Town of Mocksville Regular Board Meeting June 3, 2025 The Town of Mocksville Board of Commissioners met for the Regular Board Meeting on Tuesday, June 3, 2025 at 6:00 p.m. at the Mocksville Education Building located at 201 S. Salisbury Street. Present: Mayor, Will Marklin Absent: Commissioners Present: Rob Taylor Jenny Stevenson Johnny Frye Justin Draughn Carl Lambert Others Present: Lee Rollins, Town Manager Al Andrews, Town Attorney (fill in for Al Benshoff) Lym Trivette, Town Clerk /Finance Director Emily Quance, Deputy Clerk/Human Resources Director Chris Vaughn, Parks and Grounds Technician Lead Brian Moore, Public Works Director CJ Dwiggins, Fire Captain Mayor Marklin called the meeting to order. The Town of Mocksville Board paused for a moment of silence. Mayor Marklin led the Pledge of Allegiance. Conflict of Interest Statement "Pursuant to NÇ General Statutes and the Town of Mocksville Code of Ethics Policy adopted November 9th, 2010, amended of Jan. 6, 2019 and further endorsed on August 9th, 2022, I would ask each of you before you adopt the agenda if there is any actual, potential, or perceived conflicts of interest with respect to any matter on the proposed agenda which will come before the Town Board of Commissioners for consideration and/or decision at this meeting. If so, please speak up and let the Board know at this time before the agenda is adopted. ? Adoption of Agenda A motion was made by Commissioner Lambert to adopt the agenda as writlen. The motion was seconded by Commissioner Taylor hich carried by a unanimous vote 5-0. June 3, 2025 Citizen Comments Mayor reads; Under GS section 160A-81.1, the Board shall provide one period for public comment per month. Public comments are a valued part of the Board meeting but we also have to handle monthly business items. If your public comment is not heard this month we provide the same opportunity at each month's Board meeting. Public comments are limited to 3 minutes per comment. The Mayor asks that groups appoint spokespersons for groups supporting the same position, especially when the number of people wishing to attend the meeting exceeds the capacity of Town Hall. When the comments become repetitive and no longer provide new information then discussion for this meeting may be stopped. As a reminder, the comment period is not a question and answer session. As always, the Mayor shall provide for the maintenance of order and decorum in the conduct of the comment period. Liberty Shed, Bobby Eaton addressed the Board. Mr. Eaton wanted to publicly acknowledge and thank Mocksville and DC. This grant project that will be closed tonight because it is complete would have not been possible without the teamwork from all that were involved. I am deeply grateful and proud to be here. Liberty Shed is sO glad to be a part ofthis community and we care about the people. We want to serve the community. Thank you! Public Hearing for FY 2025-2026 Annual Budget Town Manager, Lee Rollins addressed the Board. Budget Message conveyed to the Board at the May 6, 2025 meeting. Overview of Fiscal Year 2025-2026 Budget On Tuesday, March 25, 2025 town staff facilitated a budget session to seek Board input to complete a final proposed budget for consideration. Given the ongoing multi-year strategic initiatives, the Board communicated a desire to keep the current tax rate of $0.29 cents per $100 dollars of value for the 2025- 2026 budget year and re-assess next year. Therefore, the proposed 2025-2026 General Fund Budget is balanced at $8,484,803. Fund Balance Based on our most recent audit for the period ending June 30, 2024, unassigned fund balance was $9,945,804 which was 160% ofGeneral Fund expenditures. Maintaining a healthy fund balance is essential for sound fiscal management of the Town and can be a valuable asset for emergencies and one-time opportunities. I am pleased to report to the Board that the budget does not appropriate any fund balance for FY 2025-2026. Overview of FY 2025-2026 Water and Sewer Enterprise Fund The Water and Sewer Fund was established as an enterprise-type activity for the Town. It is meant to be self-sustaining with its own revenue stream. The Town owns and operates a 2.0 MGD water treatment plant and 1.0 MGD wastewater treatment plant. Of note: The Town will enter into a bulk water purchase agreement with Davie County Public Utilities by year end 2025. The Town's Water Treatment Plant will June 3, 2025 be decommissioned and water will then be provided by the new Davie County water treatment plant in Cooleemee. Calculations have shown this approach toward the regionalization ofutilities will slow the rate ofincreasing year over year costs. It is proposed the FY 2025-2026 budget for the Water and Sewer Fund be set at $5,949,296. This includes a 6% water rate and 14% sewer: rate increase recommended by a rate study conducted by Raftelis. The rate increases are necessary to keep up with on-going state and federal regulations to operate these systems. Mayor opened the public hearing for comments on the recommended FY 2025-2026 Annual Budget Message, Budget Ordinance, Fee Schedule and Capital Improvement Plan FY26-30. (6:06pm) In favor of: No one spoke Against: No one spoke Mayor closed the public hearing. (6:06pm) A motion was made by Commissioner Frye to adopt the FY25-26ammual. budget message, budget ordinance, and fee schedule and capital improvement plan FY26-30. The motion was seconded by Commissioner Stevenson which carried by a nanimous vote 5-0. Public Hearing to Close Out CDBG Project Knight/Brakebush Brothers, Inc. Infrastructure Economic Development Project Michael Walser addressed the Board. In March, 2020 the Town was awarded a $2,000,000 Community Development Block Grant (CDBG), by the North Carolina Department of Commerce, Rural Economic Development Division, for its Project Knight/Brakebush Brothers, Inc. Infrastructure Economic Development Project. The funds were designated to assist the Town with the extending sewer and water lines to serve the company's planned production facility to be located at 251 Eaton Road. The company committed to create 244 new full-time jobs. The sewer and water line extensions are complete and all grant funds have been expended. The company has reported that it currently employs 390 full-time jobs at its Mocksville location; therefore it has far exceeded its job creation commitment. The state has not conducted a monitoring review of the program files at this time. The Town is required to conduct a "close-out" public hearing in order to initiate the close-out process. Mayor opened the public hearing for comments concerning the close out of the CDBG Project Knight/Brakebush Brother's Inc. Infrastructure Economic Development Project (Grant #19-E-3100) to the NC Department of Commerce, Rural Economic Development Division. (6:08pm) In favor of: No one spoke Against: No one spoke Mayor closed the public hearing. (6:08pm) No action needed from the Board to close out the project. June 3, 2025 Public Hearing to Close Out CDBG Project Shed/Liberty Storage Solutions, LLC Infrastructure Economic Development Project Michael Walser addressed the Board. In October, 2021 the Town was awarded a $250,000 Community Development Block Grant (CDBG), by the North Carolina Department of Commerce, Rural Economic Development Division, for its Project Shed/Liberty Storage Solutions, LLC Infrastructure Economic Development Project. The funds were designated to assist the Town with the extending a sewer line to serve the company's planned production facility to be located at 224 Industrial Boulevard. The company committed to create 28 new full-time jobs while retaining the 30 full-time jobs, which already existed in North Carolina. The sewer line extension is complete and all grant funds have been expended. The company has reported that it currently employs 28 full-time jobs in North Carolina; therefore it has satisfied its job creation commitment. The state has not conducted a monitoring review oft the program files at this time. The Town is required to conduct a "close-out" public hearing in order to initiate the close-out process. Mayor opened the public hearing for comments to close out CDBG Project Shed/Liberty Storage Solutions, LLC Infrastructure Economic Development Project (Grant #20-E-3121) to the NC Department ofCommerce, Rural Economic Development Division. (6:09pm) In favor of: No one spoke Against: No one spoke Mayor closed the public hearing. (6:09pm) No action needed from the Board to close the project. Communications from Boards, Commissions & Agencies Proclamation Parks and Grounds Week Mayor recognized and read the proclamation celebrating Parks and Grounds Week. Development Finance Initiative (DFI) - Eric Thomas, Associate Director Town of Mocksville Downtown Project Site Feasibility Analysis June 3, 2025 Meeting Agenda Review site analysis, financial analysis and development strategies for the project site and discuss development strategies Agenda Review Stakeholder Input and Market Analysis Site Assessment Financial Feasibility Analysis Development Recommendations Key Takeaways % % For-sale single family residential is the most near-term market driven feasible development program Project Site AI mixed-use multifamily development is financially challenged currently due to Courthousey Square St projected rents Town investments in infrastructure (roads, sewerwater) and a new Town park with amphitheater would support private redevelopment of the site Town buildings (Education Building and Sanford Ave) and Davie County CoC limit the potential development programs of the project June 3, 2025 Project Overview DFI Scope of Services In October 2024, the Town of Mocksville engaged the Development Finance Initiative (DFI) to evaluate the private development feasibility of the former Energy United set of parcels. This scope of work includes: 1. DFI Phase 1 feasibility analysis to understand current market and Site Stakeholder development conditions, Analysis Input 2. Recommendations to the Town Final Recommendations related to site for development and the overall revitalization Market Financial strategy for the project area Analysis Analysis Project Site % - Site Details 5.1/ Acres 8,000 SF of office space in 2 buildings Downtown Acquired by Town in 2024 for $2M AMocksville Project Mocksville Farmers Market on site Site D ep St Town Center Zoning Other Notes Energy United demolished Junkers Mill buildings in 2023 Town leasing back portion of site to Energy United for electric pole storage June 3, 2025 Stakeholder Input What DFI heard from stakeholders about downtown Mocksville development priorities: Increase Housing Stock Desire for more downtown rental and/or for sale units More residential units in downtown is important to supporting downtown ousinesses Mocksville Lofts-119 W. Depot St. What DFI heard from stakeholders about downtown Mocksville development priorities: Increase Housing Stock Expand Retail Space Desire for new, quality retail space downtown 101N. Main St. Expand the retail core of Mocksville to Salisbury St. 114 N Mains Stu June 3, 2025 What DFI heard from stakeholders about downtown Mocksville development priorities: Increase Housing Stock a Expand Retail Space Main St. Park Increase Public Open Space Improve sidewalk and streetscapes along W. Depot and Salisbury St. Increase public parking options Farmers Market Establish a park/public gathering space for concerts, events and festivals Town Owned Parking Lot Mocksville Market Summary Market Analysis Recap New office product demand in downtown is uncertain r Newest product is build-to-suit and closer to highway Lower rents downtown (Avg. $12/SF) than by highway (Avg. $18/SF) 44 822 Valley. Rd: 181SMain St June 3, 2025 Market Analysis Recap New office product demand in downtown is uncertain Downtown Mocksville retail space is constrained with just 2% of storefronts vacant 82.Court Square Rents lower in downtown (Avg. $10/SF) than along US 601 and I-40 corridors (Avg. $18/SF) axe ETE Project site is located off the Main St. retail corridor in downtown with less foot and vehicular traffic 1452 US 601 a 123 N Salisbury St Market Analysis Recap New office product demand in downtown is uncertain Downtown Mocksville retail space is constrained with just - If 2% vacancy Multifamily demand in Davie County is being driven by Ariston Plar un proximity to Winston-Salem All recent development in market is in Bermuda Run Ariston Place, opened in 2024, is 100% leased and has rents averaging $1.90/SF* Downtown Mocksville has -20 rental units in renovated buildings with rents averaging $1.25/SF Kos Moeksville Lofts-118W-Der 1 June 3, 2025 Market Analysis Recap New office product demand in downtown is uncertain Downtown Mocksville retail space is constrained with just 2% vacancy Multifamily demand is being driven by proximity to Winston-Salem ocksville Single family demand is high in Mocksville and Davie County Several large single-family developments are under construction (pricing between $350k-$450k) The only recent townhome product developed is in the Bermuda Run area Conversation with regional developer expressed interest in downtown Mocksville townhomes Nelson's Creek Market Analysis Recap New office product demand in downtown is uncertain Downtown Mocksville retail space is constrained with just 2% vacancy Multifamily demand in Davie County is being driven by proximity to Winston-Salem Single family, including townhomes, demand is high in Mocksville and Davie County June 3, 2025 Site and Financial Summary Site Analysis Considerations Assess the site to understand the opportunities WDepots! and constraints associated with redevelopment. tio B Town of Mocksville.5.1 Acres BIA RRa Davie County- 6 Acres Site Analysis Considerations Critical Town infrastructure routed through site WADepotSt Water and sewer mains divide the southern portion of the project site ha - I AneD - 2 June 3, 2025 Site Analysis Considerations Critical Town infrastructure routed through site WDepotst Public buildings in use on site: Mocksville Education Building (recently renovated) Davie County Chamber of Commerce (Active Use) Office! building on Sanford. Ave. (Town storage) B FR - Site Analysis Considerations JAcre - Critical Town infrastructure routed through site WADepotst Public buildings in use on site: Desire to incorporate a park with amphitheater at Cham ie Co the end of W. Depot St. Comparable downtown parks range from 75 acres to 5 acres ( ELET e Re mE - 1 - June 3, 2025 Site Analysis Considerations Acre a Critical Town infrastructure routed through site W. Depot St, Public buildings in use on site: -1.6 Acres Desire to incorporate an 1-acre park at the end - of W. Depot St. Chamber Davie of County Commerce s, Al little over 2 acres of buildable area are left Mocksy ille when factoring in the above site conditions Education Bufiding a Project site is limited for a mixed-use multifamily s project without use of Town and County parcels with existing buildings 4 Acres Townhome development can be accommodated LELHE Fe keeping the current active public uses in place F mE A Samou -.3 Acres A Ave - Development Scenarios June 3, 2025 Mixed-Use Scenario wn Multifamily Park mmmt D Site and Program Overview W.Depotst Rotalt Acreage 5.0 Ground floor Private Development 180 Multifamily Units (4 stories) 10K SF of Retail 270 Parking Spaces- surface lot mu Public Components .75/ Acre park with amphitheater 3 a 0 T Rnh mE - - : Mixed-Use Multifamily Scenario mmm a Cm Private Development Scenario W.Depotst, Multifamily + Retail 180 Units + 10K Sf Retail Ground Rotall floor Estimated Land $1.8M ($10,000/Unit) Acquisition Value Estimated Private $50M Total ($280K/unit) Development Cost mUO e Considerations Residential rents would need to E average closer to $2.15/sf to meet 4 investor return! hurdles . Target: 7% Yield on Cost C Retail rents would need tol be in the C $28-$30/SF range tos support development Investor returns remain low even if the Town performs site preparation EFIRT V memlag and selective demolition prior to sale Bmon toc developer na M June 3, 2025 Townhome - - Scenario - - - I Site and Program Overview W.Depotst Acreage 3.5 - Retail Private Development 501 Townhomes 5K SF of Retail - Public Components -.85 Acre town park wl amphitheater Preservation of Davie County CoC Preservation - of Town of Mocksville Education Building Considerations Preserved CoC and Education building dol limit the potential for more townhome development or larger town park D5 Layout oft townhome project could create a new N-S running street IET L through site W Goa AVe Townhome Scenario - E - E Private Development Scenario 4De ots St Townhomes + Retail 50 Townhomes + 5K Sf Retail Rotall Estimated Land $850K Acquisition' Value $750K ($15Klot) for townhomes $100K for retail parcel - Estimated Private $19M total Development Cost $17M for townhomes ($340K/home) $2M for retail - ($360/sf) Considerations Townhomes would need to sell for -$400K+ toj justify the cost of development a Town completing publicr road infrastructure through sitey would IRT e decrease sale price neededf for meme Sailoin d townhomes AVe Retail outparcel will need higher than current downtown market rents (-$30/sf) to have feasible project June 3, 2025 Additional Acquisition Rotential Property Owner # of Parcels Acreage Expanded Rark I Tom Brown 3 4.22 Depotst, Iglesia Emmanuel Cristo 3 .33 Salva Cuanaz Domingo 1 .06 - Davie Community 3 .36 Foundation - - S - aE - RE AenE a Financial Feasibility Multifamily and retail products current feasibility constrained primarily due to projected market rents Developer would need to take minimal returns and willing to hold project for long length of time Investor returns remain low even if the Town performs site preparation and selective demolition prior to sale to developer For sale residential product is most viable for near term private development of site Town completing public road infrastructure and park with amphitheater would make site more attractive for private developers June 3, 2025 Development Considerations This site offers one of the largest collectively controlled set of parcels in the downtown core Additional acquisition opportunities Relocate public uses on site to unlock more development area Preferred development program. Move forward now or hold off for future conditions Town completing park with amphitheater, roads and water/sewer infrastructure within site make private development more attractive Provides legal authority to select preferred development partner* Coordination of design and construction with private partner for efficiency Downtown master plan to better connect site to Courthouse Square Sidewalks, street trees and lighting, connectivity plan, etc. Potential Next Steps 1. Evaluate opportunity for additional site WDepotist acquisition in project area to expand development site and program 2. Initiate park planning process for site a) Preferred program, budget, etc. 5 - 5 3. Evaluate water and sewer infrastructure rerouting around site 4. Determine preferred private development program for site - Today's Opportunity" (Townhomes + Retail) or Hold Off for Market Improvement" (Mixed-Use Multifamily) Refine development concept and financial analysis - Commissioner Stevenson had a question about parking for events and shopping. Eric replies if an issue might build fewer town homes. June 3, 2025 Boudreaux - Director of Planming/Associate, Irene Tyson The Value of Downtown Master Planning What is a Downtown Master Plan? Elements of Downtown Plans Master Plan (Ilustrative) Comprehensive Plan (Legislative) Vision, Covenant, Values, Guiding principles Inventory of existing Robust Community Engagement Statement of needs/goals Goals and Strategies Implementation strategies and Research and Market/Retail, Analysis timeframes llustrative Plans and Character Sketches Population Economic Development Phasedi Implementation Steps with Timeframes Natural Resources Design Guidelines and Development Standards Cultural Resources Infrastructure Planning: connectivity, roads, pedestrian Community Facilities focus, water & sewer Housing Preservation Planning Land Use Civicl Infrastructure Transportation Potential Development Scenarios Priority Investments Creative Placemaking Catalyst Projects A Downtown Master Plan is... a roadmap to your preferred future ani intentional process for engaging your residents, business owners and community stakeholders ay way to reach community consensus as snapshot of existing conditions that serves as the starting point toward your preferred future a data-rich document to support design, planning, development, infrastructure andi investment recommendations illustrations and renderings to paint the future vision a phased to-do list for city leaders ani investment that yields unlimited dividends for the city by communicating, to the private sector, a vision, a process and a commitment to the future a competitive edge when applying for grants and other sources of funding a covenant to move from talking to DOING a strategic playbook for how your community, downtown or neighborhood can grow and develop June 3, 2025 Why is a Downtown Master Plan Important? Why Master Plan? engaging the People enhancing Placemaking changing Perspectives identifying Potential reaching consensus on downtown's Preferred Future elevating Prosperity Why Master Plan? Defines and advances community values and vision Helps prioritize capital improvement projects and guides future growth and change Leverages and maximizes public and private investments, which builds investor and community confidence and encourages more investments Maps the journey for a preferred future based on a foundation of V visionary and innovative, yet rational design principles V sustainable economic strategies V infrastructure needs and opportunities social and cultural capacity sustainable management and mplementation frameworks Elevates and sustains place and economy Provides standards and principles for making decisions and stresses implementation Is a living, flexible document based on community values Gives you a competitive edge to better fuel economic development June 3, 2025 I CorcptualRcdcring ofp potentials South Hartsville ReiataDevlpne MIT IMIMI Conceptual Rendering ofpolentia al4 Aihand Railroad Redevdlopment How is a Downtown Master Plan Implemented? June 3, 2025 mplementation! Framework The only wayt to achievet this visioni itt to create ando committ to an administrative andr management framework to guide the work oft the city and the process of revitalization. Revitalizationt takes at team... a committed team, visionary leadership, policies, and resources. This master plan providest the framework for slarting and keeping all people ande elements workingi in concertt toward the Vision. imagine investin destinction INMAN INMAN INMAN Shepher Policies, Ordinances Financial Strategic d Support and Guidelines Implementation CREATMITY + PATIENCE + HARD WORK + PARTNERSHIPS + COMMUNIECATION Catalyst Projects Catalyst projects are ones that cant transform a community and! buildt the momentum ford continued progress ands successful project implementation. The following projects deserve the Ciy's priority attention, commitment, andi investments for they will be the catalysts to transforming Downtown Inman. Planning fort these projects can! begin now to ensure successfuli implementation over the newf fewy years. Improve, appropriately renovate, andr reuset the historic! buildings downtownRails to Trails conversion: Farmers Market Pavilion Mains Streeta and Mill Street streetscape improvements Greenway New CitvHall Policy Framework & Organizational Capacity A critical component of revitalizing downtown Bishopville is ensuring an adequate policy framework and organizational capacity. The following describes how the city can leverage existing policies and organizational structures to effectively implement downtown revitalization activities. Utilize the Budgeting Process and Capital Improvement Program. Funding of Ongoing Maintenance. Leveraging Existing Organizational Structures and Processes. Provide Adequate Design Guidance. Code and Zoning Enforcement. Utilize the Existing Architectural Review Board. Provide Education and Resources to Downtown Owners and Businesses. Strengthen and Leverage Regional Partnerships. Sean Lane, Intern for Town of Mocksville Presentation (moved to another meeting) June 3, 2025 Consent Agenda A motion was made by Commissioner Taylor to adopt the consent agenda as presented. The motion was seconded by Commissioner Lambert which carried by a unanimous vote of5-0. Items approved were: (A) May 6, 2025 Regular Board. Meeting (B) Monthly Financials (C) Tax Releases and (D) Contribution Based Cap Report. NEW BUSINESS Consider Adopting Budget Amendment #5 Enterprise Fund A motion was made by Commissioner Draughn to adopt budget amendment #5 enterprise fund in the amount of868,000. The motion was seconded by Commissioner Stevenson which carried by a manimous vote 5-0. Consider Adopting Budget Amendment #6 General Fund A motion was made by Commissioner Taylor lo adopt budget amendment #6 general fiund in the amount of $60,000. The motion was seconded by Commissioner Lambert which carried by a unanimous vote 5-0. Communication from Town Staff Town Attorney Al Benshoff absent: Senior Attorney, Al Andrews standing in for Town Attorney. Andrew says he has been to Mocksville three times and what has been presented to you tonight is SO valuable. It is considered small town charm. Town Manager Rollins: You have in your packet Mocksville Education Building guidelines because there has been interest in this facility. Staff researched the market in surrounding areas and come up with a plan. Iam not asking you to vote on it tonight but look at it; ask questions and make suggestions during the month and we will put it on the agenda for July. The second item is a letter from NCDOT for their paving program FY25-26. Ifyou know of NCDOT roads that need attention please send to town hall. Staff will consolidate a list and present to NCDOT at the end ofJuly. Communication from Mayor and Town Board Commissioner Stevenson: Thanked staff and congratulations to Parks and Grounds they do a beautiful job. Commissioner Taylor: Thanked staff for a seamless budget process this FY25-26. Commissioner Lambert: Thanked staff for a great budget process and the Sunny Days event was rocking. Commissioner Draughn: Thanked staff for a great budget process. Commissioner Frye: Thanked staff for a great budget process. June 3, 2025 Mayor Marklin: Thank you Eric Thomas and Irene Tyson for your downtown presentations. The town's goals are to do what is best for the community. Thank everyone for attending this meeting. Irene Tyson Motion to enter closed session per NC GS 143-318.11 (a) (3), and (5) to preserve the attorney-client privilege, and acquisition of real property. A motion wvas made by Commissioner Taylor to enter closed session. The motion was seconded by Commissioner Stevenson which carried by a unanimous vote 5-0. A motion wvas made by Commissioner Taylor to re-enter open session. The motion was seconded by Commissioner Draughn which carried by a unanimous vote 5-0. Adjourn A motion vas made by Commissioner Lambert to adjourn the June 3, 2025 Regular Board Meeting. The motion was seconded by Commissioner Draughn which carried by a unanimous vote 5-0. The attached documents are incorporated herewith and are hereby made a part of these minutes. Millan AMaih ML William J. Marklin, Mayor dpn aetke Lynn Trivette Town Clerk, MMC, NCCMC June 3, 2025