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A residential developer can build within 30’ of the average high water mark with a CAMA permit. One Triangle project will happen sooner than planned. As residents and neighbors, we are determined that our new facility does not have any negative impact, but instead, a benefit to the entire Town. 4. NC 24 Sampson County line to I-40 2 lane facility with raised median NC 24 Bypass (TIP R-2303) Sampson County line to I-40 4 lane divided Blvd on new location NC 241 NC 24 to Beulaville Town Limits 4-lane median divided NC 11 D.S. Find out about the N.C. Department of Transportation’s current, future and proposed road construction projects and public meetings across North Carolina. Could it be equally claimed that this new development will enhance and increase their property values…and all of Morehead City! Visit www. a day. Accelerate right-of-way from FY 2022 to FY 2021 and construction from FY 2024 to FY 2023. It is estimated that more than 45 parcels of property will be impacted by this project. These are some of the major factors behind all the conditions imposed on the “conditional rezoning” application. 24.24+/- Acres on Old Poole Road in Kinston, NC Lenoir County Parcel 450703419804: $2,500.00 as of 9/11 850am: 25.23+/- Acres on CF Harvey Pkwy (NC Hwy 148) in Kinston, NC Lenoir County Parcel 450703319718: $200.00: 26.12+/- Acres on CF Harvey Pkwy (NC Hwy 148) in Kinston, NC Lenoir County Parcel 450703316744: $400.00: 27 What could be a greater opportunity than to locate a First class Senior Independent Living Community, serving a population that is significant and growing in our region, serving and welcoming these valued members of our community, and supporting the goals of our County Economic Development Office? This is a major connector between Fort Bragg and Camp Lejeune. Therefore the application was delayed until the following meeting. Our proposed project is well outside of any of these buffers which creates even more protection. They live in Spooner’s Creek and are neighbors of their own proposed development. NCDOT TIP # R-2527 The Land Use Plan (2005) itself says: (p. 21) “It should be noted, however, that the Land Use Plan is one of a variety of guides in making a public policy decision. Project costs: $14,614,000. R-2530B; Acquisition began in May 2017. DONE I think this is a great opportunity for the Town of Morehead to take full advantage of conditional zoning which will protect these vital wetlands and waterways, create huge natural buffers for the residents, and will address traffic safety concerns as traffic increases, as the Town grows. This is a similar process to the Development of the mixed-use project at the end of Harbor Drive and Land’s End Rd. There has also been some misinformation about the rezoning of this land. A southern alternative of a U.S. 70 bypass near Kinston was preferred over several northern alternatives. My family and David’s family understand there are concerns about a new development and we are open and ready to answer questions and help clear up any misinformation. NC 24/27 Widening From NC 73 to Troy Bypass, 421 Interchange with Neelley Road (Greensboro), Asheville River Arts District Transportation Improvement, Battleground Ave. / Benjamin Pkwy / Cone Blvd. 6. If the genuine concern is about storm water run off and protection against flooding and water quality, then our project meets those concerns. Bud Hawkins Road Interchange (I-95) Improvements, Charlotte Rail and Locomotive Maintenance Facility, Duke St. & US 321A Intersection Realignment, Fire Tower Road Widening (14th St. to E. 10th St.), Fire Tower Road Widening (Charles Blvd. Which is better for the environment? to Burgaw Hwy), US 401 (Raeford Road) Roadway Improvements, US 441 Business Intersection Improvements, US 601 and South Salisbury Street Intersection Improvements, US 601 Upgrade from US 52 to Forrest Drive, West Market Street & Guilford College Road Intersection Improvements, Winston Road Bridge Replacement (Lexington), Woodville Road Upgrades (Red Bank Road to New Hope Road), two of whom previously worked on behalf of the NCDOT. The official NCDOT Facebook page for all things related to N.C. 12, the state highway along North Carolina's Outer Banks. It only impacts this parcel but extends the Town resources. This is important to understand, because if this property is developed R20, these view buffers will be removed to create a view, which in turn creates more noise, more light from the 24-hour Super Walmart/ Murphy’s gas station across the street, and more impact to wildlife and natural resources. This is not exclusive. I’ll explain; Why are we here today? We DO NOT sell “boat storage space” are NOT a” boat storage yard”. It seems unreasonable to blame these two business for the DOT’s responsibility and basic obedience to traffic laws by our citizens. Traffic safety for our community has always been a priority for Starling Marine and we will continue to support and promote necessary improvements for traffic safety in Morehead City. The Plan should be viewed as a tool to aid in decision making and not as the final decision.” Policy 4 (p. 99): Medium-density residential and mixed-use development will be encouraged in those areas with public water and sewer, with vehicular access to major streets, and in transitional locations between intensive nonresidential uses and existing low-density residential areas.” Since this property is on highway 24 immediately behind Walmart and has no access into a residential community, this opportunity seems to fit this clearly! By the conditional use guidelines accepted by the developer, this area will not lack public water and wastewater facilities. The Town installed a pump system on Land’s End Road to remove the waste water from the “The Shores” Condominiums, Marina, Gas/ Diesel Center, Clubhouse facility and more. We are also aware that we love our night skies and adding towering lighting and removing the tree buffer line could create a negative impact. Starling Marine is a well-respected member of our business community, our churches, and our neighborhoods. In 1934, NC 243 was reverted to NC 24 when the White River bridge was completed in Swansboro. As the concept evolved, it was particularly important to the Osteen’s for the project to be something beneficial for the Town or Morehead City. The reason is because the acreage at the end of Land’s End and Harbor Dr were zoned commercial marine which included a marina, restaurant, fuel pumps, apartments, a tennis club, among other uses. This new development is submitting to greater scrutiny and control – no alternative uses or changes without further City review and approval. Harbor Dr, which serves the Spooners Creek residents has a stop light entrance. Of course, if everyone would obey the traffic laws as they currently exist, it would be safer. All rights reserved. Currently the NCDOT has set aside $9,437,000 for property acquisitions. In addition, the applicants have self imposed a condition to never disturb an ounce of wetlands which again creates this huge natural surrounding buffer… DONE. We understand that any time a new business or Residential Community is created, traffic and safety is of the upmost concern. That development inside Spooner’s Creek was also annexed into the City Limits. Of course fertilizer and run off would The Environment is very important to Starling Marine and we are very excited to bring these improvements and enhancements for the environment to improve this property. At the February Morehead City Planning Board meeting, our application for the conditional rezoning request was presented with all the imposed conditions. And Ridge Care is the company that provided Carteret Landing – they do things right! Did you know that if this property is developed into R20 homes that the home owner’s will have the right to clear the wetlands on their lots as long as they do not remove the root base? Hwy 24-27. This means that all wastewater produced will be removed from the site and treated off site. The application submitted to the Town of Morehead City includes a new, state of the art, Starling Marine Boat Dealership (currently located on Hwy 70 near Food Lion and in front of Mitchell Village), and also a state of the art, Active Senior Living Community by Ridge Care. All meetings will be located at Starling Marine's current location at 4957 Arendell Street, Morehead City, NC. Provided by Dodge Data & analytics. That’s what brings us here today. There is some confusion as to what exactly is being proposed and what impact it may have in and around the Spooner’s Creek area. 7. In addition, we have performed environmental studies and are proposing a large natural buffer to ensure additional protection from the lights and noise from the Walmart shopping center that the residents currently experience. This was vital to the development of that commercial acreage inside the Spooner’s Creek Community. ……… This is an important point.. We understand the flood zone concerns of the community members in the surrounding area. Ridge Care currently has a facility on Friendly Road in Morehead City and is a great partner in our Community already. NCDOT has reviewed all of our engineered plans and recommended a turning lane and 2 separate entrances. Next, we hired a soil scientist to study and determine the area of wetlands and uplands to see where the buildable footprint was located. The benefit of this shape and the wetlands, is that there is no opportunity for contiguous traffic from the these proposed projects and any adjoining residential property or neighborhood. Starling Marine proudly represents and supports the residents of Morehead City and we strongly believe in giving back to the community. The parcel of land was surveyed for it’s boundaries to determine the size and lines of the property. 6. This will include associated uses such as part sales and service functions. Get the latest county-by-county information about active construction projects and road closures with the N.C. Department of Transportation’s Project Progress Report. With their research and expenditure on determining useable space on this tract, it has been determined, in our opinion, the least environmental impact to the land would in fact not be R-20 residential. I would like to point out several points that are critical in understanding the advantages of this project. Again, more concerns, many the same, but more concerns. We Have Numerous Convenient Office Locations throughout North Carolina. Did you know that a residential neighborhood does not have the same restrictions as this conditional rezoning request? to support development. The Land use plan’s policy for Neighborhood 9 encourages medium density residential and mixed-use development in areas where water and sewer can be extended and has access to “major streets”. Think about this, do you experience flooding in Spooner’s Creek or the Bogue Sound from heavy rains? We cannot stress enough that the opposition’s misinformation may have a detrimental outcome if they prevail in stopping this conditional project from moving forward. One thing is certain, the property will be developed in the future with either our conditional zoning request, or as its current residential zoning. Not sure this is accurate? To ensure the least impact of run off and protection of wetlands, the applicants wanted to ensure they could develop outside of the flood zone and stay completely away from the wetlands…… DONE. We also understand that the flood maps and flooding that has occurred in those areas are considered tidal flooding (Show with hands water coming up from the Sound vs water coming up from above). (See Site plan for details). We knew the concerns had been addressed, but with a blanket rezoning request, there just wasn’t a way that the public would be sure. Our attorneys are licensed to practice law in North Carolina.". To understand the impacts on the environment, they had to have a survey completed.. Many of the boats we service are picked up and delivered from local boat ramps. In addition, the developer will install a full storm water run-off system designed by licensed engineers and permitted by the State of NC. In order to ensure any possible runoff is captured, we will be installing a full storm water run-off system designed by licensed engineers and permitted and approved by the state of NC, which would not be performed if developed residentially. They are an essential partner in our commitment to being a Fisherman’s Paradise. In preparing the Future Land Use Map, consideration was given to land development objectives and policies, land suitability, and the ability to provide the infrastructure to support growth and development. It’s not possible for the applicant to stop or mitigate tidal flooding or water rise. Did you know that Starling Marine and Ridge Care have agreed to install a sidewalk across the entire front of this stretch of Highway 24 along with an additional landscape buffer which will beautify the road front and offer safety for pedestrians in the area. What a great opportunity to offset future tax increases for our tax paying citizens? This project will consist of a total of (72) 1 and 2 bedrooms units. © 2021 by Law Offices of James Scott Farrin. The Plan should be viewed as a tool to aid in decision making and not as the final decision.”. 2. Not everyone likes change; some resist it almost as a rule. Sure, Highway 24 can be dangerous – it doesn’t sound like a residential community is any less so! This allows our experienced drivers to transport these boats while on the local roads. potentially impact that area as it is not monitored or regulated. Each parcel will have a single access off the turn lane to be approved by NCDOT. 3. We are a retail sales center representing many of the most popular boat brands in the US. Licensed engineers, surveyors, architects, and NCDOT has done a lot of work to ensure that this use will not only benefit Morehead City and all of their tax paying citizens, but also the neighbors in Spooners Creek. This new development is submitting to greater scrutiny and control – no alternative uses or changes without further City review and approval. N.C. 24 projects • Median. In addition, the residential neighborhood would still have traffic coming and going, pulling boats, construction trailers, landscape trailers, UPS, FedEx, Mail, Uber, food deliveries, & drivers of all ages. Consequently, even though the Future Land Use Map may indicate a specific projected use in a particular location, many factors come into play to determine if the projected use is appropriate and the land can be developed as projected. The developer has agreed to these recommendations at their expense? The boats in our facility are in transition from our facility back to the owner. 5. UPDATE: NCDOT has announced the Havelock bypass. What could be a greater opportunity to care for the environment than to develop this property with a no-cost-to-the City $500,000 lift station (installed and donated to the City by the developers) instead of 30+ septic systems and fields and leaving significantly more undisturbed land and buffers? What could be a greater opportunity than to enhance the financial well-being of our City by voluntarily annexing valuable property, increasing the tax base of our City by millions of dollars, increasing revenue, and adding new jobs? We fight for owners in condemnation proceedings across the state and in cities such as Raleigh, Chapel Hill, Charlotte, Greensboro, Fayetteville, Greenville, Rocky Mount, Burlington, Winston-Salem, Cary, Wilmington, High Point, Asheville, Concord, Gastonia and Jacksonville. NCDOT released a map showing the route of a 22-mile four-lane divided highway between LaGrange and Dover. Being fully aware that this property is one of the very first impressions on Hwy 24 once passing the “Morehead City, Fisherman’s Paradise” sign, we feel that showcasing a “high end” Multi-Family Facility that is restricted to residents ages 55+, would be a huge asset to Morehead City, as these types of properties are under-represented in our wonderful community. This is a +-23 acre parcel that fronts Hwy 24 directly across the street from Morehead City’s Super Walmart. to E. Salisbury St.), NC 49 Road Widening in Mecklenburg County, NC 53 (Western Boulevard) Access Improvements, NC 87 Bypass and US 701 Overpass (Elizabethtown), NC 191 Road Widening (Mountain Road to NC 280), NC 191 Road Widening (Mountain Road to Rugby Road), NC-211 Widening (Holly Grove School Road to NC-73), NC 211, CSX Railroad Bridge #18 Replacement, NC 268 Road Widening (From Martin Road to Austin Traphill Road), North Tryon Street Business Corridor Improvements, Old Airport Road Widening (US 25 to Mills Gap Road), Pleasant Plains Road and Potter Road Intersection, Rogers Lake Road Railroad Crossing Bridge, Sandy Ridge Road Roundabouts at 21st Avenue and 29th Avenue Drive NE, Simmons Branch Culvert Improvement Project, Smith and Sanford Creek Greenway Project (Wake Forest), South Main Street Improvements (Kernersville), Sunset Avenue Widening & I-95 Interchange Construction, Titman/Cramerton Road Widening (Gastonia), Torrence Chapel Rd & W. Catawba Ave. Intersection Project, Tuckaseegee, Berryhill, & Thrift Roundabout Construction, US 15-501 Bike, Pedestrian, and Transit Improvements, US 17 Business (Market Street) Roadway Improvements, US 17 Business/NC 37 Improvements and Perquimans River Bridge Replacement, US 17 Superstreet (Washington Acres Rd. If your property will be affected, contact one of our attorneys (two of whom previously worked on behalf of the NCDOT) for a free case evaluation. There is no doubt that change creates concern and this is important for us to address. With this revenue the Town could potentially provide more school resource officers, school nurses, new parks, and rec facilities, or more First Responders for our City. Our project offers you that choice. The daily traffic count for the proposed project is considerably less than if the property was developed residentially. Combined Contract Value $ 88,500,000.00. Please feel free to reach out with any questions or concerns and a team member will reach out directly. To understand the area of Coastal and 404 Wetlands, they had to hire a soil scientist to evaluate the and delineate between protected land for buildable land…. The rezoning request is actually called a “conditional rezoning” request as we have agreed to several self-imposed restrictions on the land in order to alleviate and address many of the concerns we have heard from a few members of the community. The survey shows a “V” shaped area bordering Hwy 24 and funneling into the 23 acre tract as the only allowable space. A turning lane will be installed along the eastbound lanes of Highway 24 at the request of NCDOT. Also, our proposed project will develop and use Public water and Sewer Services vs septic systems and wells. What a great opportunity to offset future tax increases! As Starling Marine, we are proposing a new state of the art facility on the eastern portion of this parcel. A maximum building height of 50’ will be enforced on the portion of the property proposed to be re-zoned to Commercial Highway. NC 24 – 27 NCDOT Project R-2530B in Albermarle, Stanly and Montgomery Counties NC. The renderings provided of the 23 acre tract show what is the useable “upland” area vs what is basically untouchable due to the wetland delineation survey. This is important to distinguish from an R20 residential neighborhood which will have no traffic restrictions 24 hours a day. Hyw24development.com). NC 24/27 Widening From NC 73 to Troy Bypass Fast Facts. Mask will be required. What could be a greater opportunity to enhance our City and Community than to support these two tremendous assets to our region. North Carolina Highway 243 Location Hubert – Swansboro Length 6.5 mi (10.5 km) Existed 1931–1934 North Carolina Highway 243 (NC 243) appeared in 1931 as a renumbering of NC 24 from Hubert to Swansboro; which NC 24 went northeast to Stella then east towards Morehead City. I want to start by discussing the unique features of this parcel in relation to its useable space vs wetlands and the wonderful natural buffer that has created this design and canvas to work within. 14. There is a huge natural physical barrier between the buildable area of this parcel and any residential parcel. Please also let your City Council, Mayor, and other City leaders know that you support this project by simply calling them, emailing them individually or as a group, emailing the Town clerk, or sending a letter to the editor voicing your support. Our City Council has a very important vote Tuesday night for the residents of Morehead City......What a great opportunity! The proposed uses for the CH portion of the property will include “retail, marine related with or without outdoor storage,” “retail & wholesale marine-related with or without outdoor storage,” and “accessory building/use” all of which are permitted uses in the Commercial Highway zoning. R-2530B is a 5.5 miles widening and improvement project in Stanly County that runs from NC 740 in Albemarle to the Pee Dee River. NC/DOT: Highway 127 (Widening) construction project in HIDDENITE, NC 28601. No. The proposed use for the RMF portion of the property will be as a dwelling, multi-family (age restricted). In our conditional zoning proposal, we have agreed to pay to have Morehead City water and sewer run to the property to avoid the septic tanks that surround Spooners Creek currently. The NC DOT has reviewed the plan and made specific recommendations for safety. These homes and businesses are only accessible from Hwy 24. Would you want a project that captures and protects the area from Storm Water runoff and is regulated from the State? He stated that the project is presently in Phase II which is the needs assessment phase . Policy 3: The current use, density, and building height requirements of the residential zoning classifications in this neighborhood will be maintained to ensure the existing character of the area. That became an available option in January and that is what is before you today. With a history of successful properties and projects through the eastern part of the State, we feel certain this will be a project Morehead City will be proud to showcase. In addition, it was determined that 100% of the project would be well outside of any wetlands or flood zones, which meant we would never consider a need to clear or disturb any of these vital resources. Most Ridge Care’s residents do not drive and do not even own vehicles. Policy 5: The town will encourage better interconnection between residential developments located along the NC Highway corridor so that local residential vehicular traffic is not totally dependent upon Highway 24 for access and circulation. The decision was made to withdraw the application and reapply when available under a conditional zoning request. Under this conditional request, This means that not one tree can be touched within this huge designated area. Did you know that based upon DOT data about Residential traffic counts as well as independent traffic counts in communities along Hwy 24, that this same property, developed as R20, would increase the traffic by nearly 100% from the proposed project? A residential lot can cover up to 40% of it is buildable space without storm water management. Affected Counties: Montgomery Starling Marine operates under normal business hours M-F, a half day on Sat., and closed on Sunday. We have carried a very safe driving record in the 8 years operating at our facility on Hwy 70. The applicants will abide by all Federal, State, and local requirements for permits as part of their next steps forward…. Did you know that this conditional project will be bound by all State Storm Water Restrictions, permits, and protections? As residents of Spooner’s Creek ourselves, we fully understand the advantages of our project over the development of this parcel as R20. The residential density within this classification is generally 3 to 8 dwelling units per acre.”. Project #R-2530B and B-4974 Type: Road Widening Affected County: Stanly The North Carolina Department of Transportation (NCDOT) has begun right of way acquisition in the development of R-2530B and B-4974 NC 24-27 projects in Stanly County. We have an opportunity with the conditional language in this request to secure a better environmental impact than the current zoning, make less of a traffic impact than the current zoning, promote a better financial impact for Morehead City and its residents than the current zoning, and offer a service for our Seniors that is not currently available in our county. Pages 114 “4.9 Use of the Future Land Use Plan to Guide Development. If traffic and safety were a genuine concern, then our proposed project would be a better solution than developing as R20, R15, R10, etc. One of the wonderful advantages of conditional zoning is the certainty that accompanies the request. Unfortunately, however, you will still OWN those consequences.”. In being good neighbors, it is important not to do be disruptive to anyone’s peace and enjoyment or disturb their personal space. to Sloop Point Loop Rd. Leaving a larger buffer protects the Habitat, the environment, and the vital waterways. A residential developer faced with these known obstacles would choose to push the development as far away from the highway as possible, while also trying to create as much density as possible. ), US 21 and Gilead Road Intersection Improvements, US 21 (Statesville Road) Widening, Cornelius, US 21 (Statesville Road) Widening, Huntersville, US 64 Widening (Asheboro Bypass to NC 49), US 64/NC 69 Widening (Georgia State Line to US 64), US 158/NC 46 Widening (I-95 to St. John Church Road), US 221 Business (Rutherford Road) Widening, US 258 Superstreet (Pony Farm Rd. Some argue: a residential community only! We have agreed to these recommendations and have implemented them into our site plans. The Morehead City Planning Board voted to 4-2 to recommend the condition rezoning to the City Council based upon the facts of the project. Why would there be opposition to a project that guarantees to protect the wetlands, while knowing that the current zoning does not have the same restrictions? We try to give back in many ways, but we are especially excited about being able to partner with Ridge Care and help bring a first class Senior living center to Morehead City. There will be two voluntary public meetings prior to the upcoming planning meeting to allow the project team to show images and presentation drawings, as well as, address any questions or concerns. It is not binding, but guiding. The ultimate use and development of a particular parcel of land will be determined by property owners’ desires, overall market conditions, implementation tools employed by the Town to regulate land use and development (such as the Town’s Unified Development Ordinance), the absence of specific natural constraints to development, and the availability of the necessary infrastructure (water, sewer, roads, etc.)

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