TOWN OF SWANSBORO Planning Board Regular Meeting Community Room AGENDA

Transcription

1 TOWN OF WANBORO Planning Board Regular Meeting Community Room July 18, 2016 Monday 6:00 pm Town Hall 601 W. Corbett Ave. AGENDA 1. Call to Order 2. Roll Call and Quorum Verification 3. Approve Unified Development Ordinance Review Meeting minutes: June 20, 2016 UDO Meeting #7 4. Public Comment 5. pecial Use Permit: For the Bojangles located in the Bailey Center at 801 NC Highway UDO Review #8 A. Add Technical Review Checklist as Appendix IV B. Add Article 14 Vested Rights and Develop Development Agreements 7. Adjournment

2 TOWN OF WANBORO Planning Board UDO REVIEW #7 June 20, 2016 Members Present Members Absent tacie Friebel Wayne Mixon Christina Ramsey Laurent Meilleur Joel Wiltgen andi Eubanks The meeting was called to order at 6pm and a quorum was verified. Approve Unified Development Ordinance Review Meeting minutes: May 16, 2016 UDO Review #5 Christina Ramsey made a motion to approve the May 16, 2016 Meeting Minutes as written. andi Eubanks seconded the motion. The minutes were unanimously approved. June 2, 2016 UDO Review #6 Christina Ramsey made a motion to approve the June 2, 2016 Meeting Minutes as written. Joel Wiltgen seconded the motion. The minutes were unanimously approved. UDO REVIEW #7 Items: ection 2 Definitions remove the definition of amusement arcade and add amusement, indoor and outdoor andi Eubanks made a motion to recommend removing the definition of amusement arcade from ection 2 and adding amusement, indoor and outdoor. Christina Ramsey seconded the motion. The motion was unanimously approved. ection Table of Permitted and pecial Uses removing Theater and adding Indoor and Outdoor Amusement Joel Wiltgen made a motion to recommend removing Theater from ection Table of Permitted and pecial Uses and adding Indoor and Outdoor Amusement. andi Eubanks seconded the motion. The motion was unanimously approved. ection Notes to the Table of Permitted and pecial Uses removing indoor and outdoor Theaters and adding Indoor and Outdoor Amusement Laurent Meilleur made a motion to recommend removing indoor and outdoor

3 Theater from ection Notes to the Table of Permitted and pecial Uses. Joel Wiltgen seconded the motion. The motion was unanimously approved. ection 12-2 pecific Criteria for Certain pecial Uses, add criteria for amusement, indoor and outdoor. andi Eubanks made a motion to recommend adding criteria for amusement, indoor and outdoor to ection 12-2 pecific Criteria for Certain pecial Uses. Laurent Meilleur seconded the motion. The motion was unanimously approved. Add Technical Review Checklist as Appendix IV After some discussion, Christina Ramsey made a motion to table adding the Technical Review Checklist as Appendix IV pending some formatting and correct changes. Laurent Meilleur seconded the motion. The motion was unanimously approved. The Planning Board further requested that the Description and the definitions match the chart. Discuss revised Unified Development Ordinance chedule for the upcoming meeting advertisement and finalize the August 1 st meeting The five members present, agreed that they would be able to make the August 1 st meeting. Discuss methods of getting chamber input on August 10 th on orderly and pleasing signage on the Hwy 24 Corridor. After some discussion, the Planning Board agreed that they should invite the Chamber members at the August 10 th meeting to attend the joint meeting of the Planning Board and the Board of Commissioners to provide some input regarding banner flags and lighted signs. Laurent Meilleur made a motion to amend the agenda to add: ection 2-2: (267) Retail tore definition andi Eubanks seconded the motion. The Motion passed unanimously. (267) Retail tore In previous discussions the Planning Board agreed to recommend changing Paragraph 2 by removing the struck through lines and decreasing the square footages from 50,000 to 40,000 square feet. The previous recommendation is as follows: Unless included in a hopping Center, a single retail store shall not exceed 50,000(40,000) square feet in gross floor area. Multiple retail establishments may be located within one building or developed as long as the gross floor area of the development does not exceed 50,000 (40,000) square feet. After some discussion the Planning Board voted to add or developed as long as the gross floor area of the development does not exceed 50,000 (40,000) square feet. back into the description. andi Eubanks made the motion. Laurent Meilleur seconded the motion. The motion was unanimously approved. The meeting was adjourned at 7:30 pm.

4 Request for Planning Board Review and Recommendation July 18, 2016 To: The Planning Board From: Through: ubject: Andrea Correll, Town Planner J. cott Chase, Town Manager pecial Use Permit for the proposed Bojangles in the Bailey Center Overview Redco Properties, LLC has requested a special use permit under the new requirement adopted as part of Ordinance , which states that all new nonresidential developments referred to as a commercial use shall be reviewed under Article 12 pecial Uses. The proposed restaurant at 801 W. Corbett Avenue is further identified as tax parcel The property is located in the B-1 zoning district (Figure 1 below). The CAMA Land Use Plan depicts the parcel as commercial (Figure 2). Commercial uses are consistent with the CAMA Core Land-Use Plan. Figure 1 - Town of wansboro Zoning Map

5 Figure 2- Town of wansboro Land Use Plan Future Land Use Map Actions Needed Recommendation for the UP request to be heard by the Mayor and Board of Commissioners. The motion should include a set of written findings, you may utilize the set provided by staff based on ection 12-1 (A-E) and recommend other items deemed necessary as you see fit after hearing the evidence in the hearing. Attachments pecial Use Application (Exhibit A) TRC Comments (Exhibit B) Aerial location map (Exhibit C) Conceptual Plan (Exhibit D) Preliminary ite Plan (Exhibit E) Rendering (Exhibit F) Bojangles Photo (Exhibit G) Town s Traffic Engineer s Memorandum (Exhibit H) Applicant s Traffic Engineer s Memorandum (Exhibit I) Applicant s Civil Engineer s Memorandum (Exhibit J) Applicant s Appraiser s Memorandum (Exhibit K) ection 12-1 Procedure for pecial Use Permit (Exhibit L) Applicable portion of Ordinance 2016-O3 (Exhibit M) taff findings including conditions (Exhibit N) pecial Use Permit Proposed Bojangles in the Bailey Commercial Center Page 2

6 Exhibit A

7 Exhibit B Board of Commissioners cott Chadwick, Mayor Philip Keagy, Mayor Pro Tem Patricia Turner, Commissioner John Lister, Commissioner Frank Tursi, Commissioner Roy Herrick, Commissioner sm Town Manager J. cott Chase, AICP schase@ci.swansboro.nc.us Town Clerk Administrative ervices Director Paula W. Webb, MMC-NCCMC pwebb@ci.swansboro.nc.us Town of wansboro Friendly City by the ea Established Bojangles Technical Review Committee June 23, 2016 Attendees comments/concerns: cott Chase, Town Manager Comments: Provide for pedestrian connectivity to Bojangles site from other parcels in development Concern for ingress/egress drive on southside of property Recommendation of monument sign for restaurant, similar to structure (brick veneer) Type A landscaping Adhere to Article 24, 24-5 landscaping requirements for parking spacing Less is better on structure, taff recommends uniform brick design, less enhancements (stars, awnings, etc.) Include decorative lighting for site to enhance site Provide for landscaping plans Provision for off-street loading 10x25x14 per UDO creening around dumpster and secure Wynne Ray, ONWAA, Technical Operations upervisor No Comments andi Eubanks, Planning Board Representative Building design and colors are extremely important. Changes need to be made from beige and brick to solid brick and orange needs to be eliminated. Red awnings or no awnings on side facing 24, and more detailed entrance, such as double entry doors. Addition of islands with trees in parking area closest to 24 instead of multiple parking spaces (there are 60). Outdoor seating would be nice also. 1

8 Jim tipe, Public Works Director No Comments Kevin Taveirne, Acting Deputy Fire Chief Town Code ection requires 300 feet for the hydrant spacing for commercial, however the Town Code does not address buildings equipped with an approved sprinkler system. In that regard the 2012 Fire Code, ection exception 2 would apply as approved by the Fire Code Official. That distance is 600. o Identify the location of the fire hydrant being relocated for the turn lane into the Bailey Center. o If the hydrant is moved to the intersection of Phillips Loop Road/Hwy 24 it would make it accessible for incidents inside or outside the Bailey Center. NC Fire Code ection If the hydrant is near an area where it is subjected to be hit by a motor vehicle, physical protection must be installed to comply with section NC Fire Code Table B105.1 requires the minimum flow to be 1500 gallons per minute for this type of construction and size of building. ection B103.2 allows the Fire Chief to increase that number where conditions indicate an unusual susceptibility to group fires or conflagrations. NC Fire Code ection A fire access road shall be able to support the weight of the department apparatus. ection D102.1 requires the fire apparatus road to be capable of supporting at 75,000 lbs. NC Fire Code ection requires the fire access road to be within 150 of all portions of the building. The 150 can be increased by the Fire Code Official, where the building is equipped with an automatic sprinkler system. NC Fire Code ection recommends a Knox Box key lock system on commercial structures. The fire department will work with Bojangles. Andrea Correll, Town Planner Consider using parking lot weirs to contain water and the use of rain gardens as a type of parking lot island. Connectivity to allow cross access with adjacent properties should be provided. Easements and stubbing in access to the property line are appropriate methods to use. Pedestrian circulation by utilizing connective sidewalks from Bojangles to the rest of the Bailey Center is required. Cc: Charles Cazier, Intracoastal Engineering 2

9 Exhibit C ite

10 Exhibit D

11 Exhibit E ITE DATA: PROPERTY ADDRE: 810 W CORBETT AVE (NC HWY 24) WANBORO, NC VICINITY MAP (NOT TO CALE): TUNNELL HAMMOCK BEACH RD NC 24 ite HAMRICK RD MAIN T ET. N.C. GRID NORTH NAD '83 (2007 ADJUTMENT) WANBORO OF JACKONVILLE, LLC. DEED BOOK 3544, PAGE 234 LOT 5 WANBORO PARK MAP BOOK 32, PAGE 139 ZONED B-1 CURRENT OWNER: BAILEY & FULLER PROPERTIE, LLC P.O. BO 400 JACKONVILLE, NC ONLOW COUNTY PIN: TOTAL TRACT AREA: ± 1.03 AC. ( 44,943 F) NELLIE LN W PHILLIP DR REVIION PINELAND DR OLD HAMMOCK RD CURRENT ZONING: B-1 1-1/4" EIP CREENED DUMPTER PAD LOADING AREA 61 06'07" E ' 15' CREENED DUMPTER PAD TORMWATER POND 1" EIPP 2" BG 45' ROW LEVEL PREADER W/30' VEGETATED FILTER ETBACK: FRONT REQ'D= 25 ' PROP= 157' REAR REQ'D= 10' PROP= 56' IDE REQ'D= 10'L/0'R PROP= 15'L PROPOED LAND UE: QUICK ERVE RETAURANT GRO FLOOR AREA: 3,700 F (8.2% LOT COVERAGE) ITE BY OTHER 70' 60' BUILDING HEIGHT: ±20' N 18 35'36" E ' TORMWATER POND 142' 6' IDEWALK 20' 20' 20' FH (4) 1" WATER ERVICE (1) FH AEMBLY 1/2" 2" BG ONITE IMPERVIOU URFACE: BUILDING= PAVED PARKING= CONCRETE IDEWALK= 3,700 F 29,184 F 1,485 F PAULINE C. TROUD DEED BOOK 769, PAGE 183 ZONED B-1 ACCE EAEMENT 1-1/4" EIP 6" AG 41.24' N 18 43'39" E N 18 43'39" E 41.28' 29' N 18 35'36" E 35.36' GRAVITY LIFT TATION '36" E ' LOADING AREA 30' 18' TYP 9' TYP 61 10'36" E ' FUTURE DRIVE BY OTHER N 28 17'27" E 24.72' N 28 17'27" E 17.59' 1-1/4" EIPP N 61 06'07" W 94.22' WHITNEY AVENUE PER MAP BOOK 32, PAGE 139 5/8" GRADE 5/8" GRADE N 61 08'51" W 19.30' 5/8" 1" AG CHORD = 73 22'58" W 42.50' (RADIU=30.00' PER MAP BOOK 32, PAGE 159) 45' ROW 03 49'42" W 90.90' 03 45'50" W ' 5/8" 1" AG N 86 12'26" W 9.41' N 86 12'07" W 9.48' CHORD = N 41 15'30" W 42.41' (RADIU=30.00' PER MAP BOOK 32, PAGE 159) CHORD = N 73 43'36" W 74.96' (RADIU=172.50' PER MAP BOOK 32, PAGE 139) 5/8" GRADE 5/8" 3" BG IRELAND AVENUE PER MAP BOOK 32, PAGE 139 TOTAL IMPERVIOU= 34,369 F (76.5%) PARKING MIN. REQUIRED: (EATING AND DRINKING FACILITIE, FAT FOOD : 13 PACE PER 1,000 F) TOTAL PARKING REQUIRED: 3,700/1,000 * 13= 48 PACE TOTAL PARKING PROVIDED: 64 PACE (2 HC) PARKING LOT INTERIOR LANDCAPING: REQUIRED: 2,335 F (29,184 F 8%) PROVIDED: 4,083 F ECM 18" AG PAULINE C. TROUD DEED BOOK 405, PAGE 146 ZONED B '30" E 70.34' N 01 22'24" W ' 40' AE FORCE MAIN 5/8" EI 1" BG N 18 41'54" E ' EPK 12' 5' 31' ' TRAFFIC LIGHT ARM N 13 21'07" E 51.30' 27' 1.5" WATER ERVICE CURB INLET TOP: INV ' 28' 24' 7 18' TYP FH TIE TO E. 6" FORCE MAIN GT 9' TYP ' 40' NO BUILD LINE E FIRE HYDRANT TO BE RELOCATED N 61 09'52" W ' 7 17' 5' IDEWALK ITE BENCHMARK TOP OF FLANGE BOLT CLOET TO "M" IN MUELLER ELEV ' 6 27' CAUTION LIGHT TELEPHONE BO UTILITY POLE 13.09" 1-1/4" EIP 4" AG 40' NO BUILD LINE CONCRETE FLUME TYP. DEPREED ILAND N 61 07'44" W ' R/W CURB AND GUTTER TYP. 1/2" GRADE 10'x20' IGN EAEMENT N.C. HIGHWAY NO ' R/W 28 55'04" W ' WHITNEY AVENUE PER MAP BOOK 32, PAGE ' ROW N 61 09'44" W ' 6" C-900 PVC 28 52'35" W ' 1/2" GRADE 5/8" GRADE CHORD = 16 23'32" E 42.27' (RADIU=30.00' PER MAP BOOK 32, PAGE 159) 5/8" 2" BG TEQUILA PROPERTIE, LLC. DEED BOOK 3110, PAGE 816 ZONED B-1 R/W E. IDEWALK ITE BENCHMARK TOP OF EWER CLEANOUT IN IDEWALK ELEV ' TIE TO E. 8" WATER MAIN (1) 8"6" TAPPING LEEVE AND VALVE INV = 28.58' 15" RCP Main treet Ext. R/W INV = 28.79' DEVELOPMENT NOTE: 1. ALL DEVELOPMENT HALL BE IN ACCORDANCE WITH TOWN OF WANBORO ZONING ORDINACE. 2. PROJECT HALL COMPLY WITH ALL FEDERAL, TATE & TOWN OF WANBORO REGULATION. UTILITY NOTE: 1. WATER AND ANITARY EWER ERVICE ARE CURRENTLY AVAILABLE TO THE ITE FROM ONLOW COUNTY WATER AND EWER AUTHORITY (ONWAA) PUBLIC MAIN. 2. ALL PROPOED UTILITY ERVICE, UCH A ELECTRIC POWER, CATV, GA & TELEPHONE HALL BE INTALLED UNDERGROUND. 3. OLID WATE DIPOAL BY PRIVATE DUMPTER ERVICE.. 9. THE CONTRACTOR I REPONIBLE FOR THE LOCATION AND PROTECTION OR EITING UTILITIE DURING CONTRUCTION. CALL U-LOCO AT CONTRACTOR I REPONIBLE FOR THE REPAIR AND REPLACEMENT OF ANY UTILITIE, CURB & GUTTER, PAVEMENT, ETC. THAT MAY BE BE DAMAGED DURING CONTRUCTION. DAMAGED ITEM HALL BE REPAIRED TO AT LEAT THE QUALITY OR WORKMANHIP FOUND IN THE ORIGINAL ITEM. URVEY NOTE: 1. THE PROPERTY HOWN HEREON I NOT LOCATED WITHIN A PECIAL 100 YEAR FLOOD HAZARD AREA ACCORDING TO FLOOD INURANCE RATE MAP NO J DATED NOV. 3, ALL N.C. GRID DATA HOWN HEREON I BAED ON NAD ADJUTMENT UING THE NCG RTK NETWORK YTEM. 3. ALL DITANCE HOWN HEREON ARE N.C. GRID DITANCE UNLE OTHERWIE NOTED. 4. ALL UTILITY LINE HOWN HEREON MAY HAVE EAEMENT AND RIGHT OF ENTRANCE AND MAINTENANCE AOCIATED WITH THEM. 5. ALL ELEVATION HOWN HEREON ARE BAED ON MEAN EA LEVEL ( NAVD 1988 ) 6. UNDERGROUND UTILITY LINE AND FORCE MAIN TAKEN FROM 2008 MARKING BY OTHER. 7. ITE HA NOT BEEN REVIEWED FOR EITENCE OF REGULATED WETLAND. GENERAL NOTE: 1. PROPOED IDEWALK AT HWY 24 TO BE INTALLED A LOT "A & B" ARE DEVELOPED. 2. IMPROVEMENT AT NC24 UBJECT TO CHANGE. ITE WILL COMPLY WITH APPROVED TRAFFIC IMPACT ANALYI. IGNAL IMPROVEMENT TO BE INCLUDED A NECEARY PER TOWN OF WANBORO AND NCDOT PRELIMINARY ITE PLAN PRELIMINARY DRAWING DO NOT UE FOR CONTRUCTION N.C..R ' R/W PHILLIP LOOP ROAD R/W R/W LEGEND 25.5 PROPERTY LINE TEMPORARY ILT FENCE PROPOED WATERLINE PROPOED ANITARY EWER LINE PROPOED TORMDRAIN LIMIT OF DITURBANCE DROP INLET W/ INLET PROTECTION CURB INLET W/ INLET PROTECTION TORM DRAIN MANHOLE POT ELEVATION CLIENT INFORMATION: REDCO PROPERTIE, LLC 335 N. QUEEN T. KINTON, NC (252) PARKING LOT LANDCAPING "TYPE A" BUFFER LANDCAPING TOWN OF WANBORO REQ'D PARKWAY DRAWN: JAE HEET IZE: 24x36 CHECKED: CDC DATE: 7/6/2016 CL APPROVED: CDC CALE: 1" = 40' PROJECT NUMBER: ' 20' 0' 40' 80' cale: 1"=40' DRAWING NUMBER: C-1 1 OF 1

12 EHIBIT F

13

14 EHIBIT H

15 Exhibit I

16 EHIBIT J

17 Exhibit K REALTY ERVICE of EATERN CAROLINA, INC. Appraisers, Consultants and Brokers Mailing Address: Post Office Box New Bern, NC Telephone: 252/ CURTI D. JERNIGAN, MAI ( ) CHARLE J. MOODY III, MAI R. EARL JONE, MAI, RA KENNETH R. JONE MICHAEL N. MOODY, MAI UZANNE H. NELON, MAI treet Address: 2313 Grace Avenue New Bern, NC Facsimile: 252/ July 6, 2016 wansboro Planning Board wansboro Board of Commissioners 601 W. Corbett Avenue wansboro, NC Via RE: Proposed Bojangles West Corbett Avenue wansboro, Onslow County, North Carolina We have inspected the neighborhood and reviewed the proposed location for the Bojangles restaurant in wansboro, Onslow County, North Carolina. The restaurant will be located along West Corbett Avenue within the Bailey Commercial Center. The subject is further identified as Tract A of the Bailey Commercial Center. A physical address is not known at this time. The subject neighborhood consists of the commercial and neighborhood business district along Corbett Avenue (NC Highway 24) in wansboro. Corbett Avenue serves as NC Highway 24, the main traffic artery through wansboro and the main connecting link to Jacksonville to the west and Morehead City to the east. urrounding uses along the Corbett Avenue (NC Highway 24) corridor include Walgreens, Hardee s, wansboro Methodist, Piggly-Wiggly, Hampton Inn, Family Dollar, Advance Auto, Nationwide Insurance, Country-Aire Rental, Tideland News, Mills & Thomas Furniture, anders Ford, Wendy s, McDonald s, Rotary Civic Center, Ace Hardware, gas stations, retail strip/office centers, restaurants and professional office space. The subject neighborhood is currently zoned B-1, Highway Business District, per the Town of wansboro Zoning Map (created on March 2016). A copy of the zoning map is provided on the following page for you convenience. (The Bailey Commercial Center parcels are identified with a yellow dot.)

18 wansboro Planning Board wansboro Board of Commissioners July 6, 2016 Page 2 The B-1, Highway Business District is defined by the Town of wansboro Unified Development Ordinance as follows: B1 - Highway Business. The purpose of this district shall be to provide for the proper grouping and development of roadside business uses, and for uses not basically related to central or neighborhood business areas. Retail, restaurants and office space are a few of the permitted uses under the current zoning classification. As previously noted, the subject will be located within the proposed Bailey Commercial Center. The Bailey Commercial Center will be located along West Corbett Avenue and will be bound to the north by vacant land, to the south by W. Corbett Avenue (NC Highway 24), to the east by medical office space and to the west by Budget Truck Rental. Physical access is currently provided by a curb cut off West Corbett Avenue. The Bailey Commercial Center will consist of three tracts containing a total area of 4.51 acres; Tract A 1.03 acres (Bojangles ), Tract B 1.0 acre (financial institution), and Tract C 2.48 acres (Dollar Tree, 3-unit retail building & storm water ponds).

19 wansboro Planning Board wansboro Board of Commissioners July 6, 2016 Page 3 C A B At this time, no improvements for the Bailey Commercial Center are in place.

20 wansboro Planning Board wansboro Board of Commissioners July 6, 2016 Page 4 As noted, the subject is identified as Tract A of the Bailey Commercial Center. The acre site is proposed for Bojangles, a franchise restaurant. The single-story brick veneer restaurant building will contain approximately 3,700 square feet upon completion. ite improvements will include concrete walks, asphalt-paved parking, area lighting, gated dumpster pad, signage and landscaping. The proposed improvement will be constructed similar to the renderings below. The design, construction and aesthetic appeal of the proposed improvement will be permitted under the current zoning classification, in harmony with the neighborhood, and will not substantially injure or alter the value of the adjoining or abutting property owners.

21 wansboro Planning Board wansboro Board of Commissioners July 6, 2016 Page 5 Recent construction of commercial properties along Corbett Avenue, the commercial/neighborhood business district within wansboro, includes McDonald s, Rose strip center, tevenson Chevrolet, Taco Bell and O Reilly Auto Parts. McDonald s is located at 905 West Corbett Avenue, adjacent to the subject property. The 1.30-acre site is improved with a single-story drive-thru restaurant containing 4,537 square feet. The improvement was constructed around (ite and building size taken from Onslow County Tax Office GI.) The Rose strip center is located at 1450 West Corbett Avenue. The 2.10-acre site is improved with a single-story retail-strip building. The improvement was constructed around 2014 containing 7,620 square feet. (ite and building size taken from Onslow County Tax Office GI.) tevenson Chevrolet is located at 1435 West Corbett Avenue, adjacent to the Rose strip center. The acre site is improved with two steel-frame and masonry automobile sales and service buildings. Building 1 is the sales and service building containing 30,543 square feet (1 st floor 28,733 sf; 2 nd floor 1,810 sf). Building 2 is the detail building containing 5,040 square feet. The improvements were constructed around Taco Bell is located at 652 Corbett Avenue, outparcel of Cornerstone hopping Center. The 0.83-acre site is improved with a single-story, drive-thru restaurant. The improvement was constructed around 2015 containing 2,052 square feet. (ite and building size taken from Onslow County Tax Office GI.) O Reilly Auto Parts is located at 680 West Corbett Avenue, outparcel of Cornerstone hopping Center. The 1.24-acre site is improved with a single-story retail store. The improvement was constructed around 2015 containing 7,372 square feet. (ite and building size taken from Onslow County Tax Office GI.) The recent development along Corbett Avenue consists of commercial/neighborhood business uses that are legally permitted and in harmony with the neighborhood. There is no indication of a loss in property value within the neighborhood and/or to the adjoining property owners.

22 wansboro Planning Board wansboro Board of Commissioners July 6, 2016 Page 6 Based on our review of the proposed project as well as inspection of the neighborhood, it is our opinion the development of the 1.03-acre site for the proposed Bojangles as designed, would be in harmony with the neighborhood. In addition, if this project is constructed as proposed, it would not substantially injure or alter the value of the adjoining or abutting property owners. Respectfully, R. Earl Jones, MAI, RA NC Certified General Real Estate Appraiser A246 uzanne H. Nelson, MAI NC Certified General Real Estate Appraiser A6424 REJ:mlr

23 QUALIFICATION OF APPRAIER R. Earl Jones, MAI, RA Realty ervices of Eastern Carolina, Inc. Mailing Address treet Address Post Office Box Grace Avenue New Bern, NC New Bern, NC Tel FA: Education Bachelor of cience in Business Administration, Concentration in Real Estate East Carolina University, Greenville, North Carolina, 1977 Real Estate Training The Appraisal Institute Can you upport that Adjustment?, Wilson, NC, March 2016 National UPAP 7 Hour Update , Wilson, NC, March 2016 National UPAP Update Course Appraisal Institute, Asheville, NC, January 2014 Fundamentals Real Property/Personal Property & Intangible Assets, Appraisal Institute, Greensboro, NC, June Real Estate Valuation Conference: Retrench/Recovery?, Appraisal Institute, Raleigh, NC, April 2012 UPAP Update Course - Appraisal Institute, New Bern, NC, February 2012 UPAP Update Course Appraisal Institute, Wilmington, NC, March Hour National UPAP Update Course ~ Appraisal Institute, Cary, NC, February 2009 Appraisal Review, Charlotte, NC, January 2006 ubdivision Valuation, Atlantic Beach, NC, February 2006 Real Estate Finance, Value and Investment Performance, Asheville, NC, October 2005 Yellow Book Uniform Appraisal tandards for Federal Land Acquisition, Wrightsville Beach, NC, August 2006 Investment Analysis Course VI, University of North Carolina, 1985 Urban Properties Course II, University of North Carolina, 1979 Capitalization Theory and Techniques Course I-B, University of North Carolina, 1978 Residential Valuation Course VIII, University of Georgia, 1978 Appraisal Principles Course I-A, University of North Carolina, 1977 Licenses Licensed North Carolina tate Certified Real Estate Appraiser, #A246 Licensed Real Estate Broker, tate of North Carolina, #42169 Professional Affiliations President, North Carolina Chapter of the Appraisal Institute, 1999 Member, Appraisal Institute, (MAI) #7363, Designated 1986 Residential Member, Appraisal Institute, (RA) #1715, Designated 1982 Experience and Current tatus From 1977 to 1983, the appraiser was employed with Jones Appraisal ervice in New Bern, NC. ince 1983, the appraiser has been employed with Realty ervices of Eastern Carolina, Inc. in New Bern, North Carolina as a real estate appraiser. Responsibilities include appraisals on commercial, industrial, land and residential properties in Eastern North Carolina with specialties in commercial, income-producing properties and development properties.

24 QUALIFICATION OF APPRAIER uzanne H. Nelson, MAI Realty ervices of Eastern Carolina, Inc. Mailing Address treet Address Post Office Box Grace Avenue New Bern, NC New Bern, NC Tel Fax Education Bachelor of cience in Business Administration, Concentration in Management East Carolina University, May 2001 Real Estate Training Can You upport that Adjustment?, Wilson, NC, March 2016 National UPAP 7 Hour Update , Wilson, NC, March 2016 Online Comparative Analysis ~ Appraisal Institute, April May, 2015 Appraisal of elf-torage Facilities ~ McKissock, April 2015 General Demonstration Report Writing ~ Appraisal Institute, February 2015 Evaluation Appraisal eminar ~ Appraisal Institute, Greensboro, NC, October 2014 UPAP Update Course ~ Triangle Appraisal and Real Estate chool, Wilson, NC, December 2013 Appraisal Laws & Rules (2013) ~ Brightpath Education ervices, New Bern, NC, March 2013 Advanced ales Comparison & Cost Approaches ~ Appraisal Institute, Greensboro, NC, June 2010 General Market Analysis and Highest & Best Use ~ Appraisal Institute, Greensboro, NC, July 2009 Advanced Income Capitalization ~ Appraisal Institute, Greensboro, NC, June 2009 Rates and Ratios ~ Appraisal Institute, Chicago, IL, May Hour National UPAP Update Course ~ Appraisal Institute, Cary, NC, February 2009 Real Estate Finance tatistics & Valuation Modeling ~ Appraisal Institute, Greensboro, NC, May 2008 Highest & Best Use Applications ~ Appraisal Institute, Asheville, NC, October 2006 ubdivision Valuation ~ Appraisal Institute, Atlantic Beach, NC, February Hour National UPAP ~ Appraisal Institute, Chicago, IL, November 2005 Business Practice and Ethics ~ Appraisal Institute, Chicago, IL, November 2005 Report Writing and Valuation Analysis ~ Appraisal Institute, Greensboro, NC, April 2005 G-3, Applied Income Property Valuation ~ Appraisal chools by M. Curtis West, 2004 G-2, Advanced Income Capitalization Procedures ~ Appraisal chools by M. Curtis West, 2004 G-1, Introduction to Income Property Appraisal ~ Williams Appraisers Education Center, 2003 R-3, Applied Residential Property Valuation ~ Williams Appraisers Education Center, 2002 R-2, Valuation Principles and Procedures ~ Williams Appraisers Education Center, 2002 R-1, Introduction to Real Estate Appraisal ~ Williams Appraisers Education Center, 2002 License NC Certified General Real Estate Appraiser, A6424 Professional Affiliation Member, Appraisal Institute, (MAI), Designated 2016 Experience and Current tatus ince August 2003, the appraiser has been employed with Realty ervices of Eastern Carolina, Inc. in New Bern, NC. Responsibilities include assisting and performing real estate appraisals for commercial, industrial, land and residential properties in Eastern North Carolina.

25 Exhibit L ARTICLE 12. PECIAL UE ection 12-1: Procedure for pecial Use Permits pecial use permits may be issued by the Administrator, after approval by the Board of Commissioners, for the uses as designated in the table of regulations for special uses. Applications shall include all of the requirements pertaining to it as specified in this section. A hearing shall be held, and all interested persons shall be permitted to offer relevant comments. The Town Board of Commissioners shall consider the application and may approve or deny the requested special use permit. Amended 6/16/200, 7/20/2010 In granting a special use permit, the Board of Commissioners shall give due regard to the nature and state of all adjacent structures and uses, and the districts within which the proposed use is to be located, and shall make written findings of fact concerning the existence or absence of the following criteria: Amended 7/20/2010 (A) (B) (C) (D) The special use is allowed pursuant to ection 12-1 and meets all the required conditions and specifications, including without limitation, those set out in ection The special use will not materially endanger the public health or safety if located where proposed and developed according to the plan as submitted and approved. The special use will not substantially injure the value of adjoining or abutting property. OR the special use is a public necessity. The location and character of the special use, if developed according to the plan as submitted and approved, will be in harmony with the area in which it is located.

26 The special use shall demonstrate conformance to the Land Use Plan or other plan in effect at the time and address impacts of the project as required by G 160A-382(b). Amended 4/18/2006 (E) Upon the issuance of any special use permit, the Board of Commissioners shall consider whether it is necessary or appropriate to affix conditions thereto for the purposes of protecting neighboring properties and/or the public interest assuring that the use is harmonious with the area, and ensuring that the use is consistent with the spirit of the ordinance, and shall affix to such permit such conditions as it finds are necessary for any of those purposes. If any conditions affixed to any special use permit or any part thereof is held invalid by any competent authority, then said special use permit shall be void. Amended 7/20/2010 Orders of Board of Commissioners. Upon its determination that all of the criteria set out in this section are met, the Board of Commissioners shall enter a written order with findings of fact and conclusions of law, and shall issue the special use permit as requested or with such conditions as it finds necessary and appropriate pursuant to ection Amended 7/20/2010 Upon its determination that one or more of the criteria set out in this section are not met, the Board of Commissioners shall issue its written order with findings of fact and conclusions of law and shall deny the requested special use permit. Amended 7/20/2010 Any special use permit approved or approved with conditions shall be recorded in the office of the Register of Deeds of Onslow County, North Carolina. All such additional conditions shall be entered in the minutes of the meeting at which the special use permit is granted and also on the special use permit approval, and on the approved plans submitted therewith. All specific conditions shall run with the land and shall be binding on the original applicant for the special use permit, the heirs, successors, and assigns. In order to ensure that such conditions and requirements for each special use permit will be fulfilled, the petitioner for the special use permit may be required to enter into a contract with the Town of wansboro providing for the installation of the physical improvements required as a basis for the issuance of the special use permit. Performance of said contract shall be secured by cash or surety bond which will cover the total estimated cost of the improvements as determined by the Town of wansboro; provided, however, that said bond may be waived by the Town Board of Commissioners within its discretion. Amended 7/20/2010

27 In addition to the conditions specifically imposed by the Town Board of Commissioners, special uses shall comply with the height, area, and parking regulations of the zone in which they are located (no variances from requirements within zoning ordinance are allowed). Amended 7/20/2010 In the event of failure to comply with the plans approved by the Board of Commissioners or with any other conditions imposed upon the special use permit, the permit shall thereupon immediately become void and of no effect. No building permits for further construction nor a certificate of compliance under this special use permit shall be issued, and the use of all completed structures shall immediately cease and such completed structures not thereafter be used for any purpose other than a use-by-right as permitted by the zone in which the property is located. Amended 7/20/2010 Where plans are required to be submitted and approved as part of the application for a special use permit, modifications of the original plans may be authorized by the Town Board of Commissioners. Amended 7/20/2010

28 Exhibit M ection 2. The Town of wansboro Unified Development Ordinance is amended by changing the following Article 10 PART IV. Proposed changes (highlighted/strikethrough text) to PART IV. District Regulations ection 10-10: Table of Permitted/pecial Uses ection 10-10: TABLE OF PERMITTED/PECIAL UE/CONDITIONAL ZONING DITRICT PERMITTED/PECIAL UE DWELLING, MULTI- FAMILY AND CONDOMINIUM (see Notes 22 and 37, ection 10-11) DWELLING, THREE/FOUR FAMILY DWELLING, TOWNHOUE (ee Note 37, ection 10-11) IC* CO N MANUFACTURED 5311 HOME PARK but excl. any 90 manufactured home sales (see Note 21, ection 10-11) RA R 6 P P P R6 F R 8 P P P R8 F R R10 10 F P P P R R15 15 F P P P R R20 20 F P P R R40 PU 40 F D ** P P P P P M HP P M MH H - 15 F MH -O *** O/ I G/ E B1 ** ** B2 ** ** B3 ** ** P P All new nonresidential and mixed-use development and expansions or alterations of any such existing building where the expansion or alteration exceeds fifty (50) percent of the building value as assessed for real property taxes considered permitted by right and referred to as a Commercial Use shall be reviewed under Article 12. pecial Uses. B2H M DO I ****

29 Exhibit N- Written Findings Including Conditions A) The special use is allowed pursuant to ection 12-1 and meets all the required conditions and specifications, including without limitation, those set out in ection The special use is allowed per Article 10, ection 10-10, Table of Permitted/pecial Uses. The requirements of ection 12-2 appear to have been met. B) The special use will not materially endanger the public health or safety if located where proposed and developed according to the plan as submitted and approved. There is no evidence that the special use will endanger the public health or safety if located where proposed. C) The special use will not substantially injure the value of adjoining or abutting property. Or the special use is a public necessity. A fast food restaurant is consistent with adjacent businesses along the NC Highway 24 corridor. D) The location and character of the special use, if developed according to the plan, will be in harmony with the area in which it is located. The special use shall demonstrate conformance to the Land Use Plan or other plan in effect at the time and address impacts of the project as required on G 160A-382 (b) the property is located in the B-1 zoning district. The CAMA Land Use Plan depicts these parcels as Commercial. The use will be in harmony with area in which it is located. E) Upon the issuance of any special use permit, the Board of Commissioners shall consider whether it is necessary or appropriate to affix conditions thereto for the purposes of protecting neighboring properties and/or the public interest assuring that the use is harmonious with the area, and ensuring that the use is consistent with the spirit of the ordinance, and shall affix to such permit such reasonable and appropriate conditions as it finds are necessary for any of those purposes. If any conditions affixed to any special use permit or any part thereof is held invalid by any competent authority, then said special use permit shall be void.

30 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT APPENDI q IV- INFORMATION REQUIRED j WITH p APPLICATION, p p ITE PLAN, p UBDIVIION PLAT p AND p ZONING PERMIT following information before submission to the Town Planner for review. And ": indicates required information. Depending on the scale or complexity of the development, any or all the sheets may be combined. Additional information may be required for approval fo the site plan. The Town Planner or the approval authority may waive items required if it is judged that they are not necessary to complete the review. Information ubdivision Plans Major Preliminary General notes to be included on the plan: No changes to any aspect of this site plan, including but not limited to, landscaping, grading, building elevations, lighting or utilities will be made without the Town's approval. The site shall be stabilized and seeded prior to the issuance of a certification of occupancy or guaranteed by approved methods if applicable All required improvement shall comply with the standards of the code of ordinances Indicate the owner, current zoning, and present use of all contiguous properties and show all surrounding adjoining property lines Name, address, registration number, and telephone # of preparer of map (licensed surveyor, engineer, land planner, landscape architect or architect) Developer s name, address and daytime phone number (if different from owner's) Owners Certification of development plan Corporate limits, county lines, and other jurisdiction lines, if any, on the tract Registration and seal of land surveyor All outdoor storage areas shall be clearly identified Map or plan size: Maps submitted shall not exceed a maximum size of 24 by 36 and be less than a minimum of 18 x 24 tandard 18 by 24 sheet for plats/plans to be recorded, minimum 1-1/2 border on the left side and a minimum ½ border on all other sides; or as required by the applicable County Register of Deeds Office Acceptable range of scale from 1 =60 to 1 =100 Maps or plans may be drawn on more than one sheet with appropriate match lines Original drawn on material as required by the applicable County Register of Deeds Office Drawn in ink Minor Final Plot Plan Zoning Permit or ite Plan Page 1

31 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Final Property lines distinctly and accurately represented Elevation and benchmarks shall be referenced to national Geodetic Vertical Datum (NGVD). Assumptions must be clearly noted Prepared by a professional engineer or other sealed professional land surveyor ubmit one 11 x17 copy and digital pdf Date of original preparation and/or revision(s) - clearly identifying revisions Number of sheets (i.e., sheet 1 of 1) cale denoted both graphically and numerically utilizing engineering scale only, Architectural scale will not be accepted Provide a color rendering of the building elevation detailing building materials and colors, if applicable Title, date, north arrow and graphic scale cale of drawing in feet per inch. Drawing shall be at a scale of 1 equals not more than 200 cale of drawing in feet per inch. Drawing shall be at a scale of 1 equals not more than 100 cale of drawing in feet per inch. Drawing shall be at a scale of not less than 1 equal to 40. If all lots are greater than 3 acres, only the building site needs to be shown Bar graph book and deed book reference Location and heights of all fences, walls, and hedges shall be shown Title Block containing: Name of Development Name of map or plan (minor plat, preliminary plat, etc.) Property owner s name with address and daytime phone number Location (including address, township, county and state) Date(s) map(s) prepared or revised Tax parcel identification number North arrow and orientation (north arrow shall not be oriented toward the bottom of the map Boundaries of the tract to be subdivided or developed: Distinctly and accurately represented and showing all distances Location and descriptions of all monuments, markers and control corners Plot Plan Zoning Permit or ite Plan Page 2

32 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Final All proposed buffers, setbacks and street yard areas dimensioned and labeled The name and location of any property or building on the National Register of Historic Places or locally designated historic property Railroad lines and rights-of-way Existing and proposed water courses, ponds, lakes or streams; their names direction of flow, centerline elevation, cross- sections and any other pertinent datum The location of existing and platted property lines, street s building, water course, railroads, transmission lines, sewer, bridges, culverts, and drainpipes, water mails, Town and County lines (if adjoining) and any public utility easements Boundaries of tract shown with bearing and distances treams, floodplains, and elevation contours (two feet), soil classification, seasonal high water table, and vegetation at the site Proposed solid waste and recycling storage facilities Water courses, railroads, bridges, culverts, storm drains, wooded areas, marshes, swamps, rock outcrops, ponds or lakes, stream or stream, beds, ditches or other natural or improved features which affect the site Indicate streams/ditches subject to White Oak or ICW buffer rules Marshes, swamp and other wetlands Areas to be dedicated or reserved for the public or a local jurisdiction Areas designated as common area or open space under control of an owners association, including acreage Proposed building locations for zero lot line developments Location of manufactured home park dwelling spaces and whether they are designated for single or double wide dwellings Typical diagram of manufactured home park dwelling space Location of designated recreation areas and facilities Location of the 100-year floodway from Flood Hazard Boundary Maps and cross- section elevations Floodway zone and flood fringe zone show, indicating base flood elevation (minimum finished floor elevation) for all lots adjoining the zones. If site is located within Zone AE, show location of FEMA floodway and flood hazard area Plot Plan Zoning Permit or ite Plan Page 3

33 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Topography (existing and proposed) at contour interval of one foot, based on mean sea level datum, with an accuracy of plus or minus 0.5 of a foot and references to the National Geodetic Vertical Datum (NGVD), when required Topography (existing and proposed) at contour interval of one foot, based on mean sea level datum, with an accuracy of plus or minus 0.5 of a foot and references to the National Geodetic Vertical Datum (NGVD), when required quare footage of all proposed lots under an acre in size and acreage for all lots over an acre in size Location vicinity map, showing the development in relation to major and minor roads or streets, natural features, existing Town limit lines and other obvious references ubdivision name, block and lot number, tax map number and parcel number and street address, if applicable Copy of restrictive or protective covenants applicable to the subdivision if any shall be submitted to the Planning Board Existing land use within the property and on adjacent properties Zoning district(s) within the property and adjacent properties Names of adjoining property owners (or subdivisions or developments of record with plat book reference) Political subdivision(s) including Town limit lines, township boundaries, county lines and extra territorial jurisdiction boundaries ource of property boundaries signed or sealed by registered land surveyor, architect, landscape architect or engineer howing locations of intersecting boundary lines or adjoining properties Location, dimension and type of all easements, including but not limited to electric water, sanitary sewer, storm sewer, drainage, private street, gas or other service delivery easements including their location, width and purpose Copies of any recorded inter- connectivity easements or agreements if applicable If the site is outside the Town limits, indicate if a petition for annexation is required to be submitted to the Town. Annexation is required by the Town Commissioners prior to the issuance of a building permit or recordation of a final plat ite calculations including: Acreage in total tract Final Plot Plan Zoning Permit or ite Plan Page 4

34 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Final Acreage in public open space Total number of lots proposed Linear feet in roads Proposed linear footage of water lines Proposed linear footage of sewer lines Area in newly dedicated right-of-way Lots sequenced are numbered consecutively treet address as assigned by the Town for each new lot Acreage in subdivision/project Acreage in park and other land usages Average lot size, if any Total number of lots, if any Linear feet in streets Number of units and unit density by neighborhoods Total area in site Existing property lines, public and private streets, right-of-way and/or easement widths, pavement widths, easements, utility lines, hydrants, driveways, recreation areas or open spaces on adjoining property Location of existing and proposed fire hydrant(s). Where a hydrant is not shown within the development site, the nearest hydrant providing service shall be denoted with dimension to the property lines Location of electrical service connection(s), meter(s), transformer base and pole(s). Adjacent overhead electric lines shall be denoted as to type transmission; distribution; service drop ketch vicinity map showing location of site relative to surrounding area (typically drawn in upper right hand corner), at a scale of 1 = 2,000 Plot Plan Zoning Permit or ite Plan Location, arrangement dimension of all automobile parking spaces, width of aisles, width or bays, angle of parking and number of spaces. Typical pavement section and/or surface type Location, arrangement, and dimension of all truck unloading docks, ramps and spaces Indicate the location and method of garbage containment. (Indicate the proposed location and type of screening of solid waste dumpster, if applicable) Page 5

35 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Location and dimension of all fences, walls, docks ramps, pools, patios, mechanical equipment and impervious areas Existing property lines on tract to be subdivided. If existing property lines are to be changed, label as old property lines and shown as dashed lines Dimensions, location and use of all existing and proposed buildings; distances between buildings measured at the closest point; distance from buildings to the closest property lines; building setback lines (or note). A dashed line should be shown on the plat outlining all known structures, ponds or lakes removed or filled. Exterior dimensions should include heights, number of stories, public drives, public right-of-way and easements Proposed parks, school sites, or public open spaces, if any County Health Department information for developments without access to public sewer: (1) Each plat or plan shall contain a statement concerning suitability for septic system use (2) Each lot that has been approved for an on-site subsurface sewage treatment and disposal system shall be shown. Denied lots or lots not evaluated shall be cross- hatched and labeled, NO IMPROVEMENT PERMIT HA BEEN IUED FOR THI LOT Utility Layout Plan: Connections showing existing systems, line sizes, material of lines, location of fire hydrants, blow offs, valves, manholes, catch basins, force mains, etc. for the following types of utility lines: anitary sewer Water distribution Drainage Natural gas, electric, cable TV and the like Electrical and telephone lines Indicate if any water/or sanitary sewer tap fees are due and the amount per application how location and type of backflow protection provided Location of water tap(s) denoting size(s) of line(s) and meter location(s) existing and proposed treet data illustrating: Existing and proposed rights of- way lines within and adjacent to property (shown with a cross-hatch pattern) Final Plot Plan Zoning Permit or ite Plan Page 6

36 APPENDI IV - INFORMATION REQUIRED WITH APPLICATION, ITE PLAN, UBDIVIION PLAT AND ZONING PERMIT Information Minor ubdivision Plans Major Preliminary Existing and proposed rights of- way within and adjacent to property showing: Total right-of-way width dimension Right-of-way width dimension from centerline of existing public streets and consistent with NCDOT tandards Existing streets, their names and numbers (if state marked routes) shown and designated as either public or private, indicating right-of-way and/or easement widths, pavement widths, including sight distance triangles Tied to nearest road intersection (within 300 ) or UG (within 2,000 ) how dimensions and location of all parking areas, total provided and minimum required number of parking spaces, driveways, service areas, off- street loading facilities and pedestrian walkways Total number of handicapped parking spaces (required and provided) Within parking areas, clearly indicate each parking space, angle of parking and typical size Existing and proposed streets showing: Pavement or curb lines Pavement width dimension (face-to-face) Cul-de-sac pavement radius Existing street names and names of new streets as approved by the town ufficient data to determine readily and reproduce on the ground location, bearing and length or every street, lot line, boundary line, block line and building line whether curved or straight. This includes radius, central angle and tangents Road profiles Documentation of approval of a driveway permit from NCDOT tormwater drainage plan, including site surface drainage, pipe size(s) with direction of flow, yard drain(s), catch basin(s), curb inlet(s), detention pond(s), ditches, and topographic features and all associated nitrogen reduction calculations when required how proposed disturbed area for construction purposes tormwater Management Plan: Total impervious surface area, including streets, roofs, patios, parking areas, sidewalks and Location(s) and dimension(s) of all existing and proposed sidewalks, vehicular entrances, exits, and drives including interconnectivity access drives with adjoining sites driveways Final Plot Plan Zoning Permit or ite Plan Page 7