Town Council Special Work Session

Page 1 of 3 TOWN OF ST. JAMES SPECIAL WORK SESSION MINUTES February 13, 2025 The St. James Town Council held a Special Work Session on February 13, 2025 in the Earl Dye Council Chamber. Mayor Toner opened the Work Session at 10:00am. Council Members Present: Mayor Jean Toner, Mayor Pro Tem David DeLong, Councilors Jim Board, Lynn Dutney, and Dennis Barclay. Staff Present: Town Manager Jeff Repp, Finance Director Pauline Haran, and Town Clerk Jamie Burns Others Present: CEO of C.F. Smith Property Group Neil Robinette, Riverbrook Builders Owner David Hopkins, Jay Atkinson with St. James Properties LLC, Wes MacLeod from Cape Fear Council of Governments, and State Port Pilot Reporter Eliot Duke. Attending Via Zoom: St. James attorney Susan Renton, Project Engineer Larry Mitchell with CDM Smith, Brent Lockamy and Bob Tweedy with Brunswick County Utilities Administration Update a. St. James Water Pressure Project Update- Larry Mitchell, Project Engineer, CDM Smith Town Manager Repp introduced Project Engineer Larry Mitchell with CDM Smith and Brent Lockamy and Bob Tweedy with Brunswick County Utilities. Mr. Mitchell shared his PowerPoint presentation with Council and reviewed the scope of work and project schedule. The scope of work remains the same. The project is currently at the Review with County/Adjust as necessary phase. The proposed schedule is still currently on target, and they are confident of an end date of November 2026. Mr. Mitchell provided an update on the projects that were recommended and moving forward: 211 Water Treatment Plant modifications to allow increased discharge pressure (requires a check valve), intersection improvements to implement a closed system (HWY 906), and small line connection improvements (Worthington to Westland, Members Club to Medina, and Oceanic to Somerdale). Once the 60% level design is met, the Guaranteed Maximum Price (GMP) from the contractor will be presented to the county and reviewed. It is anticipated that this will happen in early April. The County would then go forward with Phase two of the project which would be an agreement for construction. Councilor Board inquired about materials, including the large check valve and piping. Mr. Mitchell stated that there is not currently any concern about material lead time as there is some flow built within the schedule in the event of a supply chain issue. Right now they do not foresee any problems. Mr. Mitchell indicated that they have not seen a PVC availability issue. Councilor Board asked if there would be hydrostatic testing of piping and if it would be flushed before being connected. Mr. Mitchell stated that there would be low- and high-pressure testing before service and indicated that contractors are required to flush at a certain velocity before going live to the system. Mayor Toner asked Town Manager Repp what would happen with the grant if they were to go beyond the 2026 deadline. Mr. Repp indicated that there is a combined effort with the county to get  Page 2 of 3 TOWN OF ST. JAMES SPECIAL WORK SESSION MINUTES February 13, 2025 the project completed on time. At this point the County has not explored whether there is any need to extend beyond 2026 since they have six months built into the contract. Mr. Repp asked whether Brunswick County Utilities had any other comments. Mr. Lockamy stated that they have every confidence that they will not extend beyond December 2026. The County is not using ARP funds for their portion, so they will make sure those funds are expended prior to any deadlines. There were no further questions from Town Council. Mr. Repp thanked the gentlemen for attending and for their updates. Larry Mitchell, Brent Lockamy, and Bob Tweedy left the meeting at 10:25. b. Harbor & Canal PUD Presentation, Neil Robinette, CEO, D.F. Smith Property Group Town Manager Jeff Repp introduced Mr. Robinette and Mr. Hopkins. He stated that this presentation is the culmination of a couple of meetings that have taken place since mid to late fall of 2024 between the various individuals of the development group and the town. The current plan, if it comes to fruition, is the annexation of about 140 plus acres of land that surrounds town hall municipal complex and a rezoning of property for commercial residential development. Nothing has officially been submitted at this time for the consideration of the Town Council. Mr. Robinette provided an overview of their proposal. The project includes a 140-acre tract of land that is approved for up to 1,900 units of residential and approximately 40 acres of commercial. The plan is still preliminary, but conceptually they are anticipating a commercial component (grocery anchor shopping center and retail service oriented out parcels) a residential phase behind the grocery center anchor, and an anticipated mix of single family and townhome lots, as well as multi-family lots. There has been a discussion of shared easements with the town, potential areas for expanded town parking, and dedicating some of the roadways to the town. This group of partners is the original developers of St. James Plantation. Town Manager Repp asked if Mr. Robinette would provide more overview on the commercial component of the project. Mr. Repp stated that the town and developer have had conversations with regards to a land swap for the storm debris lay down area that was permitted and constructed by the town and exploring avenues about how that could be done. They are also discussing a mutual easement for parking on the property near town hall for when the event center gets busy. Mr. Robinette anticipates a grocery anchor shopping center of around 50,000 sq ft and 25,000 sq ft of shop space which would be service oriented retailers, community necessity-based users, and four outparcels purchased by single tenant users. Councilor Board asked if there are any commitments on potential stores. Mr. Robinette stated that they do not have any at this point but does believe as they make progress they  Page 3 of 3 TOWN OF ST. JAMES SPECIAL WORK SESSION MINUTES February 13, 2025 could soon. Councilor Board also asked if the developer is responsible for just the infrastructure or the buildings as well. Mr. Robinette stated that their group would be responsible for all the infrastructure throughout the PUD and the vertical construction of the shopping center. Councilor Barclay asked if the developer would continue to own the properties or would it be sold to individual companies. Mr. Robinette stated that his group’s approach has historically been to hold their assets but would depend on the partnership. They would like to hold it long term. Councilor Board asked about timing. Mr. Robinette stated they are hopeful to start full design sometime later this year and possibly be under construction next year. The earliest would be end of this year (2025) but more likely into 2026. Councilor Board expressed a concern about only having one entrance off 211. There was a lengthy discussion regarding traffic, access points and entrance points from 211. Mayor Toner is pleased that they have increased the stormwater capacity from the original plan from eight years ago. Councilor Barclay inquired about amenities and memberships in association with Troon. Mr. Robinette stated that right now they do not know how that will play out. Mr. Repp stated that this will be the first development completed on the outside of the plantation and is outside of the POA and Troon. Mr. Repp asked if Council had any other questions. Within the near future there will probably be documents for review as plans are finalized. One will be annexation and the other an application of conditional zoning that will be long lasting on this parcel. Any substantial changes would require it to come back to the town. Mr. Repp thanked Mr. Robinette, Mr. Hopkins, Mr. McLeod, and Ms. Renton for attending. Neal Robinette, Jay Atkinson, David Hopkins and Susan Renton left the meeting at 10:50. c. January 2025 Zoning Report Town Manager Jeff Repp presented the January zoning report. There were 7 total zoning permits issued, 2 new construction and 5 additions/modifications. The cumulative total of permits issued in the last 12 months were 69 new construction and 83 other permits. The new calendar year has started. The January 2025 Community Center Monthly Report and Survey will be reported at the next work session. Adjournment Mayor Toner adjourned the Work Session at 10:52am. Respectfully Submitted, Approved, Jamie Burns, Town Clerk Jean R. Toner, Mayor