16-23-EX

Lynn Barbee
Mayor

Joe Benson
Council Member

Deb LeCompte
Council Member
Jay Healy
Mayor Pro Tem

Mike Hoffer
Council Member

Bruce Oakley
Town Manager
Town of Carolina Beach
1121 N. Lake Park Blvd.
Carolina Beach, NC 28428
Tel: [phone]
Fax: [phone]
7/7/2023 Exemption Number – 16-23-EX CB

North Pier Holdings, LLC
c/o Caleb Kratsa
6316 MARYWOOD DR.
WILMINGTON, NC 28409

RE: EXEMPTED PROJECT (MINOR) - MAINTENANCE AND REPAIR (15A NCAC 07K .0103)

PROJECT ADDRESS - 1800 Canal, Building 1 & 2
AREA OF ENVIRONMENTAL CONCERN - Ocean Erodible

Dear Caleb Kratsa:

I have reviewed the information submitted to this office in your inquiry concerning the necessary filing of an
application for a minor development permit under the Coastal Area Management Act. After making a site inspection
on 7/6/2023, I have determined that the activity you propose is exempt from needing a minor development permit as
long as it remains consistent with your site drawing and materials list submitted on 7/6/2023, and meets the
conditions specified below. If your plans should change and your project will no longer meet these conditions, please
contact me before proceeding.

MAINTENANCE AND REPAIR - (G.S. 113-103(5)(B)(5) and 7K.0209) - Structures may be repaired in a similar
manner, size and location as the original structure. No expansions or additions are permissible. The repairs are
limited to 50% of the physical value of the existing structure and the following specific conditions.

1. As of 7/6/2023, this exemption specifically allows the pilings on Building 1 to be relocated in front of the existing
pilings along Salt Marsh Ln., as shown on the attached site plan. Also see updated scope of work document for work
completed to date under previous exemption #12-23-EX CB. This exemption is in addition to exemption #12-23-EX
CB, which authorized the following: The project consists of the repair of the interior units of building 1 and 2, except
for the units containing the unauthorized enclosed decks on the NE corner of building 1. Those 3 units of Building 1
(112, 212, and 312) are excluded from this authorization. This exemption does not include any expansions of either
building or include any of the areas of Building 1 which would require a variance. This authorizes the exempt work for
the interior ONLY, as shown on the attached drawing and materials list. Drawings and cost estimates were provided
4/17/2023. Additionally, work to be included under this amended exemption includes all work outlined in the
“Proposed Work to be Completed with Exemption” sections of the attached scope of work and cost estimate
document for buildings 1 & 2, received 4/24/2023. These renovations will not occur on the interior or exterior of units
112, 212, and 312 on building 1.

2. The proposed repairs shall be consistent with all other applicable local ordinances and North Carolina Building Code
standards.

This exemption to CAMA permit requirements does not alleviate the necessity of your obtaining any other State,
Federal or Local authorization and N.C. Building Permits. This exemption expires 90 days from the date of the letter.

Sincerely,

Haley Moccia, LPO – Town of Carolina Beach
1121 N Lake Park Blvd.
Carolina Beach, NC 28428

Cc: Bryan Hall

July 6, 2023,
Kievit Construction services LLC
2845 Carolina Beach Rd
Wilmington, NC, 28412
NCGCL 85228
CAMA exemption Construction Plan Detail for 42 Unit Condo
Complex Renovation 1800 Canal Dr, Carolina Beach, NC, 28428

Owner: North Pier Holdings LLC
Architect: Romero Architecture
Structural Engineer: Chris Holmes PE & Associates, Inc.
PM&E Engineer: Tim Hines, PE

Summary of costs. Full detail below

Building 1
Renovate existing structure $ 1,048,400.00
$
Building 1 Total $ 1,048,400.00

Building 2
Renovate existing Structure $ 2,382,500.00
New Penthouses and deck between buildings $ 1,175,000.00
Building 2 Total $ 3,557,500.00

Building One - Facing Salt Marsh Dr.

• Structurally independent from Building 2
• 15 independent units
o 12 -2-bedroom units
o 3 - 1-bedroom units
o Exterior breezeways, balconies and two stairwells.
Work Completed under current exemption–
Building 1 Exterior:
• Patched multiple leaks on existing improperly installed existing roof. Roof continues to have
significant leaks due to rotted sheathing, covered drains, multiple penetrations from HVAC and
plumbing.
o Roof leaks are causing new mold and additional deterioration of interior and exterior.
o This roof will fail during any significant weather event.
• Removed and replaced 9 existing rotted exterior rear covered decks.
• Removed existing front rotted covered breezeway.
• Removed 2 existing rotted stairwells.
• Replaced existing windows & doorways.
• Removed existing damaged siding.
• Replaced damaged and rotted existing framing & sheathing.
• Removed all existing railings.
• Covered all sheathing with fluid applied air and water resistive membrane.
• Remove all existing plumbing, electric, and HVAC.
• Removed existing Electric Meter panel at ground level in flood zone.
• Repaired existing damaged concrete pilings and foundation.

Interior:
• Removed all interior sheetrock, flooring, cabinetry, appliances and finishes.
• Removed all electric, plumbing and HVAC.
• Removed and replaced all rotted and damaged framing and subfloors.
• Enclosed existing roofed deck on the NE corner of building 1

To be completed with Updated or Newly Issued Exemption
• New roof covering will be TPO and sloped to drain properly.
• New roof construction removes all current load on the below 3 floors and transfers the loan
directly to the pilings.
• This further stabilizes and strengthens the 3 floors below.
• New roof will be significantly stronger and resistant to severe weather events.
• New roof can additionally support proposed penthouse if approved.
• New roof covering will not need to be removed and replaced at later date.
• No additional framing will need to be added for support at a later date.
• Replace all existing exterior plumbing, electric, and HVAC.
• Replace existing breezeways with 6 new pilings and helical and proper framing per engineering.
o New pilings will be placed in front of the old pilings on footers. the current piles located
5’5”away from the existing building, the proposed new location is directly in front of the
existing 7’5” inches.
• Fire protection added to parking underneath and breezeways.
• Install new EIFS Siding
• Install new handrails and decking on existing repaired decks and breezeways.

Interior:

• Additional Partition framing to match architect plans.
• Combine 3- One Bedroom/ 6 two Bedroom Units
• Total units after merger 12 Units- 6 two Bedroom, 6 three Bedroom
• New Plumbing, Electric, HVAC
• Updated and/or new fire walls, Insulation, Drywall, cabinets, interior doors, flooring, and
fixtures.
• New fire protection to be added with approval of penthouse to all floors.
Building 1 Completed and Proposed Work to be completed with Exemption.
$ 1,048,400.00

Labor Cost Materials Cost Total Cost
Total Relocation Costs

Foundations
$
6,300.00
$
4,200.00
$
10,500.00
Carpentry material (rough) including decks &
porches
$
94,500.00
$
94,500.00

Carpentry Labor (rough)
$
94,500.00
$
94,500.00

Roofing
$
17,900.00
$
12,000.00
$
31,500.00

Insulation and weather stripping
$
18,900.00
$
12,600.00
$
31,500.00

Exterior Finish
$
37,800.00
$
25,200.00
$
63,000.00

Doors, windows and shutters
$
21,000.00
$
84,000.00
$
105,000.00

Lumber finish
$
33,600.00
$
50,400.00
$
84,000.00

Carpentry Labor (finish)
$
15,750.00
$
15,750.00
$
31,500.00

Hardware (rough)
$
18,900.00
$
12,600.00
$
31,500.00

Hardware (finish)
$
12,600.00
$
18,900.00
$
31,500.00

Cabinets
$
10,500.00
$
42,000.00
$
52,500.00

Floor covering (tile, Carpet, etc)
$
25,200.00
$
37,800.00
$
63,000.00

Plumbing
$
22,050.00
$
9,450.00
$
31,500.00

Shower, tub, toilets, and other plumbing fixtures
$
21,000.00
$
21,000.00

Electrical
$
22,050.00
$
9,450.00
$
31,500.00

Lighting fixtures
$
10,500.00
$
10,500.00

Built in appliances
$
21,000.00
$
21,000.00

HVAC
$
10,500.00
$
10,500.00
$
21,000.00

paint
$
18,900.00
$
12,600.00
$
31,500.00

Overhead and profit
$
157,500.00
$
157,500.00

Totals
$
543,950.00
$
500,250.00
$
1,048,400.00

Building Two – Facing Canal Drive
• Structurally independent from Building 1
• 27 independent units
o 24 -2-bedroom units
o 3 - 1-bedroom units
o Exterior breezeways, balconies, two stairwells and 1 elevator
Work Completed under current
exemption – Building 2 Exterior:
• Patched multiple leaks on existing improperly installed existing roof. Roof continues to have
significant leaks due to rotted sheathing, covered drains, multiple penetrations from HVAC and
plumbing.
o Roof leaks are causing new mold and additional deterioration of interior and exterior.
o This roof will fail during any significant weather event.
• Replace existing Roof.

o New roof will consist of new LVL girders above pilings, new joists, new roof decking.
o New roof construction removes all current load on the below 3 floors and transfers the
load directly to the pilings.
o This further stabilizes and strengthens the 3 floors below.
o New roof will be significantly stronger and resistant to severe weather events.
o New roof can additionally support proposed penthouse if approved.
 New roof covering will not need to be removed and replaced at later date.
 No additional framing will need to be added for support at a later date.
• Replace all existing exterior plumbing, electric, and HVAC.
• Repaired 21 existing rotted exterior rear covered decks.
• Repaired existing front covered breezeways.
• Removed 1 existing rotted stairwells.
• Replaced existing windows & doorways.
• Removed existing damaged siding.
• Replaced damaged and rotted existing framing & sheathing.
• Removed all existing railings.
• Covered all sheathing with fluid applied air and water resistive membrane

Remove all existing plumbing, electric, and HVAC.
• Repaired any structurally deficient framing in carport.

Interior:
• Removed all interior sheetrock, flooring, cabinetry, appliances and finishes.
• Removed all electric, plumbing and HVAC.
• Removed and replaced all rotted and damaged framing and subfloors.
• Framed units per architectural specifications
• Installed and passed Rough inspection PME

To be completed with Updated or Newly issued Exemption
Exterior

• New decking to existing breezeways.
• Install new EIFS Siding
• Install new handrails and decking on existing repaired decks and breezeways.
• Exterior paint
• Exterior electrical fixture replacement
• Fire barrier per fire engineer requirements

Cost Building 2 Completed and Proposed to be Completed with Exemption
$ 2,382,500.00

Labor Cost Materials Cost Total Cost
Total Relocation Costs

Foundations
$
14,295.00
$
9,530.00
$
23,825.00
Carpentry material (rough) including decks &
porches
$
142,950.00
$
142,950.00

Carpentry Labor (rough)
$
214,425.00
$
214,425.00

Roofing
$
42,885.00
$
28,590.00
$
71,475.00

Insulation and weather stripping
$
28,590.00
$
19,060.00
$
47,650.00

Exterior Finish
$
71,475.00
$
47,650.00
$
119,125.00

Doors, windows and shutters
$
28,590.00
$
114,360.00
$
142,950.00

Lumber finish
$
190,600.00
$
285,900.00
$
476,500.00

Carpentry Labor (finish)
$
35,737.50
$
35,737.50
$
71,475.00

Hardware (rough)
$
28,590.00
$
19,060.00
$
47,650.00

Hardware (finish)
$
9,530.00
$
14,295.00
$
23,825.00

Cabinets
$
23,825.00
$
95,300.00
$
119,125.00

Floor covering (tile, Carpet, etc)
$
47,650.00
$
71,475.00
$
119,125.00

Plumbing
$
33,355.00
$
14,295.00
$
47,650.00

Shower, tub, toilets, and other plumbing fixtures
$
23,825.00
$
23,825.00

Electrical
$
50,032.50
$
21,442.50
$
71,475.00

Lighting fixtures
$
11,912.50
$
11,912.50

Built in appliances
$
71,475.00
$
71,475.00

HVAC
$
59,562.50
$
59,562.50
$
119,125.00

paint
$
28,590.00
$
19,060.00
$
47,650.00

Overhead and profit
$
357,375.00
$
357,375.00

Totals
$
1,265,107.50
$
1,095,950.00
$
2,382,500.00