Download - HUDSON/BARNETT GROUP
BE
SS
EM
ER
S
IT
E
AN
AL
YS
IS
R
EP
OR
T
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 2
TABLE OF CONTENTS
Bessemer Site Analysis Report
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 3
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 4
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 5
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 6
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 7
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 8
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 9
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 10
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 11
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 12
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 13
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 14
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 15
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 16
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 17
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 18
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 19
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.
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 20
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
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 20
Appendix A – Photographs
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 21
Front View of Subject (Existing Retail Building) – Facing Northeast
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 22
Existing McGirt-Horton Library – Facing North
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 23
Side of Retail Building – Facing West
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 24
Rear View of Retail Building – Facing West
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 25
Rear View of Retail Building – Facing West Property western boundary in the background
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 26
Subject Site, East of the Existing Retail Building – Facing East
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 27
Subject Site, East of the Existing Parking Area – Facing East New storm water connectors in the foreground
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 28
Interior View of Retail Building – Former Grocery Store
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 29
Interior View of Retail Building – Former Laundry
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 30
Phillips Avenue – Facing East McGirt-Horton Library site in fenced in area to the right
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 31
Phillips Avenue – Facing West Corner of Phillips Avenue and Woodbriar Avenue
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 32
Woodbriar Avenue – Facing North Photo taken from the northwest corner of subject site
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 33
View of McGirt-Horton Library Construction – Facing Corner of Phillips Avenue and Woodbriar Avenue looking Northeast
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 34
View of McGirt-Horton Library Construction – Facing Northwest
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 35
View of McGirt-Horton Library Construction – Facing West
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 36
View of McGirt-Horton Library Construction – Facing South and Phillips Avenue
Bessemer Site Analysis Report
Hudson/Barnett Group P a g e | 37
Appendix B – Drawings
3 M
ILE
S
5 M
ILE
S
1 M
ILE
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
·-· r:rnll'!.~\·. =ilff(JJiiT~ TN•i.. --·------
L. ....__,.., ....... ,...,_,_ ........ ..
I\ \ 1) I \ \ t,J """\ It' ~\ ,,; \\',
I I \'\:, .'11 'v 'r/ '' 1'~· / ~ I I \0.
I \'""-/ I \ \
I I \ \
r ______ -1 I
r--------1 I I I I I I I I I I I I I I I I I I
- -- .:-.:-::: ~-;,.-.;;:;,;;----- I 1' ----~ ..,_,,,,....,.,..7---------' ----- - --------, I .,. '
:' ..... , ~ \
S
Y
K
E
S
A
V
E
O L D
H
I C
K
O
R
Y
D
R
W O
O
D
B
R
I A
R
A
V
E
N
U
E
P
H
I
L
L
I
P
S
A
V
E
N
U
E
BessemerShopping CenterCity of Greensboro, NC
STREETNETWORK
W O
O
D
B
R
I A
R
A
V
E
N
U
E
P
H
I
L
L
I
P
S
A
V
E
N
U
E
Woodbriar Estates
Kings
Forest
Glendale Hills
Woodbriar Estates
Kings
Forest
Glendale Hills
Peeler Rec.Peeler Rec.
Claremont CourtsClaremont Courts
S
Y
K
E
S
A
V
E
O L D
H
I C
K
O
R
Y
D
R
W O
O
D
B
R
I A
R
A
V
E
N
U
E
P
H
I
L
L
I
P
S
A
V
E
N
U
E
A Baby's World
Daycare
A Baby's World
Daycare
BessemerShopping CenterCity of Greensboro, NC
CONTEXTMAP
AERIAL
7
9
6
'
7
9
0
'
S
Y
K
E
S
A
V
E
W O
O
D
B
R
I A
R
A
V
E
N
U
E
P
H
I
L
L
I
P
S
A
V
E
N
U
E
O L D
H
I C
K
O
R
Y
D
R
TOPOBessemerShopping CenterCity of Greensboro, NC MAP
Land UseBessemerShopping CenterCity of Greensboro, NC MAP
Legend
ZoningBessemerShopping CenterCity of Greensboro, NC MAP
Building
Zoning
Parcels
Legend
W O
O
D
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
BessemerShopping CenterCity of Greensboro, NC
UTILITYMAP
OVERALL
UTILITYBessemer
Shopping CenterCity of Greensboro, NC MAP
MCGIRT-HORTON
S
Y
K
E
S
A
V
E
O L D
H
I C
K
O
R
Y
D
R
W O
O
D
B
R
I A
R
A
V
E
N
U
E
P
H
I
L
L
I
P
S
A
V
E
N
U
E
BessemerShopping CenterCity of Greensboro, NC
Bus Routes
Bus Stops
Sidewalks
Legend
MAPTRANSPORTATION
ANALYSISBessemerShopping CenterCity of Greensboro, NC MAP
W O
O
D
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
BessemerShopping CenterCity of Greensboro, NC
BUILDABLEAREA
OPT. 1 - NET
Buildable
Legend
Area
230,588 SF
W O
O
D
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
BessemerShopping CenterCity of Greensboro, NC
BUILDABLEAREA
OPT. 2 - NET
Buildable
Legend
Area
188,040 SF