Taxes proposed to stay the same, more law enforcement for Corolla

In the County Manager's budget report to the Commissioners, property taxes would stay the same. Outer Banks side of Currituck would get 8 new police officers. Here is the report from John Henderson of the Daily Advance:

CURRITUCK — Just as most Currituck families are tightening their finances during the current economic downturn, county government must do the same, County Manager Dan Scanlon told commissioners on Tuesday.

Scanlon expressed that sentiment as he unveiled a $47.9 million spending plan for next year that represents a less than 1 percent increase from the current year's budget.

The proposed budget includes no tax or fee increases. The tax rate would remain the same as the current year — 32 cents for every $100 of assessed property value.

"We are in a declining environment," Scanlon said. "We are not seeing an appreciable increase in our tax base. It isn't the time for government to look at expanding services and programs."

The only major personnel change in the proposed budget is the addition of eight new deputies to cover the Corolla area. The expenditure was actually approved by commissioners last year.

The new budget calls for spending $996,235 million more on the sheriff's department in the coming year, which includes the cost of the new deputies. Sheriff Susan Johnson has asked that the amount be increased about $150,000 to add a supervisory position.

"Now we only have one supervisor (in Corolla). I'm asking for a second one," Johnson said.

She said the new deputies would be in training for six months. "It will be next July before they are actually ready to go," she said.

Corolla residents can't wait. They have been pleading with the county for beefed up law enforcement. It was a campaign issue in the recent primary election, and it was a rallying cry by some who advocated incorporation a few years ago.

Scanlon told commissioners that the county would have to be frugal for the next several years. All signs point to a real estate market in Currituck that has significantly slowed, and along with it, the county's tax base, he said.

"We have seen a significant decrease in building permits," Scanlon said. "We have seen a significant decrease in (land) transfer taxes. Those have an immediate effect today, because that is revenue we are not collecting today. If we're not issuing building permits today, you're not going to expect significant increases in our tax base the next year or year after."

Increases in the assessed value of property in Currituck – which determines what homeowners pay in taxes – have significantly slowed in recent years.

From 1999 until 2005, assessed values of property in Currituck increased by 5 percent or more each year, which gave the county hundreds of thousands of dollars in extra revenue to spend even if commissioners adopted the identical tax rate as the year before.

"We've enjoyed a very robust economy, a very robust increase in a our tax base, Scanlon said.

But no more.

Assessed property value has increased by only 1.01 percent this fiscal year, and 0.61 percent last fiscal year.

Moreover, land transfer fees that are paid to the county by sellers at real estate closings have decreased by more than $2 million from two years ago.

And sales tax revenue has been flat.

"You are not seeing a growth in sales tax (revenues)," Scanlon said. "Not what we have traditionally seen."

The county plans to set aside $4.2 million of its $20 million emergency fund to spend, if need be, in the coming fiscal year, Scanlon said. But that shouldn't be construed to mean that the county's reserve fund will be depleted by a quarter, he said.

"We may spend none of it. We might spend half of it. We might spend all of it. I don't think we will spend all of it," Scanlon said.

The one bright spot in Currituck's economy is tourism. Occupancy fees paid to the county when visitors stay in rentals and hotels are at an all-time high, with $8.3 million collected through April.

"People are saying right now they feel pretty good about what is going on in the Outer Banks," Scanlon said. "I'm hearing reports that folks are coming (to visit)."

Commissioners will review the proposed budget at their June 2 meeting, and are slated to give it final approval on June 16.

Mid-county span draws worldwide attention

Designers, builders, financiers sought
From a recent meeting in Raleigh, the Daily Advance article reported:

By JOHN HENDERSON
Staff Writer

Thursday, May 15, 2008

Companies from around the world are expressing interest in designing, financing and building the Mid-Currituck bridge.

At a meeting held in Raleigh last week, representatives from 13 firms discussed the project with officials from the North Carolina Turnpike Authority.

Also in attendance were several hundred people representing companies wanting to handle some aspect of the project, said Grady Rankin, the authority's chief financial officer.

"We were very pleased with the meeting," Rankin said. "I'd describe the interest as high."

The proposed two-lane toll bridge linking Currituck's mainland and Outer Banks is planned to open in 2013. The project's current estimated cost is $459.6 million.

Rankin said representatives from several major European companies are interested because design-build-finance projects like the proposed mid-county bridge are more common in Europe.

"There are significant advantages for bringing the (design-build-finance) teams together under one tent," he said.

It will be North Carolina's first attempt at such a venture.

"There is no doubt the private sector can do it," Rankin said, referring to building the bridge. "I think major question is how much support it will require from the state of North Carolina. That has yet to be determined."

Just because the private sector has expressed interest in the bridge doesn't mean the project can completely be financed with private funds. More than likely there will have to be some state funding, he said.

"One of our objectives is to minimize the costs to the state to get the project off the ground," Rankin said.

It's not clear yet whether one company will be hired to operate and maintain the bridge after it is built.

Ralph Salamie, an engineer with Kiewit, Pacific Structures District in Vancouver, Wash., attended the meeting because his firm is interested in building the bridge. But to land the contract, Kiewit would have to join forces with other firms to handle financing and design, he said.

"If you develop it as a team, and approach the job as a team, it's nothing really out of ordinary, combining people," Salamie said.

Barry Nelms, chairman of the Currituck Board of Commissioners, said the wide interest in the bridge project is a positive sign.

"It is encouraging, because that will mean more competition, and with that, theoretically, you can get the best price and the best design," Nelms said. "We're excited we've got a lot of interest in it."

Nelms said devaluation of the dollar has made projects in America like the mid-county bridge more attractive to foreign-based companies.

"Because construction is down nationwide, it makes this a more favorable time to take on a project of this magnitude," he said.

Although the exact toll on the bridge has not been determined, the Turnpike Authority is projecting that motorists over a 39-year period would pay as much as $12 for a two-way trip. The toll will be collected to pay back investors who are expected to front the bulk of the money needed to fund the estimated $459.6 million project.

"This project has been looked at since the '60s," Nelms said. "I think that it's going to happen. Everybody at the county and state level are in a cooperative mood, and we're going to hopefully make it a very worthwhile, and a really nice bridge."

County Commissioner Gene Gregory, who attended last week's meeting, also sees the interest in the bridge as an encouraging sign.

"It was a great showing," he said. "I think we're well on our way to getting this bridge built. I feel closer to getting the bridge built now than ever. I think the people are finally realizing how badly we need a bridge."

Gregory said the bridge is sorely needed for hurricane evacuation and access to the Outer Banks. Today, the only route to Currituck's northern beaches from the mainland is a trip over the Wright Memorial Bridge and up N.C. Highway 12.

The process of picking a firm to handle the design-build-finance project is expected to take the remainder of the year, Rankin said.

He said the authority will soon be seeking information from companies about their qualifications to build the bridge.

"It is sort of a two-step process," he said. "We will select three or four teams, then we'll submit a request for proposals that is much more specific about what they propose to do."

Wild Horse Study: Smaller herd suffering genetic harm

In a study recently reported in the Daily Advance, a Texas A&M professor advises that adding horses would reduce inbreeding. See article below:


By JOHN HENDERSON
Staff Writer

Monday, May 05, 2008

The wild horse herd in Corolla has suffered genetic harm as the result of a Currituck County-endorsed program limiting its size, a study has concluded.

Inbreeding among the horses is the culprit, and could lead to defects, according to a study released by Texas A&M professor Gus Cothran, an equine geneticist who is a worldwide expert on feral herds.

A new study by a Texas A&M University professor suggests that the smaller size of the herd of wild horses on Currituck County Outer Banks is hurting its genetic diversity.

DNA testing taken of the herd of 89 showed "low genetic diversity" due to the inbreeding among the small herd, Cothran said. The horses have not yet shown outward physical signs of deformities, but that will become a possibility if the herd numbers aren't increased, he said.

"There certainly are 20,000 known genetic defects in humans," Cothran said. "Any one of those is a possibility" in the horses.

Examples could include clubbed feet or dwarfism, he said.

To prevent any further genetic decline, Cothran is recommending that the herd be allowed to reproduce and grow in number, and a few new horses be injected into the mix.

Cothran's study is recommending a herd in excess of 110 to increase genetic diversity. But that would conflict with an agreement to limit the herd to 60 that was agreed to in 1999 by Currituck County, the National Wildlife Refuge, and the herd's overseers, the Corolla Wild Horse Fund.

Federal officials have been concerned that too large of a herd could damage the habitat at the Currituck National Wildlife Refuge. The refuge makes up a large portion of the horses' grazing area on the Currituck Outer Banks north of Corolla.

Refuge manager Mike Hoff could not be reached for comment on Friday.

Karen McCalpin, the director of the Corolla Wild Horse fund, said the group is trying to be pro-active before the horses start to show outward physical genetic deformities.

"Low genetic diversity (in the horse's DNA samples) means it is starting to be a problem, that already irreparable genetic harm has occurred (to the horses)," she said. "We're recommending ways to prevent further harm, to have a larger herd."

The horses are believed to be descendents of Spanish mustangs that arrived several hundred years ago, and are considered a tourism draw for Currituck County.

A few years ago, the herd numbered 119. But in the past year, an aggressive adoption effort and a birth-control program have reduced its size to 89.

"We've physically removed horses. We adopted out 30 horses in the last 18 months," McCalpin said.

In the wake of Cothran's study, the horse fund has requested a moratorium on the removal of horses. The birth control program would remain in effect, however.

"In the meantime, we are trying to gather scientific data that all of us need to make a management plan that will be in best interest of the wild horses," McCalpin said.

The U.S. Fish and Wildlife Service and Estuarine Research Reserve will be conducting a study to determine exactly where the horses are feeding and what impact they are having on the wildlife refuge.

"The 'impact and carrying capacity study' will give us a lot of important data we don't have, not just about horses, but the impact of feral hogs, what kinds of vegetation are being eaten by which animal," McCalpin said.

She said the information could help define what areas should be a horse sanctuary.

"The ultimate goal is to be able to own that land," McCalpin said. "That will help me when I go to a foundation to ask for support to purchase land."

Watch Currituck County Commissioner Candidate Forum

Whether you can vote on not in Currituck County, you may want to know who the players are. There are several candidates running for Currituck County Commissioner. A candidate’s forum sponsored by the Currituck Chamber of Commerce was held recently and can be viewed by going here.

Previous Post:

Currituck to hold candidates forum April 17

While many of the Carova Corner readers do not have any voting power in the County, decisions made by our elected officials certainly impact all property owners the same. For those more active, you may want to attend a candidate forum later this month. There will also be a broadcast of the forum that I will attempt to get my hands on and maybe even upload to this blog if I can get a 9 year old to help me. Below if the Daily Advance article with the date and times.

Monday, April 07, 2008

Currituck residents will get a chance next week to question candidates for the county board of commissioners on the ballot in next month's Democratic and Republican primaries.

The Currituck Chamber of Commerce will host a "Meet the Candidates Night" at the Currituck County Middle School auditorium Thursday, April 17, from 7 p.m. to 9 p.m.

Shannon Kinser, Chamber president, said the forum will feature the eight candidates in contested races for four open seats on the commission board.

"There are a lot of new people on the ballot this year," she said. "I think it's important for folks to be able to make an informed decision, to come out and ask questions, and hear what candidates have to say."

The invited candidates include Stanley D. Griggs and William Carlton Etheridge Sr., two Democrats seeking the new at-large seat on the commission board. Also invited are Oswald Vance Aydlett Jr. and Keith Charles Hill, two Republicans seeking the new District 1 seat; incumbent Commissioner Ernie Bowden and Michael Cherry, two Democrats seeking the new District 1 seat; and Jerry W. Wright and Roy Lee Etheridge, two Democrats seeking the new District 2 seat.

Each candidate will be introduced, and will then be asked questions submitted to a moderator from the audience.

Kinser said community participation is essential to insuring a successful forum.

"This open forum will provide Currituck County citizens with an opportunity to question and evaluate those running for office," she said.

Under the forum guidelines, the questions may not be directed at any particular candidate. The forum will be aired on the local government channel at least once prior to the election.

Wildlife refuge closed for bomb hunt

Officials checking for unexploded ordnance


As reported in the Daily Advance by JOHN HENDERSON, Staff Writer, about the Army Core of Engineers combing the Refuge:

Saturday, April 19, 2008

The Currituck National Wildlife Refuge has expanded an area closed to the public as officials hunt for potential explosives from an old Navy bombing range.

The area includes the Monkey Island tract of the federal refuge north of Corolla.

The Currituck National Wildlife Refuge has closed an area of the refuge (shown in red) as officials hunt for possible explosives from an old Navy bombing range.

A contracting firm has been hired to look for unexploded ordnance, and officials aren't sure what, if anything, will be found.

"It's very old," Mike Bryant, the project leader for the refuge, said of the refuge area where the contractor will be checking for ordnance. "I'm not sure if it was from World War II or later. But the Army Corps of Engineers has the responsibility for investigating and cleaning up sites. They have issued a contract to do some of that work on that land."

Bryant said the public is prohibited from driving through the area right now, and he hopes that people who see the contractors' vehicles driving up to that area to look for explosives don't follow them.

Expanding the closed area "is for the safety of the public," Bryant said. "There could be everything from fifty-caliber bullets in the sand, to small practice bombs. The stuff was dropped, who knows how many years ago, long before refuge was established in the '80s. We were simply made aware that part of this refuge had been part of this old gunner bombing range."

The expanded closed area of the refuge will now start 1 mile north of Corolla, and continue north approximately 750 yards. The area, from the leading edge of the primary dune westward to the Currituck Sound, will remain closed to the public until further notice, according to a press release.

The vehicle access portion on the beach will be unaffected by the closure, but motorists need to use caution as surveyors with equipment may be present on the beach after the project starts Monday, the release states.

Carova Beach Park & Boat Ramp

UPDATE 4-23-08

In my quest to obtain real-time, first-hand information about the 4WD area, I went straight to the source and once again called on Tab Winborne, local builder and general contractor for the Carova Beach Park and Public Boat Ramp for an update. His detailed response is below:

The Park is moving along.

Building:
The split face concrete masonry foundation and below grade walls are completed. The cells will eventually be filled solid with concrete & #5 rebar installed from the footing to the roof. It will be the most solid building in Carova.
The select fill is completed below grade and the electrical/ plumbing rough-in has been completed.
We anticipate the slab and some walks to be completed next week.
The masons will return to complete the walls once the slab is completed.

Bulkhead:
The Bulkhead is completed.

Picnic Shelters:
Our framers have completed the framing of the picnic shelters. They are heavy timer constructed but still have some gentle details on the rafters.

General:
I attach some details for the building and site.

We anticipate the major permit required by CAMA any day. This permit will allow us to begin work on the walkways around the bulkhead, the boat ramp, boat dock and the sidewalks in the Area of Environmental Concern. The process is lengthy but there are several Governmental Agency's which have our design under review.


Tab Winborne
Tab Winborne Corporation
757 237 2802



UPDATE 2-3-2008: Carova Beach Boat Ramp And Park
In a recent email from contractor and local 4WD area builder, Tab Winborne, he stated that the park should be completed in the Spring of 2008. The bulk head is finished and the building should start next week. The ramp and walkways require a special permit and it is currently under review. For further details, you can email Tab directly.


Original Post
Construction is underway for the public boat ramp and park in Carova Beach! The park falls under the jurisdiction of the Currituck County Parks & Rec Dept. The most recent article on the park I have found is here. The County obtained the land when the Wild Horse Estates subdivision was developed and received a $250,000 grant from the State to construct the park on the Southern-most canal in the Carova area. According to John Cece, CAMA officer in Elizabeth City, the county has not yet applied for a permit to dredge the canal, particularly an area known locally as the 'cattle crossing', where depths and winds can render access impossible. It is my understanding they will be applying for this permit further along in the project. For a plat of the proposed park (subject to change), click here.

Great Wild Horse Video

The Corolla Wild Horse Fund has put together a fantastic slideshow, entitled "The Voice" for Currituck County's Mascots, the Corolla Wild Horses. Now restricted to the 4WD area of Carova, it is evident that their survival is paramount to maintaining the unique character and living history of the Northern Outer Banks. Enjoy. Special thanks to the Corolla Wild Horse Fund.

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New Update on Mid-Currituck Bridge. First ever NC Public/Private Partnership

The NC Turnpike Authority has just updated their website with some interesting and new data regarding the Mid-Currituck Bridge. The NCTA is soliciting bids from investors and contractors to partner up with the state. Their release can be read here. For a copy of their Final Purpose and Statement with all the details, click here.



Previous Post:

NC Turnpike Authority updates website with information on Mid Currituck Bridge
After a series of three public meetings, the NC Turnpike Authority has posted all of the handouts, aerial images with traffic-flow scenarios, comment forms, etc.. on their website. Be sure to click on newsletters/documents. It is a very good site and descriptive read without a lot of opinion around the factual data.

Related article regarding the toll figures and lifespan.
Related article featuring local response to the Bridge.
Related article on cost estimates and bridge history.

Community Task Force Formed For Carova Beach Area

In a recent email, I asked Charlie Pool, member of the newly formed Community Task Force in Carova Beach, to briefly detail the goal of the Task Force as it pertains to the 4WD off-road area. His response on April 9th is below:

Briefly, the task force is presently working with Dan Scanlon, our county manager, in a effort to improve beach safety and road conditions in the four wheel drive area. We are researching several avenues to accomplish our goals and at this point we are waiting for legal assistance from the county attorney, researching a variety of methods on our own, and Dan Scanlon is in the process of researching methods the county may assist in accomplishing our goals. I have a good feeling we will soon be able to implement some noticeable improvements to road conditions as well as beach safety. Our next meeting with Dan Scanlon will be in about two weeks.

It certainly is refreshing to see a group of dedicated locals working to improve the off road area and keep it safe and enjoyable. I will report more on this issue as I learn of it.

The Outer Banks makes the WSJ...Again

I hate to stay on the real estate tinge here, but this just came out. Good if you are looking to buy, if you already own, then just keep enjoying life on the Outer Banks.


Daily Real Estate News | March 10, 2008
Bargain Hunters Target Vacation Hotspots
Bargain hunters are sniffing out the best deals in parts of the country where the underlying economics are good but prices have fallen or look like they could fall from their height in 2005.

The most popular hunting grounds are those areas where there are lots of second homes, including Sante Fe, N.M., the Outer Banks of North Carolina, Cape Cod and Nantucket-Martha’s Vineyard in Massachusetts, and California’s Napa Valley. Prices in these areas actually haven’t fallen much, but the abundance of inventory on the market suggests that sellers may have to concede and cut prices if they want to sell soon.

In Miami and Las Vegas, where the problems stem from over building, prices are about 64 percent higher than they were in December 2002 when the run up began in earnest, according to Radar Logic. In Los Angeles, where tighter lending after the subprime mess has made getting financing difficult for some buyers, prices are 57 percent ahead.

At the height of the real estate boom, an investor could flip a house at a profit in as little as three months in many areas. Now the odds are stacked against a quick turnaround, experts say, and buyers should plan to hold onto properties for at least three to five years.

"I think to be an investor like this you've got to have a pretty strong stomach," says Jonathan Miller, chief executive of Miller Samuel, an appraisal firm.

Source: The Wall Street Journal, Christina S.N. Lewis (03/07/08)

Buying & Selling Real Estate in Carova Beach.

I have harped on this to many of you individually, but there is no ammunition like education when it comes to buying or selling property in Carova Beach. There are properties out there that either the Seller does not know what they are sitting on, or Buyers that don't realize what they just bought, worse the real estate agent thinks they know the difference...and don't. Let me explain via 2 examples:

Case 1: A couple buys two lots side-by-side years ago and never had any site evaluation done on the properties and have no idea of the elevation of the lots. They place them on the market with an agent who does NOT work in the 4WD and has no idea where the lots are even located. An offer comes in for both lots at $115K and $105K contigent on a site evaluation and elevation survey. These lots are located in a flood zone that would require flood insurance but the survey reveals that there is enough elevation to be removed from the flood zone and thus no flood insurance requirement if a house is built on either lot. (Note: application for removal of flood zone with FEMA in this case is free) Who paid for the Survey? The Buyer. The Buyer's agent already knows these properties are more valuable if removed from the flood zone and the Buyer is the only one with the survey information. Seller mistake #1. Then the site evaluations come back and one of the two lots will not support a conventional septic system. Buyer and agent know this a $2-3K problem. Seller and Seller's agent assume property is unbuildable. Mistake #2. At this point the Buyer is not obligated to purchase either lot but decides to renegotiate. One lot is fine and he will pay the $115K contract price but will only offer $50K on the other unsuitable lot. Seller agrees for fear of losing the deal. Buyer pays $165K for two side-by-side lots totaling 1.2 acres close to the beach. Both are now buildable and in an X flood zone.

Case 2: Buyer decides to buy a risky lot with little dune in front of it for protection. Buyer's agent, who actually sells her fair share in the 4WD, advised against buying the lot. Buyer's transient ego compels him to ignore his agent's warning, because he "works for the government and knows the risks involved." He buys lot for $375K three years ago. He never looked at the CAMA small structure setback line which because of the virtually non existant dune in front of him, rendered his lot unbuildable. He is listed under $99K and is finally under contract. Sadly, he bought more than just one of these lots, some for more than $375K.

Folks, in this market right now, there are lots listed for $400K+ that are unbuildable and worth about $5K. There are also lots that are listed for about 50-75% of what they are worth. With all the potential changes coming down the line in the years to come, knowing the ins and outs will make a huge difference.

Get Smart or Find Smart.

Jason

Currituck mid-county bridge to cost $460M

Wednesday, February 27, 2008

I know this topic is a near weekly entry on the blog, but the updates are important to gain the most up to date information. I have a copy of the handout from the meeting that took place on 2-26-08. It is too large of a file to post (but I'm working on it), in the meantime if you would like a copy, I can email it to you. Below is the article in the Daily Advance


By BRENDA KLEMAN
Correspondent



CURRITUCK — The long-awaited mid-county bridge linking Currituck's mainland and Outer Banks would cost $459.6 million, take four years to build and cost users a toll of between $6 and $12, officials said Tuesday.

Representatives of North Carolina Turnpike Authority met with Currituck commissioners Tuesday to discuss their recommendations for the bridge project. The meeting was held ahead of informational meetings the Turnpike Authority had scheduled with the public about the project both Tuesday night and tonight.

Turnpike Authority officials are projecting that if all goes as planned, construction on the seven-mile, two-lane bridge across Currituck Sound could begin as early as October 2009. Traffic could be flowing across the span by the fall of 2013, officials said.

Before then, however, the Turnpike Authority will have to complete a draft environmental impact statement on the bridge project this summer and a final EIS by May 2009. If those environmental studies don't turn up anything untoward, the bridge project — first discussed in the 1980s and approved by state lawmakers in 1989 — should be approved in August 2009 and move forward, officials said.

The bridge project was all but stalled

until the Turnpike Authority — a creation of the Legislature — took over its planning and administration from the N.C. Department of Transportation in 2006. Since then, the project has been on an accelerated path.

Steve DeWitt, chief engineer with the Turnpike Authority, said there is already a great deal of buzz about the bridge project, which would be built with a combination of government and private funds.

"We have a tremendous amount of interest from contractors and financiers," DeWitt said. "This project makes sense to a lot of people."

Turnpike Authority officials said that their study has led them to conclude that the bridge is the best way to relieve summer traffic congestion on U.S. Highway 158 and N.C. 12. Without the bridge, Turnpike Authority officials have projected that by the summer of 2035, it will take a motorist four hours to travel from Aydlett to Corolla, and 35.9 hours to safely evacuate the Outer Banks when a hurricane threatens.

John Page, a consultant on the project with Parsons Brinckerhoff Quade & Douglas, said six corridors originally were considered for the bridge. After much study, however, the number of potential corridors have been narrowed to one on the mainland and two in Corolla. The site on the mainland is located north of Aydlett, while the sites in Corolla are near Albacore Street and Clubhouse Drive.

In addition to the bridge, the Turnpike Authority is recommending several highway improvements to accommodate the span and aid hurricane evacuation. They include widening 2-4 miles of N.C. 12 in Corolla; adding a third northbound lane on U.S. Highway 158 near Aydlett and N.C. Highway 168 at Barco; and adding a third northbound lane to U.S. 158 in Kitty Hawk.

Page said one of the alternatives to building the bridge — widening existing roadways like U.S. 158 and N.C. 12 — has been dropped from the Turnpike Authority's study. That option would have affected too many homes and businesses, he said.

Turnpike Authority officials originally forecast that the bridge could cost anywhere from $445 million and $955 million. They appear to have narrowed the cost in their latest projection to $459 million, although officials cautioned that was just an estimate.

Wilbur Smith Associates, an engineering firm that conducted the study for the Turnpike Authority, had recommended a one-way peak season toll of $8 and an offseason toll of $6 for bridge users. However, officials said Tuesday that the toll could be as much as $12.

Whatever the Turnpike Authority ultimately decides, there will likely be some accommodation for local residents who have to cross the bridge for work and other uses. DeWitt said they would likely be charged a lesser rate.

Turnpike Authority officials also announced Tuesday that the toll booths will only be stationed on the mainland side of the bridge, not in Corolla.

The Turnpike Authority and DOT officials met with Corolla residents last night to discuss the bridge project and will host a workshop at Griggs Elementary School today from 4 p.m. to 8 p.m. A third session will be held at the Pitt Center in Southern Shores on Thursday from 4 p.m. to 8 p.m.

Flood Insurance in Carova Beach

It is well known that the 4WD area of Carova Beach and the rest of the off road area is located in a CBRS ('COBRA") zone. As such, the area is not covered under the National Flood Insurance Program (NFIP) and homeowners have to seek out private flood insurance which can be costly. There are three primary flood zones classes, VE, AE or A, and Shaded X. Lenders of any federally-backed loan are required to maintain flood insurance in zones considered within the 100-year floodplain; said another way, zones that have a greater than 1% chance of flooding in any given year in a century. Both the AE and the VE zones are considered in this 100-year floodplain and thus lenders require the insurance. The Shaded X flood zone has less than a 1% and lenders (though at there discretion) typically do not make purchasing the flood insurance mandatory. Annual premiums and deductibles can vary based on elevations of the house and the flood zone. VE is the highest assigned risk and thus comes with th highest premiums.
To get a handle on the current private flood market, I emailed Gayle Drummond with Ocean Insurance Services, who quotes a lot of flood policies for my clients in the 4WD area. She responded with the following:

Cobra Primary Flood Coverage can be obtained through the proper channels in today’s insurance market. Because Cobra Flood Zones are not supported by the National Flood Insurance Program, premiums for this coverage can be expensive. Insurance Markets who have quoted Primary Flood Coverage in recent months have charged between $10,000 and $10,500 base premium with $25,000 to $50,000 deductibles for $250,000 of primary flood coverage on the dwelling in VE flood zones. Rates are slightly lower in areas other than V Zones.
Negative Elevations have been big issues for insured’s trying to find primary flood coverage. We find that many of the homes in the 4x4 area have a game room or other similar structure enclosed on the bottom floor. This enclosure drastically changes the hazard elevation for the home. Rather than considering the bottom of the second floor to be the lowest hazardous point, insurers must consider the bottom of the first floor as the lowest point. In most cases, this issue causes the homes to have a negative elevation. Many Insurers in today’s market seem very anxious about insuring Coastal Barrier Island homes that rest below the base flood elevation. But don’t lose heart! We have access to insurers who will consider writing these risks as well.

It should be noted that the private flood market has come along way in the past few years. Premiums used to be north of $25K in a VE zone with a $50K deductible only. Luckily, insurance agents like Gayle have hammered the flood coverage companies to lower their rates to a 'reasonable' level to keep homeownership feasible.
For more on this topic, or how to potentially be removed from the 100 year floodplain so as not to be required to carry the flood insurance, email me, and I would be happy to discuss on an individual basis.

All the best.

Jason

A Move to Restrict Beach Access in Carova

Published in the Daily Advance, below is an interesting article about limiting traffic on the Northern Beaches of the Outer Banks as well as discussion about a possible rebirth of the "service district".




By JOHN HENDERSON
Staff Writer

Sunday, February 17, 2008

Residents of Currituck's northern beaches believe one way to reduce vehicular traffic on the beaches would be to limit the number of out-of-county visitors during the summer months.

That's why a group of North Swan Beach property owners are proposing the county begin issuing passes to motorists seeking access to Swan Beach, North Swan Beach and Carova.

Under the proposal, Currituck residents and out-of-county visitors renting beach property would receive passes giving them open access to beach areas. However, only a limited number of out-of-county visitors would be issued beach passes each day.

Lynne Wilson, one of the North Swan Beach property owners proposing the idea, says access to the beaches could be controlled through a "guard gate." The gate could be placed on property between the end of the paved road on N.C. Highway 12 and the ramp that allows vehicles access to the beaches, she said.

Wilson said her group has already researched the idea, discovering not only that it's legal but that other beach communities around the country are using it.

"There would be a limited number of cars (from outside the county) allowed each day," she said. "It would be very well publicized."

The result of a controlled-access system, Wilson said, would be less traffic on the beaches and better safety.

Wilson and other North Swan Beach homeowners are floating their proposal at the same time that a controversial idea regarding northern beach access is resurfacing.

At a commission retreat on Jan. 28, Fruitville Township Commissioner Ernie Bowden, who represents the north beaches, again urged his fellow commissioners to consider the formation of a service district in the Carova area. The service district would allow the county to spend funds improving and maintaining interior roads behind the beach dunes.

Some residents oppose the district, fearing it would bring additional development to the northern beaches. Others have voiced concerns that the improved roads might negatively affect wetland areas, the beaches' fragile wildlife, and hinder the freedom of the Corolla wild horses.

But Currituck Emergency Management Director Stanley Griggs, who recently filed to run for a new at-large seat on the Board of Commissioners, said it's an issue he would like discussed again. In a Sept. 17, 2007 letter to Board of Commissioners Chairman Barry Nelms, Griggs outlines his safety concerns.

"Mixed uses on the beachfront, such as recreational activities and traffic, are incompatible, and in my view, a disaster waiting to happen," he writes. "Children in particular do not pay attention to, or are unaware of, the danger posed by passing vehicles. Improvement in infrastructure such as interior roads would go a long way in starting the process to change this very dangerous situation."

Griggs said Friday that he would like all of the stake-holders to discuss the service district issue with "everyone's interest at heart."

"It is a complex issue," he said.

Wilson, however, believes creation of a service district for roads would not improve safety on the beach.

"First of all, it would bring more traffic, and one of the major concerns now is the escalation of traffic on the beach, especially during the (summer) season," Wilson said.

Wilson said beach residents support the county filling in potholes along the existing interior roads. But they are opposed to the formation of a service district to upgrade the roads.

"A service district is kind of opening door to the possibility of not only more traffic, but also could lead down the road to more development because of easier access, and greater density development, which we definitely don't want to see,"

she said.

County Commissioner Owen Etheridge, who represents Crawford Township, said the road controversy on the northern beaches has been hanging over the commission board since last fall.

"Ultimately, we've got to do something to address this issue," he said.

County Manager Dan Scanlon said if a service district were created, the county would not be creating new paved roads in the northern beach area. He said the county would only spend money on projects like the grading of Sandfiddler Road, an existing interior road.

"We would not be creating a new road, not paving a road, not putting rock on a road, not shell," Scanlon said. "We're talking about going up there and pretty much putting a grade on it, widening it back out so two cars could pass each other, and addressing the blind intersections so that it is safe to travel the road."

Scanlon said there is a general public safety concern about the condition of the interior roads.

"A couple years ago, we had a lot of rains, and some of the roads flooded," Scanlon said. "It was hard to get up in there. All the public safety agencies expressed a concern (about it), as well as the post office."

New Update on Mid-Currituck Bridge, Public Meetings Scheduled

The NC Turnpike Authority is sponsoring 3 informational workshops on the mid-county bridge at the end of this month allowing residents and property owners an opportunity to see what is planned, ask questions, and express their views over the proposed options for the bridge and its various routes. All workshops are from 4pm-8pm and will be held as follows:

Feb 26th Hampton Inn in Corolla
Feb 27th Griggs Elementary School in Poplar Branch
Feb 28th Southern Shores Town Hall

The NC Turnpike has also updated their website featuring new cost figures and also road widening options on both the Outer Banks and mainland terminus points. A recent article on the bridge & meetings can be read here.


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Saturday, December 15, 2007
Latest Report on the Mid-County Bridge

Easily the most asked question I receive is "When is the bridge going to come?" For most of you familiar with the Outer Banks, that questions has been asked for 20+ years now. Lately, we have seen some significant developments that could bring this mythical bridge to fruition. The best source of information on this issue can be found at the NC Turnpike Authority's website. This is the outfit charged with building the bridge and they offer a nice timeline and potential pathways for the bridge. Locally, the most recent article for the bridge can be found by clicking here

The bridge is a very hot topic on the Outer Banks. While there seems to be a general concensus that the bridge will boost property values, there is a strong concern that the bridge will have an adverse effect on the character of the Northern Outer Banks. I'm not sure what the right answer is here, but surely the debate will continue long after the bridge is built.

From an investment angle, so many that I talk to tend to use the bridge as a heavy determining factor when investing (or not investing) on the Northern Outer Banks. Those more skeptical about the bridge are holding off until they at least see some pilings in the water, others are buying now thinking it is inevitable. In my view, I think you will see a positive correlation between property values and bridge development.

Right now, property values are the lowest they have been in years, albeit for a number of factors. A purchase now gets you a relatively low buy-in yet there is NO guarantee of the bridge being built, thus higher risk and higher reward. Once construction begins on the bridge, property values will likely be higher but the guarantee will be greater for bridge completion, thus medium risk and medium reward. Obviously, a completed bridge offers low risk....you get the idea.

Mail route to Carova will continue

While the luxury of isolation tends to run counter to convenience and services, it appears the residents of Carova Beach have worked out an arrangement with the USPS to continue utilizing the post office boxes located near the Carova Beach Fire Dept. A recent article in the Virginia Pilot has further details.

State of the Wild Horse Herd

Current State of the Herd
What Carova Beach blog would be complete without an update on the health and numbers of our famous mascots, the wild horses? Currituck County promotes them as our ambassadors on the Northern Outer Banks, but so often people inquiry as to how many horses they are and how they are doing physically. To find out, I emailed Karen McCalpin, executive director of the Corolla Wild Horse Fund. In her response she wrote:

There are currently 89 horses in the Corolla herd. We know from the horses that we bring off the beach for adoption (27 in the last year) that the wild herd has a very low parasite load and is in excellent health. The overall health of the mares that have been darted as part of the birth control program will be also be enhanced as a result. We have targeted the oldest and the youngest mares. Not having a foal every year will improve their health and longevity. DNA samples have been sent to Texas A&M where they are being analyzed by Dr. Gus Cothran, the leading equine geneticist in the country and an expert on wild horses. Dr. Cothran will be preparing a report on the current genetic health of the herd. The Currituck County Wild Horse Management Plan, originally written in 1999, calls for a maximum herd size of 60. This number was not based on science and is not a genetically viable number. The goal of the Corolla Wild Horse Fund is to maintain the herd at a number that will ensure their maximum physical and genetic health.

For more information on the herd you can go to the Corolla Wild Horse Fund website.

Sandfencing: Letting Mother Nature boost your property value

For property owners, sandfencing is a relatively inexpensive way to preserve and improve property values. So many potential buyers out there tend to seek out properties that have solid elevation. The reasons are many:

1. Elevated lots offer better Ocean views from future houses which plays a major role in determining value.
2. When selecting a lot for construction, properties with adequate sand reduce the need or amount of fill that needs to be brought in to support a conventional septic system.
3. For properties located in the 100 year floodplain, having certain elevations can allow property owners to apply with FEMA to have a lot or dwelling reclassified out of the 100 year floodplain. This is CRITICAL in the 4WD area as this can eliminate a lender's requirement for costly private flood insurance, thus keeping insurance costs down.
4. More elevation reduces risks from potential flooding issues during storm events or periods of heavy rain.
5. If a house pad can meet certain elevation requirements, then dwellings have the legal option of having ground floor enclosures which allow for more heated living space and potential added value, particularly in a vacation rental market.
6. For properties in close proximity to the Ocean, it is not only a way to preserve a protective dune structure but also a way to maintain/preserve/improve CAMA setback lines allowing for more flexibility utilizing placement on the property.
7. While the majority of ATV users are considerate and responsible, there are those rogue few that trespass and destroy private property and can erode away already existing elevation, hurting property value and destroying valuable vegetation. Sandfence can be a deterrent from this scenario happening on your property.

For those wanting to do their own sandfencing, the picture at the top shows how CAMA would like it done, particularly out on the Oceanfront....believe me they will enforce the rules these days. Anyone wishing to have a quote for sandfencing to be done on their existing property, here's my shameless plug: I actually co-own a sandfencing company. You can give me a call at 252-457-1136 or click here for an estimate. I will also provide the contact numbers for other sandfencing operations in the 4WD area so that you can compare prices to find the outfit best for you.

Corolla makes Coastal Living Magazine

Coastal Living has been doing periodic articles on beach towns offering logistics on making the move to the coast. Corolla made the most recent issue, click here for the article.

Currituck adopts ATV ordinance at January Meeting

UPDATE January 9, 2008:
Currituck County Commissioners adopt a revised ordinance on ATV's allowing them to remain on beaches. An article in the Daily Press states the following:


By JOHN HENDERSON
Staff Writer
Wednesday, January 09, 2008
CURRITUCK — Currituck County has a new law that penalizes all-terrain vehicle riders deemed a nuisance to their neighbors.
After months of wrangling over how to punish nuisance ATV riders without penalizing those who aren't, the Board of Commissioners Monday night unanimously approved an ordinance amendment that's designed to do that.
"This will not inhibit those persons who are using all-terrain vehicles in a safe and respectable manner from operating them anywhere in the county," board Chairman Barry Nelms said.
The amendment is much different from a previous ordinance that the board nearly passed several months ago.
On Oct. 15, four of the board's five members approved an ordinance that for all practical purposes banned ATVs on beaches and from backyards. The ordinance barred ATV riding within 300 feet of a residential lot. It also banned ATVs on the "foreshore or beach strand."
The measure generated an outcry from ATV riders.
Nelms didn't attend the meeting where the first vote was taken. But when he returned from a trip from Costa Rica, he asked his colleagues to go back to the drawing board on the ordinance.
The new law the board adopted Monday is actually an amendment to an existing ordinance on "declared nuisances." It prohibits ATV riding "in a reckless manner; in a manner that creates excessive noise ... (or) that spreads dust; and "on a track or course located on property used for residential purposes."
It also prohibits ATV riders not on their own property from willfully damaging, among other things, trees, crops, vegetables, plants, gardens and springs.
County Attorney Ike McRee, who drew up the new amendment, said riders who violate Currituck's new ATV law could be penalized in a variety of ways.
Under the previous draft of the law, violators could have faced a fine of up to $500 or imprisonment of no more than 30 days.
The ordinance amendment does not include this language, but there are a variety of different penalties a nuisance violator could face, McRee said.
"Bits and pieces of these (penalties) are provided in other parts of ordinances," he said.
For example, if the ATV rider is making excessive noise, he could be prosecuted under the county's noise ordinance.
"There is no zoning district that allows a race track as a permitted use on a property," McRee said. "There is already a provision in an ordinance — civil penalties — for (violating) that type of thing."
McRee said he researched other ATV ordinances across the country by doing a Google search. However, he did not model Currituck's new law specifically on another ATV ordinance.
Instead, the wording in Currituck's ordinance was more inspired by laws in the Northwest and Midwest that regulate snow-mobile use. In fact, some of the wording was inspired by an ordinance from Boone County, Ky., McRee said.



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In response to primarily mainland Currituck issues regarding ATV's being a nuisance to residents, the County is reviewing its ATV ordinance. They would have been banned altogether it appears had all Commissioners been present to vote.A further breakdown can be found here.