housing
development at 509 S. Kerr Avenue in Wilmington. The project has received zoning approval, funding from the City of
Wilmington, and has applied for a 4% Low-Income Housing Tax Credit (30% subsidy) through the North Carolina
Housing Finance Agency. The funding would be structured as a 20-year forgivable loan to cover construc5on ac5vi5es,
including site work, infrastructure, opera5onal, and design costs. Avenue Flats would break ground during June/July
2025, with a construc5on 5meline of 16 months. Full funding of BRAD’s request is being recommended.
Board of Commissioners - October 7, 2024
ITEM: 16
The Wilmington REALTORS® Founda5on requested $1.2 million for Pierson Pointe, a 48-unit townhome community at
6221-6229 Carolina Beach Rd, Wilmington, aimed at providing homeownership opportuni5es for workforce families.
The funding would be structured as a 20-year forgivable loan to support site and u5lity infrastructure construc5on. The
applicant has submi9ed plans through the County's development en5tlement process and has received support from
the New Hanover Community Endowment. Pierson Pointe would break ground before July 2025, with ver5cal
construc5on beginning the first quarter of 2026. Full funding of the Realtors’ request is being recommended.
Cape Fear Habitat for Humanity requested $1 million for the recapture, rehabilita5on, and construc5on of 10 homes in
the City of Wilmington as well as for Haven Place, a 35-unit development on Castle Hayne Road that will provide
affordable homeownership opportuni5es for workforce families. Construc5on at Haven Place is already underway,
having received $1 million from New Hanover County in FY24 for infrastructure and site work. An award of $300,000 is
recommended this year to support the construc5on of six homes in Haven Place. The funding mechanism would be a
20-year forgivable loan.
Upon adop5on of the funding resolu5on, staff will work with the applicants to finalize the funding terms and
agreements. The contrac5ng process and the alloca5on of funding must be completed by December 31, 2024, to
comply with the use of revenue from a federal source, the American Rescue Plan.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Adopt the resolu5on.
ATTACHMENTS:
Descrip5on
Staff Report
Data Summary
Funding Resolution
Staff Presentation
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend adop5on.
COMMISSIONERS' ACTIONS:
Adopted 5-0.
Board of Commissioners - October 7, 2024
ITEM: 16
New Hanover County Workforce Housing Services Program FY 25
Executive Summary of Request for Proposals (RFP)
Purpose
The Workforce Housing Services Program's goals are to increase and retain workforce housing
stock and increase access to affordable housing for residents at low-to-moderate income levels.
New Hanover County Planning & Land Use invited qualified for-profit and non-profit developers
and agencies to respond to a request for proposals to fund programs and projects to achieve
comprehensive opportunities for workforce housing in New Hanover County. The RFP was
released on July 8, 2024, and closed on August 5.
Evaluation
The review process involved post-submission interviews facilitated by Housing and Finance staff
as well as a comprehensive evaluation by a cross-functional team of county staff members along
with members of the County/City Workforce Housing Advisory Committee (WHAC). The post-
submission interviews held August 12 through 14, ensured an understanding of the applicant's
project budget, financial pro forma, and capacity to adhere to the County's timeline for allocating
Federal funds by December 2024 and disbursement of funds by December 2026. The cross-
functional team evaluated proposals on August 28 and September 10.
The review team was comprised of WHAC representatives Eric Knight, Katrina Knight, Marshall
Pickett, and Liz Carbone. County staff members were Jessica Loeper, Assistant County Manager;
Tufanna Bradley, Assistant County Manager; Eric Credle, Chief Financial Officer; Rebekah Roth,
Planning & Land Use Director; Jennifer Rigby, Chief Strategy Officer; Linda Thompson, Chief
Diversity & Equity Officer; Tonya Jackson, Social Services Director; Katia Boykin, Community
Planning Supervisor; Theo McClammy, Housing Program Manager; and Kourtney Wilson, Housing
Program Coordinator. Financial and grants management support was provided by Martha
Wayne, Deputy Financial Officer, and Maria Standfest, Grants/Project Analyst.
The evaluation team’s analysis of the proposals considered the priorities and scoring components
outlined in the request for proposals. Those priorities were the ability to meet the county’s
deadline for allocation of federal funds by December 2024 and disbursement of funds by
December 2026; to break ground before July 2025; to provide the highest number of new units
at a mixture of price-points; to meet the period of affordability requirement of at least 20 years;
to target Area Median Income (AMI) of 60% - 120%; and to accept Housing Choice Vouchers. A
preference was given to fully fund project requests, if possible.
Proposals
The RFP received eleven responses with total budgets of $200,397,064 and impact of 864 total
units and households in New Hanover County. The range of project types included new
construction, rehabilitation, and rental assistance.
Board of Commissioners - October 7, 2024
ITEM: 16- 1 - 1
1. Blue Ridge Atlantic Development
The applicant requested a $1.5 million loan for the construction of 184 units called Avenue
Flats at 509 S. Kerr Avenue, Wilmington. The applicant is seeking 4% Low-Interest Housing
Tax Credits (LIHTC) from the North Carolina Housing Finance Agency. Goal: Increase
housing stock. Total Project Budget: $58,921,099. NHC funds would be 3% of the project
budget. Cost Per Unit: $320,223. Income AMI: 30 units at 30%, 36 units at 50%, 65 units
at 60%, and 53 units at 80% of area median income (AMI). Vouchers: Housing choice and
project-based vouchers are accepted. Period of Affordability: Thirty years of affordability
preserved through a land use restriction covenant recorded at closing and compliance
certifications submitted to the NC Housing Finance Agency.
2. Cape Fear Collective
The applicant requested a $837,237 forgivable loan to rehab 6 of 18 units in the Block-by-
Block Conversion Project. The applicant has also requested funding from the City of
Wilmington and New Hanover Community Endowment to rehab the other 12 units.
Properties are single-family dwellings scattered within the City of Wilmington. Goal:
Retain existing rental stock. Total Project Cost: Rehabilitation $2,511,170 and Property
Acquisition $3,503,418 = $6,015,128. Development Cost Per Unit: $139,539. Income
AMI: Households at or below 80% AMI. Vouchers: CFC accepts Housing Choice Vouchers.
Period of affordability: Twenty years minimum affordability preserved per deed
restrictions. Homes will be transferred into the Cape Fear Community Land Trust as they
become vacant for sale to low-to-moderate homebuyers.
3. Cape Fear Community Land Trust
The applicant requested a $300,000 grant or loan for purchasing two homes during 2024
and 2025. The homes will be acquired from Cape Fear Collective (CFC) post-renovation.
CFCLT will manage and oversee the rehabilitation of CFC’s rehab projects, rehabilitating
the homes to CFCLT standards and pulling one home at a time out of poor condition. Goal:
Retain affordable housing stock. Total Project Budget: $650,000. NHC funds are 46% of
the project budget with the balance requested from the New Hanover Community
Endowment. Cost Per Unit: $325,000. Income AMI: The homes will be sold to residents
making less than 80% AMI. Period of Affordability: Secured at the price range in
perpetuity by a 99-year renewable ground lease.
4. Cape Fear Habitat for Humanity
Requested a $1 million grant for 10 units. Construction of 6 homes in Haven Place for
homeownership and 4 homes in the buyback and rehab program located within the City
of Wilmington. Other revenue includes donations, mortgage payments, house
sponsorships, and the City of Wilmington Downpayment Assistance Program. Goals:
Increase housing stock and retain existing stock. Project Budget: $2,014,640. $809, 640
for construction and $1,205,000 for buyback and rehab. Cost Per Unit: $134,940 for
construction and $301,250 for buyback and rehab. Income AMI: 30%-80% AMI range.
Period of Affordability: 20 years and beyond. Deed restrictions offer Habitat the first right
to repurchase at a fair market price.
Board of Commissioners - October 7, 2024
ITEM: 16- 1 - 2
5. Housing & Economic Opportunities, Inc. (Wilmington Housing Authority Houston
Moore) ᵃ
Requested a $1.5 million grant or loan for the construction of 200 units at Houston Moore.
The project is to demolish 150 existing units and rebuild 150 affordable units plus 50
more. 4% Low-Income Housing Tax Credits (LIHTC) requested from the North Carolina
Housing Finance Agency. Goals: Retain existing rental stock and increase rental stock.
Total project budget $67,544,905. Cost per Unit: $337,725. Income AMI: 50 units at 30%
AMI, 100 at 60% AMI, and 50 at 80% AMI. Vouchers: Voucher accepted. Period of
Affordability: Thirty years minimum per LIHTC requirements and Public Housing
Authority statutory purpose, federal regulations, and policies.
6. Housing & Economic Opportunities, Inc. (Wilmington Housing Authority Solomon
Towers) ᵇ
Requested a $1.5 million loan for Solomon Towers rehabilitation of 151 units of public
housing for seniors. 4% Low-Income Housing Tax Credits (LIHTC) requested from the
North Carolina Housing Finance Agency. Goal: Retain existing affordable housing stock.
Total Development Budget: $30,278,792. Cost Per Unit: $200,522. Income AMI: 100% of
the property’s units will be set aside for seniors at or below 60% of AMI. Vouchers: 100%
of the property's 151 units will be supported under a project-based Section 8 contract,
and, as such, residents will be provided with rental assistance upon leasing a unit. Period
of Affordability: Thirty years minimum affordability per LIHTC requirements and Public
Housing Authority statutory purpose, federal regulations, and policies.
7. LINC Inc.
The applicant requested a $577,500 grant or loan for the construction of 6 units called
LINC Permanent Supportive Housing at 913 S. 4th Street, Wilmington. The project would
construct a 4-bedroom house and an Accessory Dwelling Unit to provide 6 subsidized
rental units for Second Chance Program participants. NHC funds are 100% of the proposed
budget. Goal: Increase for-rent housing stock. Total Project Budget: $577,500. Cost Per
Unit: $96,250. Income AMI: Units limited to residents at or below 60% AMI. Vouchers:
Open to accepting housing choice vouchers - no previous experience. Period of
Affordability: Twenty years minimum affordability preserved through a land use covenant
recorded at closing.
8. New Hope CDCᶜ
The applicant requested a $1 million grant. $500K is requested to provide homebuyer
downpayment assistance (DAP) to 13 clients and $500K to provide tenant-based rental
assistance to 127 households. 140 total units and households. NHC funds are 94% of the
proposed budget. Goal: Increase access to housing. Total Project Budget: $1,070,000.
Income AMI: 22 households at/below 60% AMI. Other households 60-120 AMI. Period of
Affordability: Twenty-year affordability minimum through a Downpayment Assistance
Deed of Trust.
Board of Commissioners - October 7, 2024
ITEM: 16- 1 - 3
9. Reveler Development Co.ᵈ
The applicant requested a $1.5 million grant or loan for the construction of 95 units called
The Helm at 1010 N. 4th Street, Wilmington. NHC funds would be 7% of the project budget.
Goal: Increase housing stock. Total Project Budget: $21,500,000. Cost Per Unit: $226,315.
Income AMI: 50% of units lease to residents at or below 80% AMI. The remaining units
would be leased to residents at or below 120% AMI. Vouchers: Accepted via Wilmington
Housing Authority and Trillium. Period of Affordability: Twenty years minimum
affordability on 50% of the units ensured through a deed restriction.
10. WARM NCᵉ
The applicant requested a $200,000 grant for emergency repairs to 10 units, including
seven units in unincorporated NHC. NHC funds would be 89% of project revenue. Goal:
Retain affordable housing stock. Total Project Budget: $225,000. Cost Per Unit: $22,500.
Income AMI: 2 units at or below 50% AMI, 7 units at or below 80% AMI, and 1 unit
between 80% and 120% AMI. Period of Affordability: Twenty years minimum
affordability through a loan agreement for the cost of repairs with annual reductions until
the loan is reduced to zero over 15 years. If the owner chooses to sell in less than 15 years,
they must return any funds not forgiven at the sale.
11. Wilmington Realtors Foundation Inc.
The applicant requested a $1.2 million grant or loan to construct 48 new units called
Pierson Pointe, 6221-6229 Carolina Beach Rd, Wilmington. NHC funds will bring sewer
and water infrastructure to the site. Goal: Increase units for workforce homeownership.
Total Project Budget: $11,633,800. Cost Per Unit: $242,371. Income AMI: 80% to 120%
AMI. Period of Affordability: Twenty years of affordability ensured through deed
restrictions. Resale of the townhomes is capped at a two percent increase per year with
the foundation having the first right and refusal to purchase the townhome back.
Footnotes:
ᵃThe Wilmington Housing Authority Houston Moore construction project would provide only 25%
of units to workforce households 60-120% AMI.
ᵇThe Wilmington Housing Authority Solomon Towers rehabilitation would not provide any units
to workforce households 60-120% AMI.
ᶜNew Hanover County allocated $500,000 in FY 24 to New Beginning Christian Church (NBCC) for
administering rent assistance to workforce households. Assistance is being provided to 127
households through December 2024. New Hope CDC is associated with NBCC through programs,
facilities, staff, and leadership.
ᵈReveler Development Co. indicated they have not requested funding from the City of Wilmington
or other potential local sources. Reveler was encouraged to communicate with the city and other
Board of Commissioners - October 7, 2024
ITEM: 16- 1 - 4
local housing sponsors to cultivate additional support. They were also encouraged to consider
extending the number of affordable units beyond 50%. Reveler will be given ongoing feedback
about the New Hanover County – Wilmington Housing Needs Assessment and goals and
priorities.
ᵉNew Hanover County allocated $872,000 in FY24 to WARM NC for making urgent repairs on 40
existing affordable units. Repairs are being made over two years, through FY25.
Board of Commissioners - October 7, 2024
ITEM: 16- 1 - 5
New Hanover County Workforce Housing Services Program
Funding Proposals & Recommendations FY 25
Proposal Units
Requested
Units
Funded
Total Cost Request Recommendation
1 Blue Ridge Atlantic
Development
184 184 $58,921,099 $1,500,000 $1,500,000
2 Cape Fear Collective 18 0 $6,015,128 $837,237 $0
3 Cape Fear Land Trust,
Inc.
2 0 $650,000 $300,000 $0
4 Cape Fear Habitat for
Humanity
10 6 $2,014,640 $1,000,000 $300,000
5 Housing and Economic
Opportunities, Inc. -
WHA Houston Moore
200 0 $67,544,905 $1,500,000 $0
6 Housing and Economic
Opportunities, Inc.-
WHA Solomon Towers
151 0 $30,278,792 $1,500,000 $0
7 LINC Inc. 6 0 $577,500 $577,000 $0
8 New Hope CDC 140 0 $1,070,000 $1,000,000 $0
9 Reveler Development
Co.
95 0 $21,500,000 $1,500,000 $0
10 WARM NC 10 0 $225,000 $200,000 $0
11 Wilmington Realtors
Foundation
48 48 $11,600,000 $1,200,000 $1,200,000
Totals 864 238 $200,397,064 $11,114,237 $3,000,000
Board of Commissioners - October 7, 2024
ITEM: 16- 2 - 1
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
RESOLUTION APPROVING THE FUNDING ALLOCATIONS
FOR THE FISCAL YEAR 2025 WORKFORCE HOUSING SERVICES PROGRAM
WHEREAS, in February 2022, the New Hanover County Board of Commissioners unanimously agreed to
dedicate at least $15 million from the county’s existing revenues over the next five year for programs and
initiatives that increase and improve the stock of affordable homes in New Hanover County, and increase
residents access to affordable housing opportunities; and
WHEREAS, the Planning and Land Use Department developed a framework for a Request for Proposals
(RFP) for funding a Workforce Housing Services Program utilizing the $3 million allocated for affordable
housing in the Fiscal Year 2025 (FY25) budget which was approved by the Board of County Commissioners;
and
WHEREAS, the criteria and priorities were developed based on the findings of the Joint County/City
Comprehensive Housing Study and Survey to create an immediate impact to New Hanover County
residents; and
WHEREAS, 11 proposals were received by August 5, 2024 for a total of $11,114,237 million in funding
requests for the construction, rehabilitation, and assistance to 864 total units and households of
workforce and affordable housing in New Hanover County; and
WHEREAS, a cross-functional team of New Hanover County staff and the Workforce Housing Advisory
Committee members ranked Blue Ridge Atlantic Development, Wilmington Realtors Foundation, and
Cape Fear Habitat for Humanity the best-qualified proposals based upon goals, priorities, and scoring.
NOW, THEREFORE, BE IT RESOLVED, that the New Hanover County Board of Commissioners supports the
allocation of funding in amounts not to exceed $1,500,000 to Blue Ridge Atlantic Development,
$1,200,000 to Wilmington Realtors Foundation, and $300,000 to Cape Fear Habitat for Humanity.
Furthermore, the New Hanover County Board of Commissioners authorizes the county manager and the
county attorney to take such measures as necessary to finalize the terms and conditions of the funding.
ADOPTED this the 7TH day of October, 2024.
NEW HANOVER COUNTY
___________________________________
William E. Rivenbark, Chair
ATTEST:
_____________________________________
Kymberleigh G. Crowell, Clerk to the Board
Board of Commissioners - October 7, 2024
ITEM: 16- 3 - 1
Workforce Housing Services
Program
Funding Considerations FY 25
October 7, 2024
Planning/Housing Program Slide 1October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 1
Outline
1.Purpose & Goals
2.Funding Allocations FY 23 & 24
3.Evaluation and Timeline FY 25
4.Proposals FY 25
5.Funding Considerations FY 25
Planning/Housing Program Slide 2October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 2
Purpose & Goals
Planning/Housing Program Slide 3October 7, 2024
Priorities:
Increase supply
Retain stock
Increase access
Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 3
Allocations FY 23 & 24
Proposals Type Units/
Households Awards
Estrella Landing For rent 84 $1,500,000
Covenant Senior Housing For rent 48 $1,500,000
New Beginning Christian Church (New
HOPE CDC)Rent Assistance 127 $500,000
WARM NC For rent 40 $872,000
CF Habitat Haven Place For sale 35 $1,000,000
Better Homes for NC (Blue Ridge
Atlantic Development)For rent 72 $600,000
Total 406 $5,972,000
Planning/Housing Program Slide 4October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 4
Evaluation and Timeline FY 25
Evaluated on financial feasibility, development quality of any construction projects,
and the applicant’s capacity and experience. Projects were prioritized based on the
ability to:
•Meet the county’s deadline for allocation and disbursement of federal funds
•Break ground before July 2025
•Create the highest number of new units at a mixture of price points
•Meet the period of affordability requirement of at least 20 years
•Target Area Median Income (AMI) of 60% - 120%
•Accept Housing Choice Vouchers
Virtual Information Sessions
June 26-28
Post-submission Interviews
August 12-14
Cross-Functional Team
Review
August 28 & September 10
Planning/Housing Program Slide 5October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 5
Proposals Received FY 25
Proposal Units/Households Project Total Cost Request
Blue Ridge Atlantic Development 184 $58,921,099 $1,500,000
Cape Fear Collective 18 $6,015,128 $837,237
Cape Fear Land Trust 2 $650,000 $300,000
Cape Fear Habitat for Humanity 10 $2,014,640 $1,000,000
LINC 6 $577,500 $577,000
New Hope CDC 140 $1,070,000 $1,000,000
Reveler Development Co.95 $21,500,000 $1,500,000
WHA Houston Moore 200 $67,544,905 $1,500,000
WHA Solomon Towers 151 $30,278,792 $1,500,000
WARM NC 10 $225,000 $200,000
Wilmington Realtors Foundation 48 $11,600,000 $1,200,000
Total 864 $200,397,064 $11,114,237
Planning/Housing Program Slide 6October 7, 2024
Note: Applicants could request a maximum of $1,500,000 per proposal.
Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 6
Funding Consideration
Proposals Project Type Units Allocation
Blue Ridge Atlantic
Development
For rent 184 $1.5 million
Wilmington Realtors
Foundation
For sale 48 $1.2 million
Cape Fear Habit for
Humanity For sale 6 $300,000
Total 238 $3 million
Planning/Housing Program Slide 7October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 7
Blue Ridge Atlantic Development
Requested $1.5 million for Avenue Flats, 509 S. Kerr Avenue,
Wilmington. This 184-unit multifamily housing development has
received zoning approval and funding from the City of Wilmington and
applied for the 4% Low-Income Housing Tax Credit (30% subsidy)
through the North Carolina Housing Finance Agency. The funding
mechanism would be a 20-year forgivable loan for construction activities
such as site work, infrastructure, operations, and design costs. Avenue
Flats would break ground during June/July 2025 with a construction
timeline of sixteen months. Full funding of BRAD’s request is being
recommended at $1.5 million.
Planning/Housing Program Slide 8October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 8
Wilmington Realtors Foundation
Requested $1.2 million for Pierson Pointe, 6221-6229 Carolina Beach Rd,
Wilmington. This 48-unit townhome community will provide
homeownership opportunities for workforce families. The funding
mechanism would be a 20-year forgivable loan for the construction of
site and utility infrastructure. The applicant has submitted plans to the
County’s development entitlement process and gave notice of receiving
support from the New Hanover Community Endowment. Pierson Pointe
would break ground before July 2025 with vertical construction
beginning the first quarter of 2026. Full funding of the Realtors’ request
is being recommended at $1.2 million.
Planning/Housing Program Slide 9October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 9
Cape Fear Habitat for Humanity
Requested $1 million for the recapture, rehabilitation, and construction
of 10 homes in the City of Wilmington and Haven Place, a 35-unit
development on Castle Hayne Road. Haven Place will provide affordable
homeownership opportunities for workforce families. The construction
of Haven Place is underway with the project receiving $1 million for
infrastructure and site work from New Hanover County in FY24. Partial
funding is being recommended at $300,000 to support the construction
of six homes in Haven Place.
Planning/Housing Program Slide 10October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 10
Next Steps: October 2024 – December 2026
Planning/Housing Program Slide 11October 7, 2024
Allocations - October 2024
Disbursement - December 2024
Break Ground - July 2025
Projects Completed - December 2026
Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 11
Thank you
Planning/Housing Program Slide 12October 7, 2024Board of Commissioners - October 7, 2024
ITEM: 16- 4 - 12
NEW HANOVER COUNTY BOARD OF COMMISSIONERS
REQUEST FOR BOARD ACTION
MEETING DATE: 10/7/2024
Regular
DEPARTMENT: Governing Body PRESENTER(S): Chair Bill Rivenbark
CONTACT(S): Kym Crowell, Clerk to the Board
SUBJECT:
Appointment of Vo)ng Delegate(s) to the 2024 North Carolina Associa)on of County Commissioners (NCACC)
Legisla)ve Goals Conference
BRIEF SUMMARY:
The NCACC’s Legisla ve Goals Conference will be held over two days, November 14-15, in Wake County, NC.
Delegates will vote on the final slate of goal proposals that have been thoroughly ve,ed and ready for considera on
by the associa on. The NCACC is asking that each county designate one vo ng delegate (and one person as an
alternate, if so desired) prior to the conference. Commissioner Jonathan Barfield and Commissioner Rob Zapple are
a,ending the conference.
STRATEGIC PLAN ALIGNMENT:
Good Governance
Internal business processes
Communicate what the county does and why
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Appoint vo ng delegate(s) to the 2024 NCACC Legisla ve Goals Conference
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Recommend vo ng delegate(s).
COMMISSIONERS' ACTIONS:
Appointed, Commissioner Rob Zapple (5-0).
Board of Commissioners - October 7, 2024
ITEM: 17