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H U D S O N / B A R N E T T G R O U P

Bessemer Site Analysis Report

Prepared by the Hudson/Barnett Group

June 25, 2010


Hudson/Barnett Group P a g e | 2

TABLE OF CONTENTS


Greensboro, North Carolina

June 25, 2010

1.0 Executive Summary ............................................................................................................................4

2.0 Purpose and Scope of Service .............................................................................................................6

2.1 Limitations ................................................................................................................................6

2.2 Procedures and Methodologies .................................................................................................6

3.0 Site Description ...................................................................................................................................7

3.1 Location .....................................................................................................................................7

3.2 Legal Description ......................................................................................................................7

3.3 Property Description .................................................................................................................7

3.4 Physical Characteristics ............................................................................................................8

3.4.1 Site Circulation ........................................................................................................8

4.0 Historical Information .........................................................................................................................9

4.1 Site Ownership ..........................................................................................................................9

4.2 Previous Reports .......................................................................................................................9

4.3 List of Reports Reviewed .......................................................................................................10

4.4 Interviews ...............................................................................................................................10

4.5 Review of Arial Photographs ..................................................................................................12

5.0 Physical Setting .................................................................................................................................12

5.1 Topography and Hydrology ....................................................................................................12

5.2 Geology and Hydrogeology ....................................................................................................12

5.2.1 Vegetation ..............................................................................................................12

5.2.2 Surface Waters .......................................................................................................13

5.2.3 Groundwater ..........................................................................................................13

5.2.4 Flood Plain .............................................................................................................13

5.2.5 Wetlands ................................................................................................................13

6.0 Site Improvements ............................................................................................................................13

6.1 Existing Structures ..................................................................................................................13

6.2 Site Access ..............................................................................................................................14

6.3 Electrical/Utility Lines ............................................................................................................14

6.4 Water .......................................................................................................................................14

6.5 Sanitary Sewer ........................................................................................................................14

6.6 Storm Sewer ............................................................................................................................15

7.0 Regulatory Records Information.......................................................................................................15

7.1 Federal Regulatory Agency .....................................................................................................15

7.2 State Regulatory Agency .........................................................................................................15



8.0 Zoning and Transportation Standards ...............................................................................................15

8.1 Zoning .....................................................................................................................................15

8.2 Greensboro Department of Transportation Standards .............................................................16

9.0 Site Reconnaissance ..........................................................................................................................16

9.1 Subject Site Observations – Vistas / Views ............................................................................16

9.2 Phase I Site Assessment and Asbestos Survey .......................................................................16

9.2.1 Asbestos Containing Materials ..............................................................................16

9.2.2 Radon .....................................................................................................................17

9.2.3 Underground and Aboveground Storage Tanks ....................................................17

9.2.4 Phase I and Asbestos Survey Findings, Opinions and Conclusions ......................17

9.3 Adjacent Sites and Surrounding Community .........................................................................17

10.0 Findings and Conclusions .................................................................................................................18

List of Photographs ....................................................................................................................................20

List of Drawings and Tables ......................................................................................................................20

Appendix A – Photographs ........................................................................................................................21

Appendix B – Drawings and Tables ..........................................................................................................38



1.0 EXECUTIVE SUMMARY

The purpose of the following site analysis report is to analyze the current Bessemer Shopping Center

property located in Greensboro, North Carolina. The site is proposed as a mixed-use development

which could include multifamily residential, single family residential, commercial, and light retail uses.

The Hudson/Barnett Group team investigated the current site conditions of the Bessemer Shopping

Center property (hereafter referred to as "the subject property"). Our services were provided in

accordance with the Terms and Conditions stated in Professional

Services Agreement dated April 25, 2010.

The analysis was completed using the following methodology: 1) site reconnaissance; 2) a visual survey

of adjoining properties; 3) interviews with site representatives and public officials; 4) review of historic

aerial photographs, land title records, published geology, soils, wetland, floodplain, groundwater data; 5)

search of environmental regulatory records; 6) review of environmental reports; and 7) review of

property condition reports.

The site analysis report is based on information gathered and interviews conducted. As a result, the

following findings were observed.

The City of Greensboro purchased the subject site in January 2008.

The subject property is 9.7 acre tract improved with a 38,605 +/- square foot underutilized strip

retail center.

The subject site has close proximity to downtown Greensboro, ranging from 4 to 5 miles

allowing access to city government, financial, cultural and professional services.

The subject site has many strategic anchoring public institutions such as churches, parks and a

library. In addition, A&T State University, Moses Cone Memorial Hospital and Guilford County

Health Department are within 3 miles of subject site.

The site is currently zoned LB- Limited Business to accommodate moderate intensity retail and

services close to residential land uses.

The topography of the subject site slopes a modest 2-3 percent towards the eastern edge of the

property.

The topography gradually increases east of the existing strip center and parking area.

There is a 20-foot drop in elevation across the entire site from an existing high point elevation of

796.00 at the intersection of Phillips and Woodbriar Avenue allowing for positive drainage

patterns north and northeast to the North Buffalo Creek Tributary.

Soil types per Guilford County Soils Maps are Eub-Enron Urban Land Complex, 2 to 10 percent

slope. Urban land consists of soils that are filled with varied construction materials and

generally requires subsurface evaluation.

Forty percent of the subject site is impervious cover, buildings and a paved parking area.

No permanent surface water bodies (streams, ponds, etc) were observed on the property during

the site visit.

No wells were identified on the subject property.



According to the Federal Emergency Management Agency Flood Insurance Rate Map for this

area the subject property is classified as Zone X. Zone X areas are not flood zones. In addition,

the subject site is not located in a designated watershed.

According to the U.S. Fish and Wildlife Service online Wetlands Mapper the site does not

contain any Federal designated wetlands.

There are three access points to subject site. Primary access to the site is obtained directly via

Phillips Avenue (minor thoroughfare) and Woodbriar Avenue (collector street). The main entry

to site is provided at Elwell and Phillips Avenue. An existing service drive to Bessemer Center

is located off Woodbriar Avenue.

Overhead utility lines run along the north side of Phillips Avenue and the west side of Woodbriar

Avenue. Overhead power lines, utility boxes and guy wires were observed at the subject site’s

primary entrance on Phillips Avenue. Electrical connections to the existing retail building are

provided via overhead utility lines at the rear (north) of the building along the property’s service

drive.

Existing electrical, fiber optic cable, and telephone connections are provided on Woodbriar

Avenue.

The property is supplied with municipal water. An existing 8” water main located on Woodbriar

Avenue and a 12” water main on Phillips Avenue provides sufficient water pressure to

accommodate future development on the subject site.

The property is supplied with municipal storm water and sanitary sewer service.

Existing storm drainage infrastructure primarily consists of a closed system within the subject

site. Curb and gutter, rolled asphalt curb, and sheet drainage convey runoff to catch basins and

drop inlets. A new 30” reinforced concrete pipe sewer line has been constructed through the

central portion of the subject site. This gravity line was sized in anticipation to provide service

to McGirt-Horton Library and other future development.

An asbestos survey indicated that it was likely that several areas at the former grocery store

location were found to have floor tile containing 5% and 3% asbestos and mastic containing 5%

asbestos and mastic containing less than 1% asbestos. The asbestos survey indicates that the

EPA (Environmental Protection Agency) defines an asbestos-containing material as materials

containing one percent or more asbestos. The survey further indicates that non-asbestos

containing mastic, combined with asbestos containing mastic likely lowered the percent of

asbestos containing material. The asbestos survey report recommended that the mastic and other

asbestos containing material in the identified area be removed prior to demolition or that an

Operation and Maintenance Plan be developed and implemented if the building is preserved.

A radon assessment reports that the subject site is located in Zone 3 of the EPA Map of Radon

Zones. Zone 3 is predicted to have average radon screening levels of less than 2 picocuries per

liter (pCi/L) which is below the 4 pCi/L EPA Action Level.

No registered underground or aboveground storage tanks were identified on the subject property

or on properties adjacent to the subject site.

A Phase I Site Assessment revealed no evidence of recognized environmental conditions in

connection with the property and no additional assessment was recommended.

The White Street Landfill located on 2503 White Street is within 1 mile of the study area. The

landfill operations meet or exceed standards set by North Carolina Department of Environment

and Natural Resources. The landfill accepts only construction debris and yard waste. The

landfill was closed to household garbage in 2006.



2.0 PURPOSE AND SCOPE OF SERVICE

2.1 Limitations

This report on the Bessemer Shopping Center site has been prepared for the exclusive use of the City of

Greensboro. The purpose of this Site Analysis was to assess the current conditions of the site and to

determine if the site is ready for various types of development. The services have been provided in

accordance with the Terms and Conditions included in Professional Services Agreement dated April 25,

2010 between the City of Greensboro and the Hudson/Barnett Group. Our conclusions and

recommendations are based upon information provided to us by others and our site observations, and are

subject to and limited by the terms and conditions of the Hudson/Barnett Group Agreement for services.

If additional information becomes available which may affect our conclusions and recommendations, we

request the opportunity to review the information, and reserve the right to modify our report, as

warranted. The Hudson/Barnett Group, by virtue of providing the services described herein, does not

assume the responsibility of the person(s) in charge of the site, or otherwise undertake responsibility for

reporting to any local (other than the City of Greensboro), state, or federal public agencies any

conditions at the site which may present a potential concern to public health, safety, or environment. It

is the Hudson/Barnett Group understanding that the client will notify appropriate regulatory agencies as

required.

2.2 Procedures and Methodologies

The procedures and methodologies employed during the course of conducting the analysis included but

were not limited to the following:

Reconnaissance of the project site and observations of surrounding properties and the larger

surrounding community.

Review of property ownership information obtained from the Greensboro Circuit Courts

Records Room.

Review of published geologic/hydro geologic information concerning the vicinity of the project

site.

Discussion of the project site and surrounding property history with those familiar with the area.

Review of federal and state environmental records and databases for information regarding

environmental incidents at or in the vicinity of the project site.

A review of available information pertinent to the historic land use of the site and adjacent

properties.

Review of a Phase I Site Assessment and an Asbestos Survey to determine if solid or hazardous

waste disposal sites or local environmental problems are known to exist on or near to the subject

site.

Research of available Federal and State database records and files pertaining to the site and

immediate vicinity.

Interviews with City of Greensboro Housing and Community Development Department staff,

Planning Department staff, Building and Zoning Department staff, Storm Water Management

staff, and Engineering Department staff.



The following services were not included in the scope of our assessment:

Surveying for line and grade.

Quantity and cost estimates.

Detailed plans and specifications.

Waste characterization and treatment schemes.

Geotechnical or structural engineering services.

Civil engineering services.

Chemical analysis of soil and groundwater samples.

Radon surveys or any other service not specifically presented in this section of the report.

3.0 SITE DESCRIPTION

3.1 Location

The subject Property is located at 2501 and 2515-2523 Phillips Avenue in northeast Greensboro, Gilmer

Township, Guilford County, North Carolina, at the northwest corner of the intersection of Phillips

Avenue and Woodbriar Avenue. Site vicinity and location maps are provided in the Street Network and

the Vicinity Map in Appendix B.

3.2 Legal Description

The legal description for the subject site are the metes and bounds as shown on the property plat entilted

“Property of Bessemer Shopping Center, Inc. accompnying the deed. The plat was prepared by Robert

E. Wilson, Inc. Registered Land Surveyor. Beginning N 81º34’-30”W 149.21’, N 69º30’-30’W 95.31’,

N 56º14’W 100.00’, N 44º46’W 100.40’, N 06º22’E 539.44’, S 86º46’-50”E 790.56’, S 04º43’-40”W

250.00’, N 86º42’-43”W 75.00’, S 04º56’-20”W 195.39’, N 73º22’-10”W 217.81’, S 12º39’-50”W

118.13’, N 84º55’-30”W 95.18’, ending S 05º04’-30”W 190.27’. See Property Plat located in Appendix

B. The subject site’s deed and plat is provided in Deed Book 6839, Pages 1520-1523 recorded with the

Guilford County Register of Deeds office. The address shown in the Guilford County Tax Department

records for the property is 2501 and 2515-2523 Phillips Avenue, and the tax ID Number is Greensboro

Tax Map 399, Block 2, Lots 26 and 27. The Bessemer Property Deed and Plat are located in Appendix

B.

3.3 Property Description

According to the title records the subject property consists of two parcels of land totaling approximately

9.7 acres. Roughly 1-2+/- acre is to be subdivided for the new 10,133+/- sq. ft. McGirt-Horton Library

(which is currently under construction). A 38,605+/- sq. ft. strip shopping center currently occupies the

site. The building is vacant except for a 6,000 sq. ft. Family Dollar Store and the existing 9,920 sq. ft.

McGirt-Horton Library. The Family Dollar store will move into the existing library location upon

completion of the new library.



The subject property is bounded by the Woodbriar Estates neighborhood to the north; Kings Forest

neighborhood and A Baby’s World Daycare to the east; Woodbriar Avenue, a 2.2 acre site containing

single family homes, and Claremont Courts to the west; and Phillips Avenue and the Peeler Recreation

Center and single family homes to the south.

The shopping center building is slab on grade construction with brick façades, aluminum storefront

glazing, and ribbed aluminum siding above an eight foot canopy.

The current owner of record of the property is the City of Greensboro. The site was acquired from

Residence Development Company as recorded in Deed Book 3191 at page 542 of the Guilford County

Register of Deeds office.

Access to the property is via Phillips Avenue and Woodbriar Avenue. The site is located on two public

transportation routes. A public bus shelter is located on west side of the subject site at Woodbriar

Avenue and a bus stop is located near the site’s main entry off Phillips Avenue.

3.4 Physical Characteristics

The site is irregular in shape and slopes 2 to 3 percent across the site to the northeast. According to the

Guilford County Register of Deeds recorded plat map reference (Book 52 at Page 27); there are 444 feet

of road frontage along Phillips Avenue and 540 feet of road frontage along Woodbriar Avenue. The site

can be accessed by one asphalt drive on Phillips Avenue, and two asphalt drives on Woodbriar Avenue.

Existing waterlines are located on Woodbriar and Phillips Avenue. A new 15’ storm sewer easement

constructed as part of the McGirt-Horton Library development runs across proposed library parking

terminating into existing storm system west on Woodbriar Avenue. The easement runs easterly and ties

into a 15’ easement parallel to the main entry drive at Phillips Avenue and runs north into a 20’ drainage

easement east of the existing shopping center building. The 15’ easement continues acutely across the

north eastern section of subject site terminating into 20’ drainage easement at the northern boundary of

site. New 30” and 15” reinforced concrete pipes (RCP) was also constructed in association with the

storm sewer system for the library. New 6” and 8” ductile iron pipe (DIP) sanitary sewers parallel the

drainage easement to the east connecting to an existing sanitary manhole at eastern boundary of subject

site. See Overall Utility Map located in Appendix B. There are no FEMA (Federal Emergency

Management Agency) regulated floodways or floodplains within the subject site.

The subject site is not located in a designated watershed. The subject site is currently zoned LB-

Limited Business to accommodate moderate intensity shopping and services close to residential land

uses. The subject site’s land form generally slopes gently across the site to the northeast. The terrain

continues to the eastern edge of the site providing views of a pastoral landscape with mature mixed

hardwood pine stands. The subject site has a 20 foot cross slope elevation difference from a high point

elevation of 796.00 at the intersection of Phillips Avenue and Woodbriar Avenue to the northeastern

boundary. See Zoning Map and Topography Map located in Appendix B.

3.4.1 Site Circulation

The subject site lacks comprehensive integration of land use and transportation facilities. Sidewalk

connectivity and a pedestrian environment do not exist within the subject site. The overall effect of this



encourages cut through traffic and high speed travel which curtails pedestrian mobility and access. A

new 5-foot sidewalk is proposed for the west side of Woodbriar Avenue as part of the new McGirt-

Horton Library construction. The proposed sidewalk will link the existing bus shelter to the McGirt-

Horton Library and the existing sidewalk on Phillips Avenue. Vehicular access is provided to the

subject site from Phillips Avenue, a minor thoroughfare and Woodbriar Avenue, a collector street. It is

anticipated that existing driveways will continue to service the proposed redevelopment. Phillips

Avenue encourages high speed traffic due to road alignment and no traffic calming measures. Poor

sight line distances exist at the Woodbriar and Phillips Avenue intersection. There are no pedestrian or

bicycle paths within the subject site. Sidewalks exist on the west side of Woodbriar Avenue and are

absent to the east where there is an existing bus shelter. Phillips Avenue has sidewalks located on both

sides of roadway from the shopping center entrance on Phillips Avenue to the Woodbriar Avenue

intersection and beyond. No pedestrian crosswalks, refuge islands, or pedestrian signals exist to link

pedestrians from the Peeler Recreation Center to the subject site.

The main entry drive into subject site is from the intersection of Phillips Avenue and Elwell Avenue

which provides pedestrian crosswalks. Pedestrian paths and linkages from Claremont Courts have been

created as area residents cross the subject site for transit, childcare and other community services.

Construction of the Born Living Trail by the Greensboro Housing Authority will provide further

linkages to the west. Pedestrian sidewalks associated with developing the new McGirt-Horton Library

begins the process of promoting a more balanced and integrated pedestrian system. Proposed subject

site improvements encourage sustainable modes of transportation include walking, cycling, and mass

transit. An analysis of the existing circulation is illustrated in the Analysis Map located in Appendix B.

4.0 HISTORICAL INFORMATION

4.1 Site Ownership

According to tax records derived from the Guilford County Real Property Data, the individual parcels

that make up the property are legally described as the Bessemer Shopping Center site, a 9.7 acre parcel,

owned by the City of Greensboro.

4.2 Previous Reports

Although no official structural analysis of existing buildings within the subject site has been completed,

the overall condition of the subject site has been cited as a problem. Based on interviews conducted

throughout the analysis there have been no major capital improvements completed on the Bessemer

Shopping Center other than recent roof repair at the existing McGirt-Horton library location in

conjunction with relocating the Family Dollar Store. Deferred maintenance of buildings, and parking

lot, unattractive storefronts, and signage, and inadequate lighting are symptoms of disinvestment.



4.3 List of Reports Reviewed

Reports and documents reviewed include:

Appraisal Report of Bessemer Shopping Center 2501-2523 Phillips Avenue, Greensboro, North

Carolina, Colvin, Sutton, Winters & Associates, December 22, 2006.

Roof Site Survey-Family Dollar Store, Roof Connect, July 7, 2009.

Neighborhood Center Planning Report, June 2003.

Community/ Stakeholder Group Visioning Documentation, June 2009.

Report of Subsurface Exploration and Geotechnical Engineering Analysis McGirt Horton Library

Shopping Center, December 19, 2007 and August 1, 2008.

Greensboro Connections 2025 Comprehensive Plan

Phase I Environmental Site Assessment, ECS Carolinas, LLP, March 1, 2007.

Asbestos Survey, ECS Carolinas, LLP, March 6, 2007.

Draft Market Study Report, MGMiller Valuations, April 2010

McGirt-Horton Library Drawings, J. Hyatt Hammond.

o Site Utility Plan

o Grading, Drainage & Erosion Control Plan

o Landscape Drawing

o Electrical Plan

Existing Building Drawing, City of Greensboro Engineering & Inspection Department, Facilities

Management Division.

4.4 Interviews

Interview sessions with the City of Greensboro Facilities Management Division and Water Resources

Department indicated no major infrastructure constraints that would prohibit future development.

City of Greensboro Engineering & Inspections Department – Butch Shumate, Facilities Construction

Manager – April 9, 2010 and May 19, 2010.

An onsite meeting and phone interviews with the Facilities Construction Division revealed that there

were no formal inspections of the Bessemer Shopping Center building and no formal cost analysis of

building repair or demolition. Facilities Construction Division staff thinks the cost of rehabilitation

and capital improvement would be prohibitive and that demolition of the unused portion of the

structure and new construction would be a more cost-effective approach. Demolition of a portion of

the Bessemer Shopping Center was cited as a more cost effective approach. It was noted that recent

utility construction was planned in anticipation of proposed development on the subject site. There

are no anticipated concerns with connecting to existing storm sewer, water, and sanitary sewer lines.

Appropriate storm sewer and sanitary sewer tie-ins are adjacent to the proposed senior housing

location northeast of subject site. Water main connections exist on Woodbriar Avenue and Phillips

Avenue.



City of Greensboro Planning Department – Rawls Howard, Zoning Manager – April 9, 2010 and

May 12, 2010.

Meetings with Planning and Zoning Divisions confirmed the recommendation to rezone the subject

site to a Conditional Planned Unit Infill District (CD-PDI) designation would be appropriate. This

will allow the creation of a pedestrian scale and walkable neighborhood center through the

application of design standards and administration of a Unified Development Plan. In a conditional

district, conditions may specify the location of proposed uses, number of dwelling units, access

standards, design elements and locations and extent of setbacks and buffers. City of Greensboro

Technical Review Committee must review a concept plan for conditional districts prior to approval

of the Unified Development Plan.

City of Greensboro Water Resource Department – Johnnie Hill, Storm Water Resource Manager –

May 12, 2010.

New storm water construction for the McGirt-Horton Library was completed in anticipation of

further development on the subject site. The subject site is grandfathered from water quality

requirements although water quantity regulations will be enforced. Submission of Engineer

Certification of Storm Water Quantity Control Completion by a registered engineer is required. The

Water Resource Department indicated that no major concerns exist with water and sewer capacity to

the subject site.

Interviews revealed that no major infrastructure constraints would prohibit future development. The

City of Greensboro has been anticipating redevelopment on the subject site. Currently there is

sufficient water and sewer capacity to accommodate future development.

A group meeting with the City of Greensboro Storm Water Management team revealed support for

developing the subject site in a manner that enhances energy conservation and produces sustainable

patterns that reduce the human ecological footprint. The Storm Water Management team supported

the use of bio-swales and encouraged educational programs at the McGirt-Horton Library that

promote and educate the public about these and other water runoff control elements.

City of Greensboro Engineering & Inspections Department – Reginald Lee, Project Manager – May

19, 2010.

Phone interview with Department of Engineering provided information concerning subsurface

testing for the McGirt-Horton Library construction. Alluvial soils encountered as shallow as 3 feet

below existing grade may require use of ground modification systems. Use of timber piles were

recommended by ECS Carolinas for the library construction. A stripping depth of 3 inches across

areas to be cut or filled is also recommended. Site soils can be used for control fill, but soils may

require drying to achieve compaction. Further subsurface evaluation will be required for site

location of all proposed structures.



4.5 Review of Aerial Photographs

Aerial photography reveals the residential working class neighborhoods surrounding the subject site.

The architectural patterns of the neighborhood surrounding the site consists of structures built between

1960 and 1970. Most of the residential buildings are well maintained and reflect the more modern

suburban architectural ideals with some craftsman style offerings. From a larger perspective it reveals

the subject site’s close proximity to downtown Greensboro (ranging from 4 to 5 miles) allowing access

to financial, cultural and professional services as well as city government. The subject site has many

strategic anchoring public institutions such as a library, a recreation center, churches, and parks. A&T

State University, Moses Cone Memorial Hospital and Guilford County Health Department are in close

proximity. Refer to the Aerial Context Map and the Vicinity Map located in Appendix B.

5.0 PHYSICAL SETTING

5.1 Topography and Hydrology

Topography and planimetric (portraying the horizontal positions of features of the site) information was

reviewed from files received from City of Greensboro Graphic Information System (GIS) Department.

The topography of the subject site slopes a modest 2 to 3 percent towards the eastern edge of the

property. This edge condition affords views of open meadow land and woodlands. The topography

gradually increases beyond the existing strip center and parking area. There is a 20 feet drop in

elevation across the entire site from existing high point elevation of 796.00 at the intersection of Phillips

and Woodbriar Avenue allowing for positive drainage patterns north and northeast to the North Buffalo

Creek Tributary. See the Topography Map located in Appendix B.

5.2 Geology and Hydrogeology

Soil types per Guilford County Soils Maps are Eub-Enron Urban Land Complex, 2 to 10 percent slope.

Urban land consists of soils that are filled with varied construction materials and generally requires

subsurface evaluation.

Alluvial soils were encountered in the northeast section of subject site as shallow as 3 feet below

existing grade as recorded in ECS Carolina Subsurface Exploration and Technical Engineering Analysis

for the McGirt-Horton Library. Alluvial soils have the potential for sub-grade movement due to

moisture content. Site soils can be used for control fill, but soils may require drying to achieve

compaction. Further subsurface investigation is recommended.

5.2.1 Vegetation

Forty percent of the subject site is impervious cover, buildings, and paved parking area. Mature mixed

hardwood/pine stands exist on the eastern boundary of the subject site. Tree Conservation Areas

(TCA) of approximately 0.85 acres located on the subject sites northeastern boundary has been

designated by the City Urban Forester. The purpose of the TCA is to encourage tree preservation of

healthy trees that are 4 inches or greater in diameter at breast height (DBH). To preserve existing trees

http://en.mimi.hu/gis/feature.html



in the TCA, the Critical Root Zone of all trees with a DBH 4 inches or greater shall be protected as per

the Tree Preservation and Landscape Ordinance, Chapter 30.5.4. All requests for tree removal must

have prior approval by the City Urban Forester or enforcement officer. Final requirements of TCA

impacts will be addressed during CD-PDI rezoning process.

5.2.2 Surface Waters

No permanent surface water bodies (streams, ponds, etc) were observed on the property during the site

visit.

5.2.3 Groundwater

No wells were identified on the subject property. There are no specific hydro geologic data for the

property maintained by State or Federal agencies therefore groundwater flow direction is inferred on the

basis of the analysis of site topography. It can be inferred that the site groundwater flows generally from

south to north, parallel with Woodbriar Avenue.

5.2.4 Flood Plain

According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map for this

area (Flood Map Number 3710787500J, 3710788500J) (Flood Map Date 6/18/08), the subject property

is classified as Zone X. Zone X classifications are not flood zones. There are no FEMA regulated

floodways or floodplains located within the subject site. The subject site is not located in a designated

watershed.

Flood Maps published by FEMA are not precise. If a precise determination of the subject's flood hazard

classification is required, then a professional engineer, licensed surveyor, or local governmental

authority should make an exact determination.

5.2.5 Wetlands

According to the U.S. Fish and Wildlife Service online Wetlands Mapper the site does not contain any

Federal designated wetlands. There was no evidence of wetland vegetation or conditions noted during

the site visit.

6.0 SITE IMPROVEMENTS

6.1 Existing Property Improvements

The subject property is a 9.7 acre tract improved with a 38,605 +/- square foot underutilized strip retail

center, the Bessemer Shopping Center, at the site’s north boundary and a new library, McGirt-Horton

Library (currently under construction) at the site’s southern boundary.

Existing waterlines are located on Woodbriar and Phillips Avenue. A new 15’ storm sewer easement

(Guilford County Deed Book 52 pg 27) constructed with McGirt-Horton Library runs across proposed

library parking terminating into the existing storm system on Woodbriar Avenue. The easement runs

easterly and ties into a 15’ easement paralleling the main entry drive and runs north into a 20’ drainage



easement east of the existing shopping center. The 15’ easement continues acutely across the north

eastern section of subject site terminating into 20’ drainage easement at the northern boundary of site.

New 30” and 15” reinforced concrete pipe (RCP) was also constructed in association with storm sewer

system for the library. New 6” and 8” ductile insulated pipe (DIP) sanitary sewer lines parallel the

drainage easement to the east connecting to an existing sanitary manhole at eastern boundary of subject

site.

6.2 Site Access

There are three access points to subject site. Primary access to the site is obtained directly via Phillips

Avenue (minor thoroughfare/60’ right-of- way) or Woodbriar Avenue (collector street/50’righ-of-way).

Main entry to site provided at Elwell and Phillips Ave. Existing service drive to Bessemer Center

located off Woodbriar Avenue.

6.3 Electrical/Utility Lines

Overhead utility lines run along north side of Phillips Avenue and the west side of Woodbriar Avenue.

Overhead power lines, utility boxes and guy wires were observed at the subject site’s primary entrance

on Phillips Avenue. Electrical connections to the existing retail building are provided via overhead

utility lines at the rear (north) of the building along the property’s service drive.

Existing electrical, fiber optics and telephone connections are provided on Woodbriar Avenue. The new

McGirt-Horton Library is serviced from these existing utility lines and it is anticipated they will

accommodate future subject site development.

Perimeter street lighting is provided through standard pole mounted cobra-head light fixtures located on

Phillips and Woodbriar Avenue. Existing site lighting consists of standard overhead lights located in the

center of the existing surface parking lot.

The McGirt-Horton Library electrical plans include direct burial shoebox lantern/400 watt metal halide

overhead lights adjacent parking areas and along Phillips Avenue entry drive. Decorative pedestrian

level lights will be used throughout the library garden and lawn areas.

6.4 Water

The property is supplied with municipal water. An existing 8” water main located on Woodbriar

Avenue and an existing 12” water main on Phillips Avenue provide sufficient water pressure to

accommodate future development on the subject site. A potential connection to an 8” water main on

Woodbriar Avenue exists. See the McGirt-Horton Utility Map located in Appendix B.

6.5 Sanitary Sewer

The property is supplied with municipal sanitary sewer service. There are currently no capacity

constraints on additional service to subject site. A potential connection to existing sanitary sewer

manhole #4 at northeastern boundary of subject site exists. See the Overall Utility Map located in

Appendix B.



6.6 Storm Sewer

Existing storm drainage infrastructure primarily consists of a closed system within the subject site.

Curb and gutter, rolled asphalt curb, and sheet drainage convey runoff to catch basins and drop inlets.

These systems drain north to the North Buffalo Creek Tributary. A new 30” RCP sewer line has been

constructed through the central portion of the subject site. This gravity line was sized in anticipation to

provide service to McGirt-Horton Library and other future development on the subject site. A potential

connection is located at junction of the constructed 30” RCP sewer line on northern boundary of subject

site. See the Overall Utility Map located in Appendix B.

The subject site has been grandfathered from water quality requirements. Water quantity requirements

(10 percent engineering analysis for pre- and post-development) administered by the City of Greensboro

Water Resources Department will be required. Storm Water Management Plans for the subject site were

submitted for approval and grandfathered status was obtained prior to June 1, 2009 which complies with

the City of Greensboro’s adoption and implementation of the State’s minimum requirements for Phase II

NPDES post construction.

7.0 REGULATORY RECORDS INFORMATION

7.1 Federal Regulatory Agency

Neither the subject site nor any adjacent properties were identified on any Federal Regulatory Agency

Databases.

7.2 State Regulatory Agency

State regulatory agencies for the site include North Carolina State Department of Transportation and the

North Carolina Department of Environment and Natural Resources.

8.0 ZONING AND TRANSPORTATION STANDARDS

8.1 Zoning

The site is currently zoned LB- Limited Business to accommodate moderate intensity shopping and

services close to residential land uses. See the Zoning Map in the Appendix. The City of Greensboro

Planning Department recommended rezoning the Bessemer Shopping Center site to represent the unique

diversity and urban fabric of the surrounding neighborhoods. The Planning Department recommends

Conditional Planned Unit Infill District (CD-PDI) that provides additional site design flexibility in

exchange for enhancing a property in a manner consistent with the Unified Development Plan and final

site plan approval by the City of Greensboro Planning Department Technical Review Committee. The

development standards in Article IV, V, and VI of the Development Ordinance pertaining to density,

size, location and arrangement of buildings and structures; lot dimensions; and landscaping are waived

in CD-PDI Districts. The development standards of Section 30.4.3.3 of the Development Ordinance, the



approved Unified Development Ordinance and any in the approved conditional site plan shall apply.

See the Land Use Map located in Appendix B.

8.2 Greensboro Department of Transportation Standards

The City of Greensboro Street Design Standards Manual and Driveway Manual are required for road or

driveway improvements within the subject site. Streets, roadways, driveways and sidewalks shall be

designed in conformance with the standards set forth in the City of Greensboro Street Design Standards

Manual, Roadway and Utility Design Manual, Sidewalk Manuals and Driveway Manual.

9.0 SITE RECONNAISSANCE

9.1 Subject Site Observations – Views / Vistas

Views are provided into the subject site from the high point of Phillips and Woodbriar Avenue

intersection and associated road frontage. The McGirt-Horton Library is located on this topographical

high point and will serve as a gateway entrance to the Bessemer Shopping Center mixed use

development. Interior views of native vegetation and pastoral open space are to the eastern tip of the

subject site as the site drops 20 feet in elevation from the intersection of Phillips and Woodbriar Avenue.

See the Analysis Map located in Appendix B.

There are exterior views along Woodbriar Avenue which will negatively impact the visual quality of the

proposed redevelopment. Some locations on Woodbriar Avenue are dominated by single family homes

in need of repair and contain overgrown brush. One property was boarded at the time of the site visit.

As stated in Section 5.2.1 above, Tree Conservation Area (TCA) of approximately 0.85 acres located on

the subject sites northeastern boundary has been designated by the City Urban Forester. The purpose of

the TCA is to encourage tree preservation of healthy trees that are 4 inches or greater in diameter at

breast height (DBH). To preserve existing trees in the TCA, the Critical Root Zone of all trees with a

DBH 4 inches or greater shall be protected as per the Tree Preservation and Landscape Ordinance,

Chapter 30.5.4. All requests for tree removal must have prior approval by the City Urban Forester or

enforcement officer.

9.2 Phase I Environmental Site Assessment and Asbestos Survey

The Hudson/Barnett Group team reviewed the Phase I Site Assessment report completed by ECS

Carolinas, LLP dated March 1, 2007 and Asbestos Survey completed by ECS Carolinas, LLP dated

March 6, 2007 provided by the City of Greensboro. The site assessment reviewed parcels located at

2501 and 2509-2323 Phillips Avenue, in Greensboro, North Carolina. The Asbestos Survey examined

the building located at 2501 Phillips Avenue, in Greensboro, North Carolina.

9.2.1 Asbestos Containing Materials

One hundred and thirty-nine samples from the building located at 2501 Phillips Avenue, in Greensboro,

North Carolina were analyzed for asbestos-containing material. The asbestos survey indicated that it



was likely that several areas at the former grocery store location were found to have floor tile containing

5% and 3% asbestos, mastic containing 5% asbestos, and mastic-containing less than one percent

asbestos. The asbestos survey indicates that the EPA defines an asbestos-containing material as

materials containing one percent or more asbestos. The survey further indicates non-asbestos containing

mastic, combined with asbestos containing mastic likely lowered the readings of percent of asbestos

containing material. The asbestos survey report recommended that the mastic and other asbestos

containing material in the identified areas be removed prior to demolition or that an Operation and

Maintenance Plan be developed and implemented if the building is preserved.

9.2.2 Radon

The assessment reports that the subject site is located in Zone 3 of the EPA Mao of Radon Zones. Zone

3 is predicted to have average radon screening levels of less than 2 picocuries per liter (pCi/L) which is

below the 4 pCi/L EPA Action Level.

9.2.3 Underground and Aboveground Storage Tanks

No registered underground or aboveground storage tanks were identified on the subject property or on

properties adjacent to the subject site.

9.2.4 Phase I and Asbestos Survey Findings, Opinions and Conclusions

The Phase I Site Assessment did not identify properties in the vicinity of the subject site that had

documented releases of petroleum projects and off-site reconnaissance did not identify gasoline stations

or dry cleaning facilities in the vicinity of the site.

The Phase I Site Assessment revealed no evidence of recognized environmental conditions in

connection with the property and no additional assessment was recommended.

The Asbestos Survey report recommended that the mastic and other asbestos containing material in the

identified area be removed prior to demolition or that an Operation and Maintenance Plan be developed

and implemented if the building is preserved. The survey further understood that the building would be

demolished and cautioned that asbestos-containing materials must be removed in accordance with EPA,

State of North Carolina and OGHA asbestos regulations

9.3 Adjacent Sites and Surrounding Community

The subject site is legally described as the Bessemer Shopping Center site, a 9.7 acre parcel, owned by

the City of Greensboro. The properties adjacent and north of the subject site contain single family

residential dwellings; the properties east of the subject site are a 1.07 acre parcel owned by James

Upchurch (A Baby’s World Daycare Center), and additional single family residential dwellings owned

by others; Phillips Avenue is south of the subject site and the Peeler Recreation Center and other single

family dwellings are further west across Phillips Avenue; and Woodbriar Avenue is west of the subject

site. A 2.2 acre parcel owned by Despina Agapion and Claremont Courts, a City of Greensboro Housing

Authority property, are further west across Woodbriar Avenue.



The subject site is located in the Northeast Greensboro community. The area is an older, stable, well

maintained, primarily working class community with a sizable income eligible elderly population that

could potentially be a market for affordable rental housing for seniors.

Five single family homes, immediately west of the subject site, across Woodbriar Avenue, are in need of

repair and contain overgrown brush. One property was boarded at the time of the site visit. Claremont

Court, a public housing site west of the subject is undergoing a major facelift using American Recovery

and Reinvestment Act funds to improve landscaping and exterior building improvements. Other single

family homes north, east, and south of the subject site are older and well maintained. The A. H. Peeler

Recreation Center west of the subject site, across Phillips Avenue is in need of an exterior facelift,

improved parking and refurbished playfields.

10.0 FINDINGS AND CONCLUSIONS

The following findings and recommendations are based on our investigation and analysis.

Net Buildable Area

The net buildable area for the subject site is shown in two drawing, Net Buildable Area – Option

1 and Net Buildable Area – Option 2 in Appendix B.

o Option 1 represents a buildable area of 230,588 sq. ft. The buildable area is based on

zoning setback requirements per existing LB zoning requirements, proposed Conditional

Planned Unit Infill District (CD-PDI) requirements, utility easements, and assumes that

the existing retail building (not including the Family Dollar Store) is demolished.

Rezoning setbacks for CD-PDI districts cannot be less than the minimal or more than

maximum setbacks of existing LB zoning.

o Option 2 represents a buildable area of 188,040 sq. ft. The buildable area is based on

zoning setback requirements per existing LB zoning requirements, proposed Conditional

Planned Unit Infill District (CD-PDI), utility easements, and assumes that the existing

retail building remains. The net buildable area does not include the existing retail

building foot print. Rezoning setbacks for CD-PDI districts cannot be less than the

minimal or more than maximum setbacks of existing LB zoning.

o The zoning setback requirements for zone LB- Limited Business are:

o North Boundary – 25 feet from the property line

o East Boundary – 25 feet from the property line

o South Boundary – Phillips Avenue – 30 feet from the property line or 35 feet

(minimum) from the centerline of the right-of-way.

o West Boundary – Woodbriar Avenue – 25 feet from the property line or 35 feet

(minimum) from the centerline of the right-of-way.

Building Design Constraints

The utility plan designed and constructed for the subject site in association with the new McGirt-

Horton Library and future onsite development provides redirection of existing sanitary and storm

sewer lines in the northeastern section of the site to new sanitary and storm sewer lines located at

the eastern edge of the existing retail center. The new sanitary and storm sewer lines (running

north from the new library area towards the existing retail building) on the east section of the

property, new sanitary sewer lines (running east/west towards an existing sanitary sewer



manhole on the eastern edge of the site), and conservation areas in the northeast section of the

site limit the size of building(s) that can be designed in the northeast area of the site as buildings

cannot be placed in conservation areas or over storm sewer and sanitary sewer lines. Tree

Conservation Area requirements may be waived or mitigated due to unique site conditions or

undue hardship. See the Overall Utility Map in Appendix B.

Potential Building Footprint

The subject site is currently zoned Limited Business District, (LB). A Limited Business District

is primarily intended to accommodate moderate intensity shopping and services close to

residential areas. No more than 50,000 sq. ft. gross floor area per retail/business use and 100,000

sq. ft. of gross area for development is permitted. Residential development is not a permitted

use; therefore rezoning the subject site to an appropriate use that will accommodate potential

residential/office/retail uses will be required.

It is recommended that the subject site be rezoned to Conditional Planned Unit Infill District,

(CD-PUI). Conditional Planned Unit Infill District is intended to accommodate residential,

commercial and neighborhood business uses developed on small tracts of land as infill

development in accordance with a Unified Development Plan. CD-PDI allows all the uses

permitted in residential, office and commercial districts. Density requirements are waived in

CD-PUI Districts. The requirements set forth in an approved Unified Development Plan and an

approved Conditional Site Plan shall apply. The specific requirements are essentially negotiated

as CD-PDI Districts allow density, setbacks, and building location requirements to be waived in

lieu of design intent and the creation of design guidelines and standards that fulfill the design

intent. A walkable, pedestrian oriented, mixed-use neighborhood center could potentially be one

outcome of an approved Unified Development Plan and an approved Conditional Site Plan.

Developer and Site Considerations

Existing sanitary and storm sewer pipes and easements in the northeastern section of the site

were abandoned. Pipes remaining in ground in the vicinity of future building locations will

require excavation, which could add site costs to overall project budgets.

Rezoning the site will be required to accommodate potential future mixed-use development. The

rezoning process can generally be accomplished in a 45 to 60 day period.

The subject site is shown as low residential (3-5 dwelling units/acre) Generalized Future Land

Use Map, a component of Connections 2025, Greensboro’s Comprehensive Plan. A CD-PDI

rezoning will require applying for a change of land use approval per the Comprehensive Land

Use Plan. Rezoning to CD-PDI would require an amendment to the Comprehensive Plan.

The subject site is grandfathered from water quality requirements although water quantity

regulations will be enforced. Submission of Engineer Certification of Storm Water Quantity

Control Completion by a registered engineer is required.

City of Greensboro Facilities Management Division and Water Resources Department interviews

indicate that no major infrastructure constraints that would prohibit future development.

Currently there is sufficient water and sewer capacity to accommodate future development.



Alluvial soils have the potential for sub-grade movement due to moisture content. Further

subsurface evaluation will be required for site location of all proposed structures.

The City of Greensboro Street Design Standards Manual and Driveway Manual are required for

road or driveway improvements within the subject site. Streets, roadways, driveways and

sidewalks shall be designed in conformance with the standards set forth in the City of

Greensboro Street Design Standards Manual, Roadway and Utility Design Manual, Sidewalk

Manuals and Driveway Manual.

LIST OF PHOTOGRAPHS

Front View of Subject (Existing Building)

Existing McGirt-Horton Library

East Side of Retail Building

Rear View of Retail Building

Rear View of Retail Building – Facing West

Subject Site, East of the Existing Retail Building

Subject Site, East of the Existing Parking Area – Facing East

Interior View of Retail Building – Former Grocery Store

Interior View of Retail Building – Former Laundry

Phillips Avenue – Facing East

Phillips Avenue – Facing West

Woodbriar Avenue – Facing North

View of McGirt-Horton Library Construction – Facing Corner of Phillips Avenue and Woodbriar

Avenue looking northeast

View of McGirt-Horton Library Construction – Facing Northwest

View of McGirt-Horton Library Construction – Facing West

View of McGirt-Horton Library Construction – Facing South and Phillips Avenue

LIST OF DRAWINGS AND TABLES

Vicinity Map

Bessemer Property Deed and Plat

Street Network

Aerial Context Map

Topographical Map

Land Use Map

Zoning Map

Overall Utility Map

McGirt Horton Utility Map

Transportation Map

Analysis Map

Net Buildable Area – Option 1

Net Buildable Area – Option 2



Appendix A – Photographs



Front View of Subject (Existing Retail Building) – Facing Northeast



Existing McGirt-Horton Library – Facing North



Side of Retail Building – Facing West



Rear View of Retail Building – Facing West



Rear View of Retail Building – Facing West Property western boundary in the background



Subject Site, East of the Existing Retail Building – Facing East



Subject Site, East of the Existing Parking Area – Facing East New storm water connectors in the foreground



Interior View of Retail Building – Former Grocery Store



Interior View of Retail Building – Former Laundry



Phillips Avenue – Facing East McGirt-Horton Library site in fenced in area to the right



Phillips Avenue – Facing West Corner of Phillips Avenue and Woodbriar Avenue



Woodbriar Avenue – Facing North Photo taken from the northwest corner of subject site



View of McGirt-Horton Library Construction – Facing Corner of Phillips Avenue and Woodbriar Avenue looking Northeast



View of McGirt-Horton Library Construction – Facing Northwest



View of McGirt-Horton Library Construction – Facing West



View of McGirt-Horton Library Construction – Facing South and Phillips Avenue



Appendix B – Drawings

3 M

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S

5 M

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1 M

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1/2 M

I.

Moses H Cone

Memorial Hospital

War Memorial

Stadium

North Carolina A&T

State University

VICINITYBessemerShopping CenterCity of Greensboro, NC MAP

Book 6839 Page 1520 ·-·

"

Excise Tax:

11111111111111111111111 2003004333 GUILFORD CO, NC FEE $23.00 STATE OF NC REAL ESTATE EXTX $2500.00 PAEKNTm&~

01-18-2008 03:58:29 PM JEFF L. THIGPEN ......,...,.,..... ~~·AlLREO

BK: R6839 PG: 1520-1523

Recording Time, Book and Page:

Tax LotNo. _ _____________ Parcel Identifier No .. _____________ _ Verified by County on the day of. __________ _, 2006 by ___________ _ ________ _______________ ~

Mail after recording to: --,-,- ,,-,.---=--=o-:-:--:---,-,-----.,..,.----- ------------This instrument was prepared by: Brinton D. Wright (wjthout title search) Brief Description for the Index: I

. 'f. 7!'tf ~Ul:.1 ;f 1JJ,,,lf1('S

NORTH CAROLINA GENERAL WARRANTY DEED 1'I

THIS DEED made this 18' day of . R. f JI "SdJ·OJ -

Jf'---,,._...,.""',c"'lS' GRANTOR

' 2008 . by and between

/], 'dv,LJ GRANT~E

RESIDENCE DEVELOPMENT COMP ANY, a North Carolina Corporation

P.O. Box 9755 Greensboro, North Carolina 27429

THE CITY OF GREENSBORO, a Municipal corporation of the State of North Carolina

3 oo t<Je.~I J<}115J,,N'l fp/\J sf GL<:-<: rl,/~ btJ~C) /'// c ;2 71! (),:;.....,,

/

Enter in appropriate block for each party: name, address, and, if appropriale, character of entily, e.g. corporation or partnership.

The designation Grarrtor and Grantee as used herein shall include said parties, their heirs, successors, and assigns, and shall include singular, plural, masculine, feminine or neuter as required by context.

WITNESSETH, that the Grantor, for a valuable consideration paid by the Grantee, the receipt of which is hereby acknowledged, has and by these presents does grant, bargain, seJJ and convey unto the Grantee in fee simple all that certain lot or parcel of land situated in the City of Greensboro , Gilmer Township, Guilford County, North Carolina and more particularly described as follows:

See Exhibit A attached hereto and incorporated herein by reference.

The property hereinabove described was acquired by Grantor by instrument recorded in Deed Book __ , Page __ , Guilford County public registry.

A map showing the above described property is recorded in Plat Book __ , Page __ , of the Guilford County Registry.

Book 6839 Page 1521 -·,

TO HA VE AND TO HOLD the aforesaid lot or parcel ofland and all privileges and appurtenances thereto belonging to the Grantee in fee simple.

· And the Grantor covenants with th~ Grantee, that Grantot is seized of the premises in fee simple, has the right to convey the same in fee simple, that title is marketable and free and clear of all encumbrances, and that Grantor will warrant and defend the title against the lawful claims of all persons whomsoever except for the exceptions hereinafter stated. Title to the property hereinabove descnbed is subject to the following exceptions:

This conveyance is subject to casements, restrictions and rights of way of record, and to 2008 ad valorem taxes, if any.

IN WITNESS WHEREOF, the Grantor has caused this instrument to be signed in its corporate name by its duly authorized officer, the day and year first above written.

RESIDENCE DEVELOPMENT COMPANY

NOR1H CAROLINA

GUILFORD COUNTY

I, Cfe1r..fTOl'I !') · W ~~W-1 a Notary Public of the County and State aforesaid do hereby certify that Katherine S. Weaver personally appeared before me this day and acknowledged that she is President of Residence Development Company, a North Carolina corporation, and that she, being authorized to do so, executed the foregoing instrument on behalf of !he corporation.

. ""'-Wim"> my""''.""' ofliciol ._ M '"" "'" ZC d,y of 'tleu.-r?.&a- zrm .. c ~

My Commission Expires:

(SEAL-STAMP)

~'NIU"' \ . ~ ~'(1:.1+1 Print Notary Name

BRINTON D. WRIGHT NOTARY pUBLIC NC

GUILFORD COUNTY. 2008 _ __._..,,, Expftf Aug. 31,

lilJComn--·

The foregoing Certificate(s) of ________________________ _

is/are certified to be correct. This instrument and this cel'ti.ficate are duly registered at the date and time and in the Book and Page shown on the first page hereof.

REGISTEROFDEEDSFOR~~~~~~~~~~~COUNTY

By: ______ ______ Deputy/ Assistant-Register of Deeds.

Book 6839 Page 1522 ~ · . -~ RESIDENCE DEVELOPMENT CO.

TO CITY OF GREENSBORO

EXHIBIT A

TM 399-2-26 AND TM 399-2-27

Beginning at the point of intersection of the northern margin of Phillips· Avenue with the eastern margin of Wood.briar Avenue, said point being the southwestern corner of Granter (now or formerly Residence Development Co. as described and recorded in Deed Book 2335, Page· 643, Deed Book 2477, Page 289, and Deed Book 3191, Page 542, in the Office of the Register of Deeds of Guilford County, N.C.); thence, from said point of beginning, along said eastern margin of Wood.briar Avenue, North 04°48'16" East, crossing an existing iron pipe . at 533.99 feet, a total distance of 537.60 feet to a point being the southwestern corner of Lot 1 of Wood.briar Estates, Section One, as recorded in Plat Book 68, Page 22 iri said Guilford county Registry; thence, along the southern line of said Lot 1. of Woodbriar Estates, Section One, and the southern lines of Lots 16, 17, 18 and 20 of Woodbriar Estates, Section Three, Map Two as recorded in Plat Book 72, Page 77 in said Guilford county Registry, and the southern lines of Lots 21 thru 24 of Woodbriar Estates, section Three, Map Three as recorded in Plat Book 72, Page 78 in said Guilford county Registry, South 88°29'14" East 790.73 feet to a point in the western boundary of Old Hickory Subdivision as recorded in Plat Book 127, Page 132 in said Guilford County Registry; thence, along said western boundary of Old Hickory Subdivision, South 03°05'54" West 120.74 fe.et to a bent existing iron rod marking the southwestern corner of Lot 4 and the northwestern corner of Lot 3 of said Old Hickory .Subdivision; thence, along the western line of said Lot 3, South 03°05'54" West 59.84 feet to an existing iron rod marking the southwestern corner of said Lot 3 and the northwestern corner of Lot 2 of said Old Hickory Subdivision; thence, along the western line of said Lot 2 and a portion of the western line of Lot 1 of said Old Hickory Subdivision, · South 03°05'54" West 69.43 feet to a point, said point being located North 03°05'54" EastS0.40 feet from a pinchtop iron marking the southwestern corner of said Lot l; thence, along the northern line of Evelyn L. Saunderson as described and recorded in Deed Book 6744, Page 1393, in said Guilford County Registry, Nortl;l 88°15'05" West.75.15 feet to an existing iron pipe marking the northwestern corner of Saunderson; thence, along the western line of Saunderson, South 02°56 1 55 11 West 96.11 feet to an existing iron pipe marking the southwestern corner of Saunderson and the northwestern corner of Bessie L. Williamson as described and recorded in Deed Book 2580, Page 736, in said Guilford Courlty Registry; thence, along the western line of Williamson, South 03°02'40" west 49.58 feet to an existing iron pipe marking the southwestern corner of Williamson and the northwestern corner of Flossie M. Scott as described and recorded in Deed Book 2654, Page 286, in said Guilford County Registry; thence, along the western line of Scott, South 03°48'18" West 50.77 feet to an existing iron pipe marking the southwestern corner of Scott, said pipe also marking the northwestern corner of Lawrence L. Stamper and wife Nancy M. Stamper as described and recorded in Deed Book 1902, Page 267, and Deed Book 2156, Page 378 in said Guilford County Registry, and the northeastern corner of James H. Upchurch as described and recorded in Deed Book 5195, Page 58, in said Guilford County Registry; thence, along the boundary of Upchurch, the following four (4) courses and ·distances: 1) North 74°58'58" West 217.90 feet to an existing iron pipe; thence, 2) South 10°57'05" West 118.02 feet to an existing iron pipe; thence, 3} North 86°37'18" West 96.94 feet to an existing iron pipe; thence, 4) south 02°49'42" West 190.08 feet to a point in the northern margin of Phillips Avenue, said point being the southwestern corner of Upchurch; thence, along said northern margin of Phillips Avenue, the following four (4} co-ureee and d;i.otQncco. 1) North 03"-!~'36 .. We~t 1-t!>.16 feet; t;o a .1:1v.i.ut..;

thence, 2) North 71°44'14" West 65.30 feet to a point; thence, 3) along a curve to the right ·

Book 6839 4t ... • .. ~·

Page 1523 having a radius of 453.46 feet and an arc length of 187.05 feet with a chord bearing and distance of North 56°17'46" West 185.73 feet to a point; thence, 4) North 44°28'48 11 West 45.76 feet, to the point of beginning, containing an area of 9.759 acres, more or less.

For further reference, see Drawing G-1047 on file· with the City of Greensboro's Engineering ~nd Inspections Department, Records Section.

filename: P04599COG.doc G-1047 btz 1/03/08

B£1.EASED. IO REAL ESTAU

JAN 8 7 2006

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BessemerShopping CenterCity of Greensboro, NC

STREETNETWORK

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Peeler Rec.Peeler Rec.

Claremont CourtsClaremont Courts

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A Baby's World

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TOPOBessemerShopping CenterCity of Greensboro, NC MAP

Land UseBessemerShopping CenterCity of Greensboro, NC MAP

Legend

ZoningBessemerShopping CenterCity of Greensboro, NC MAP

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UTILITYMAP

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Shopping CenterCity of Greensboro, NC MAP

MCGIRT-HORTON

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MAPTRANSPORTATION

ANALYSISBessemerShopping CenterCity of Greensboro, NC MAP

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B

R

I A

R

A

V

E

N

U

E

P

H

I

L

L

I

P

S

W O

O

D

B

R

I A

R

A

V

E

N

U

E

P

H

I

L

L

I

P

S


BUILDABLEAREA

OPT. 2 - NET

Buildable

Legend

Area

188,040 SF

HUDSON/BARNETT GROUP

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Transcript of HUDSON/BARNETT GROUP