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APPLICATION FOR
SECTION 404 INDIVIDUAL PERMIT
SAPP ROAD — PHASE 2
PROPOSED WENDOVER COMMONS OUTPARCEL
GREENSBORO, NORTH CAROLINA
APPLICANT-
MR KEY KASRAVI
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HDC— WENDOVER— GREENSBORO PARTNERS, LP if
12335 KINGSRIDE LANE, SUITE 280 MAR 2 3 7.015
HOUSTON, TEXAS 77024 _ _ _ �-- „
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PREPARED BY:
PILOT ENVIRONMENTAL, INC.
PO BOX 128
KERNERSVILLE, NC 27285
MARCH 19, 2015
PEI PROJECT NO. 1024

APPLICATION FOR
SECTION 404 INDIVIDUAL PERMIT
PROPOSED WENDOVER COMMONS OUTPARCEL
GREENSBORO, NORTH CAROLINA
F-1322 01kilIE
MR. KEY KASRAVI
HDC- WENDOVER- GREENSBORO PARTNERS, LP
12335 KINGSRIDE LANE, SUITE 280
HOUSTON, TEXAS 77024
PREPARED BY:
PILOT ENVIRONMENTAL, INC.
PO BOX 128
KERNERSVILLE, NC 27285
MARCH 19, 2015
PEI PROJECT NO. 1024
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PILOT ENVIRONMENTAL INC
March 19, 2015
U.S. Army Corps of Engineers
Attn: Mr. Craig Brown
Raleigh Regulatory Field Office
Wilmington District U.S. Army Corps of Engineers
3331 Heritage Trade Drive, Suite 105
Wake Forest, North Carolina 27587
North Carolina Division of Water Resources
Attn: Ms. Karen Higgins
401 Wetlands Unit
1650 Mail Service Center
Raleigh, North Carolina 27699 -1650
Reference: Permit Request for Proposed Wendover Commons Outparcel
Sapp Road — Phase 2
Greensboro, North Carolina
USACE Action ID No. SAW- 2013 - 01863, DWR # 14 -0710
Dear Mr. Brown and Ms. Higgins:
Mr. Key Kasravi, HDC- Wendover- Greensboro Partners, LP, received a permit authorizing the
impacts to 0.464 acres of wetlands and 274 linear feet of jurisdictional stream channel. The site
is an approximate 20.12 acre tract located northwest of the intersection of Sapp Road and West
Wendover Avenue in Greensboro, Guilford County, North Carolina. The purpose of this
submittal is to request a permit to authorize an additional 0.571 acres of wetland impact for
Phase 2 of the proposed development project. Attached herein, is the application and
supporting documentation for this request.
If there are questions regarding this request, or a need for further information, please contact
us at (336) 708 -4620.
Respectfully submitted,
PILOT ENVIRONMENTAL, INC.
avi Fame Michael T. Brame
Project Manager Principal
401 Individual Water Resources Certification Fee ($570.00) is included in DWQ Submittal
www. . co m

TABLE OF CONTENTS
SECTION PAGE
EXECUTIVESUMMARY ................................................................................................... ............................... 1
1.0
INTRODUCTION .................................................................................................. ...............................
3
1.1
Protect Description ........................................................................................ ..............................3
1.2
Purpose and Need of Proiect ........................................................................ ..............................3
2.0
EXISTING SITE CONDITIONS ................................................................................ ..............................4
2.1
Background .................................................................................................... ..............................4
2.2
Site Reconnaissance ...................................................................................... ..............................4
2.3
Cultural Resources ......................................................................................... ..............................5
2.4
Biological Resources /Endangered Species .................................................... ..............................5
3.0
PROJECT CONSTRUCTION ................................................................................... ..............................8
4.0
ALTERNATIVES TO THE PROPOSED ACTION ....................................................... ..............................9
4.1
On -Site Alternatives - Design and Engineering ............................................. ..............................9
4.2
Off -Site Alternatives - Acquisition of Other Properties ................................. ..............................9
4.3
No Build Alternative ...................................................................................... ..............................9
5.0
PROPOSED IMPACTS ........................................................................................ ...............................
10
6.0
AVOIDANCE AND MINIMIZATION ...................................................................... .............................11
7.0
PROPOSED MITIGATION .................................................................................. ...............................
12
8.0
CORRESPONDENCE / REFERENCES ...................................................................... .............................13
9.0
EXHIBITS / MAPS .................................................................................................. .............................14

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
EXECUTIVE SUMMARY
This environmental report was prepared by Pilot Environmental, Inc. for use by Mr. Key Kasravi, HDC -
Wendover- Greensboro Partners, LP the "applicant" in obtaining an individual permit that will allow the
placement of fill into 0.571 acres of wetland. The purpose of the Environmental Report is to provide
sufficient information that will enable the United States Army Corps of Engineers (USACE) and North
Carolina Department of Environment and Natural Resources — Division of Water Resources (NCDENR-
DWR) to evaluate the proposed project.
An approximate 20.12 acre site (comprised of twelve contiguous tracts) has been /is in the process of
being acquired by HDC- Wendover- Greensboro Partners, LP. The site is proposed for development with
a shopping center. HDC - Wendover- Greensboro Partners, LP has long standing relationships with
various retailers that will occupy the shopping center. The proposed shopping center includes one
stand -alone retail building, two multi- tenant retail /restaurant buildings, associated parking lots and an
outparcel with a stand -alone fitness center building and associated parking lot.
Phase 1 of the project includes 12.31 acres that will be developed with one stand -alone retail building,
two multi- tenant retail /restaurant buildings, parking lots and associated access roads. A permit has
been issued for impacts to 0.464 acres of wetland and 274 linear feet of stream channel associated with
Phase I. Impacts associated with Phase I are detailed in the previous permit application.
Phase 2 includes a 7.81 acre outparcel that is proposed for development with a stand -alone fitness
center building and associated parking lot. In order to construct Phase 2 of the project, on -site fill will
be placed into 0.571 acres of wetland. The fill will be used to level the site to allow for construction of
the fitness center building and associated parking lot.
Specific siting criteria were used in selecting the site. The siting criteria are detailed in the Retail Real
Estate Selection Criteria section of the attached Alternatives Analysis. The Alternatives Analysis
discusses and evaluates alternative site layouts that were considered, alternate off -site locations that
were considered and the complex nature of identifying a suitable site for the prospective occupant. The
no build alternative was evaluated as an alternative to the proposed action. The no build alternative
was evaluated as an alternative to the proposed action. The no -build alternative does not allow for the
retail tenant to gain entrance into the Triad, North Carolina marketplace. Therefore, the no -build
alternative was not further evaluated as an alternative because it does not meet the tenant's need to
expand its retail business into North Carolina and more specifically the Triad market place.
Based on the known variables and reasonable assumptions made for evaluative purposes, the proposed
action was determined to be the most feasible of the alternatives.
The project will impact an additional 0.571 acres of wetland. The wetlands has formed within a drained
pond basin. The wetland contains silted soil conditions typical of those found in drained
ponds /stormwater catchment devices with emergent grasses and black willow saplings. The wetland is
separated from down - gradient streams and wetlands by a stream that has been piped for a length of
approximately 400 feet down - gradient of the site. Aquatic species migration through the culvert is
unlikely. Due to the amount of accumulated sediment, aquatic habitat is compromised and relatively

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
poor quality. Impacts to the wetland will be compensated through mitigation payment to the NC EEP
(credit availability is detailed in an attached letter from the NC EEP). The applicant, HDC- Wendover-
Greensboro Partners, LP proposes to offset wetland impacts to 0.571 acres of wetland at a 2:1 ratio.
In an effort to avoid and minimize impacts to streams and wetlands, a 1.01 acre tract on the
northwestern portion of the site is being placed into a conservation easement. Approximately 88 linear
feet of stream channel, the associated buffer and 0.1316 acres of adjoining wetlands are being avoided
and protected. In addition to the on -site measures to avoid and minimize impacts, an approximate 30
acre parcel has been purchased down - gradient in the site's watershed, which allows the site to off -set
the proposed Build -Upon Area (BUA) of the proposed site development. This parcel will remain in a
protected easement, which not only off sets the calculated BUA of the site but also benefits
down - gradient waterbodies within the site watershed.
The proposed project is necessary to accommodate the proposed development on the out - parcel of the
proposed shopping center.
2

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
1.0 INTRODUCTION
1.1 Project Description
The project is part of a proposed shopping center that will be developed on a 20.12 acre tract in two
phases. The proposed shopping center includes one stand -alone retail building, two multi- tenant
retail /restaurant buildings, associated parking lots and an outparcel with one stand -alone fitness center
building and associated parking lot.
Phase 1
Phase I of the project includes 12.31 acres that will be developed with one stand -alone retail building,
two multi- tenant retail /restaurant buildings, parking lots and associated access roads. A permit has
been issued for impacts to 0.464 acres of wetland and 274 linear feet of stream channel associated with
Phase I. Impacts associated with Phase I are detailed in the previous permit application.
PI fmo i
Phase 2 includes a 7.81 acre outparcel that is proposed for development with a stand -alone fitness
center building and associated parking lot. In order to construct Phase 2 of the project, on -site fill will
be placed into 0.571 acres of wetland. The fill will be used to level the site to allow for construction of
the fitness center building and associated parking lot.
1.2 Purpose and Need of Project
The purpose of the project is to build a fitness center on a site that meets the siting requirements of the
proposed tenant. The area has been determined to have an adequate amount of traffic and consumer
demand in the market place to support the proposed development. Multiple properties within the site
area were evaluated for the proposed development during the site selection phase of the project (View
Alternatives Analysis). The site is located in an area of Greensboro that has shown a marked increase in
commercial development over the last ten years. The site currently contains a single family residence
and undeveloped land that is suited for commercial development, similar to that which has encroached
onto nearby properties and will continue to do so.
The developer proposes to construct a 31,000 square foot fitness center building and associated parking
spaces. The proposed parking requirements are based on proposed tenant /occupant requirements as
highlighted within the attached Alternative' Analysis. The proposed site improvements will require the
fill of approximately 0.571 acres of wetlands to be filled with excavated on -site native fill materials.
3

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
2.0 EXISTING SITE CONDITIONS
2.1 Background
The USGS Topographic Map, the Soil Survey of Guilford County, the Geologic Map of North Carolina,
U.S. Fish and Wildlife Service - Wetlands Inventory Map, the Flood Emergency Management Agency,
Flood Insurance Rate Map, and the North Carolina State Historic Preservation Office map have been
reviewed to obtain information about the site.
• The USGS Topographic Map (Drawing 1) shows a portion of an unnamed pond located on the site.
The unnamed pond drains through a system that discharges into Bull Run. Bull Run flows into South
Buffalo Creek, which flows into the Deep River, which flows into the Cape Fear River.
• The USDA Soil Survey of Guilford County (Drawings 2 and 2A) shows a waterbody consistent with
that shown on the USGS map. Soils on the site are mapped as Enon fine sandy loam (EnD) and
Mecklenburg sandy clay loam (MhB2). The Enon series consists of well drained, slowly permeable
soils that occur on ridgetops and side slopes. The Mecklenburg series consists of well drained,
moderately permeable soils that occur on uplands. The soils on the site are not identified on the
Hydric Soils List for Guilford County.
• The Geologic Map of North Carolina indicates that the site is located in the Carolina Slate Belt of the
Piedmont Physiographic Province. The soils encountered in this area are the residual product of in-
place chemical weathering of rock presently underlying the site. In general, shallow unconfined
groundwater movement within the overlying soils is controlled largely by topographic gradients.
Recharge occurs primarily by infiltration along higher elevations and typically discharges into
streams or other surface water bodies. The elevation of the shallow water table is transient and
can vary greatly with seasonal fluctuations in precipitation. Movement in this water table is
generally from higher to lower elevations. As such, shallow groundwater would be expected to flow
beneath the site toward the pond and to the east - southeast beneath the site.
• The U.S. Fish and Wildlife Service - Wetlands Inventory Map (Drawing 3) shows a surface water
body consistent with that shown on the USGS topographic map and the soil survey map. Wetlands
and other surface water bodies are not depicted on the site.
• The FEMA Firm Map (Drawing 4) shows that the site is located within Zone X and not within the 100
year flood zone or within a designated floodway.
2.2 Site Reconnaissance
The 7.81 acre outparcel has been previously evaluated for evidence of ponds, streams and wetlands.
The site contains a single family residence and wooded land. A drainage swale that contains a portion
of a drained pond with a breached dam is located on the eastern portion of the site. Wetlands have
formed within the drained pond basin. Wetland hydrology indicators and hydric soils are located within
the drained pond basin. The wetlands contain silted soil conditions typical of those found in drained
ponds /stormwater catchment devices with emergent grasses and black willow saplings. Routine
M

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
Wetland Determination Data Forms supporting our opinions are included as attachments. A stream and
associated wetlands are located up- gradient of the pond basin. The wetland boundary and stream
centerline were flagged in the field. The jurisdictional boundaries were field verified by Mr. Craig Brown
with the U.S. Army Corps of Engineers and a Determination of Jurisdiction (dated July 31, 2014) was
issued.
2.3 Cultural Resources
Currently, the site contains a single family residence, an associated shed and undeveloped land. The
residence is a brick ranch style residence that was constructed in 1959. Based on a review of historical
aerial photographs, it appears that there has been no other apparent development on the site since the
1930s. The North Carolina State Historic Preservation Office, Listings in the National Register of Historic
Places website, does not identify the site or properties in the immediate site vicinity as historic
properties (Drawing 5). The residence located on the site will be demolished in preparation for site
development. Additional structures or structures with historical significance will not be impacted by the
proposed project.
2.4 Biological Resources /Endangered Species
We reviewed the USFWS Endangered Species Database to identify federally protected threatened and
endangered species in Guilford County, North Carolina. The following federally protected threatened
and endangered species are identified in Guilford County, North Carolina:
Common Name
Scientific name
Federal
Status
Record Status
Vertebrate:
Bald eagle
INorthern long -eared bat
Haliaeetus leucocephalus
Myotis septentrionalis
BGPA
P
Current
*Acoustic Evidence
Vascular Plant:
Small whorled pogonia
Isotria medeoloides
Current
T— Threatened P— Proposed BGPA— Bald and Golden Eagle Protection Act
Species /Habitat Description
Bald Eagle (Haliaeetus leucocephalus)
Description: The Bald Eagle is a regulated species under the Bald and Golden Eagle Protection Act
(BGPA). Bald Eagles were removed from the federal list of threatened and endangered species on
August 9, 2007, and are no longer protected under the Endangered Species Act. However, Bald Eagles
remain protected under the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act.
E

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
The Bald and Golden Eagle Act prohibits anyone from taking, possessing, or transporting a Bald Eagle
(Haliaeetus leucocephalus) or Golden Eagle (Aquila chrysaetos), or the parts, nests, or eggs of such birds
without prior authorization. This includes inactive nests as well as active nests. Take means to pursue,
shoot, shoot at, poison, wound, kill, capture, trap, collect, destroy, molest, or disturb. Activities that
directly or indirectly lead to take are prohibited without a permit.
A large raptor (bird of prey), the bald eagle has a wingspread of 5% to 8 feet. Adults have a dark brown
body and wings, white head and tail, and a yellow beak. In flight, the bald eagle often soars or glides
with the wings held at a right angle to the body. Juvenile bald eagles have mottled brown and white
plumage, gradually acquiring their dark brown body and distinctive white head and tail as they mature.
Bald eagles generally attain adult plumage by 5 years of age. Adults weigh 8 to 14 pounds, occasionally
reaching 16 pounds in Alaska. Those in the northern range grow larger than those in the south, and
females are somewhat larger than males.
Habitat: Bald eagles generally nest near coastlines, rivers, large lakes or streams that support an
adequate food supply. They often nest in mature or old- growth trees; snags (dead trees); cliffs; rock
promontories; rarely on the ground; and with increasing frequency on human -made structures such as
power poles and communication towers. In forested areas, bald eagles often select the tallest trees
with limbs strong enough to support a nest that can weigh more than 1,000 pounds. Nest sites typically
include at least one perch with a clear view of the water where the eagles usually forage. Shoreline
trees or snags located near reservoirs provide the visibility and accessibility needed to locate aquatic
prey. Eagle nests are constructed with large sticks, and may be lined with moss, grass, plant stalks,
lichens, seaweed, or sod. Nests are usually about 4 -6 feet in diameter and 3 feet deep, although larger
nests exist.
Conclusion: Based on the size of the water bodies on the site and in proximity to the site, Bald Eagle
foraging and nesting habitat is not present on the site. Therefore, it is our opinion that the proposed
project is not likely to adversely affect the bald eagle.
Northern Long -eared Bat (Myotis septentrionalis)
Description: The northern long -eared bat is a medium -sized bat about 3 to 3.7 inches in length but with
a wingspan of 9 to 10 inches. As its name suggests, this bat is distinguished by its long ears, particularly
as compared to other bats in its genus, Myotis, which are actually bats noted for their small ears
(Myotis means mouse - eared). The northern long -eared bat is found across much of the eastern and
north central United States and all Canadian provinces from the Atlantic coast west to the southern
Northwest Territories and eastern British Columbia. The species' range includes 39 states. White -nose
syndrome, a fungal disease known to affect bats, is currently the predominant threat to this bat,
especially throughout the Northeast where the species has declined by up to 99 percent from pre -
white -nose syndrome levels at many hibernation sites. Although the disease has not yet spread
throughout the northern long -eared bat's entire range (white -nose syndrome is currently found in at
least 22 of 39 states where the northern long -eared bat occurs), it continues to spread. Experts expect
that where it spreads, it will have the same impact as seen in the Northeast.
0

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
Habitat: During summer, northern long -eared bats roost singly or in colonies underneath bark, in
cavities, or in crevices of both live and dead trees. Males and non - reproductive females may also roost
in cooler places, like caves and mines. This bat seems opportunistic in selecting roosts, using tree
species based on suitability to retain bark or provide cavities or crevices. It has also been found, rarely,
roosting in structures like barns and sheds. Northern long -eared bats spend winter hibernating in caves
and mines, called hibernacula. They typically use large caves or mines with large passages and
entrances; constant temperatures; and high humidity with no air currents. Specific areas where they
hibernate have very high humidity, so much so that droplets of water are often seen on their fur. Within
hibernacula, surveyors find them in small crevices or cracks, often with only the nose and ears visible.
Conclusion: Hibernacula was not observed on the site. Trees such as shagbark hickory or old growth
white oak that are preferred habitat for the northern long -eared bat were not observed on the site.
Additionally, wooded areas in the vicinity of the site likely provide a more preferable habitat with older
tree stands that would be more adequate for summer roosting habitat. Therefore, it is our opinion that
the proposed project is not likely to adversely affect the northern long -eared bat.
Small whorled pogonia (Isotria medeoloides)
Description: Small- whorled pogonia has a greenish -white stem that grows between 3 —13 inches tall. It
gets its common name from the five or six grayish -green leaves that are displayed in a single whorl
around the stem. When the leaves are well developed, a single flower or sometimes a flower pair rises
from the center of the circle of leaves. The flowers are yellowish -green with a greenish -white lip. Each
flower has three sepals of equal length that spread outward. The flowers are scentless, lack nectar, and
are primarily self - pollinating. It produces fruit which ripens in the fall. The seeds contain very little food
reserves and therefore need to fall on soil containing mycorrhizal fungi in order for the seed to
germinate and seedlings to become established. An over - wintering vegetative bud may form in late
August or September. Occasionally small whorled pogonia will reproduce vegetatively, without the use
of seeds.
Habitat: Small whorled pogonia can be limited by shade. The species seems to require small light gaps,
or canopy breaks, and generally grows in areas with sparse to moderate ground cover. Too many other
plants in an area can be harmful to this plant. This orchid typically grows under canopies that are
relatively open or near features that create long- persisting breaks in the forest canopy such as a road or
a stream. It grows in mixed - deciduous or mixed - deciduous /coniferous forests that are generally in
second- or third - growth successional stages. The soils in which it lives are usually acidic, moist, and have
very few nutrients.
Conclusion: The forested areas on the site consist of a dense stand of mixed pines and hardwoods that
are approximately 10 to 15 years in age. Neither an open canopy forest nor second or greater
successional stands are present on the site. Therefore, it is our opinion that suitable habitat is not
present at the site and that the proposed project is not likely to adversely affect the small whorled
pogonia.
7

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
3.0 PROJECT CONSTRUCTION
Construction will be carried out in the following sequence:
1. install required erosion control and sedimentation control measures /devices;
2. site clearing and preparation;
3. excavation for placement of on -site native fill;
4. placement of fill and below ground infrastructure;
S. construction of building and above ground site improvements; and,
6. seeding and mulching of disturbed areas.
All fill material will be from an on -site source. During construction of the project, erosion control
measures will be employed to minimize the amount of sediment runoff into down - gradient
streams /wetlands. Silt fencing will be used to prevent erosion and capture sediment. Disturbed areas
will be reseeded promptly to prevent future erosion and sedimentation runoff into streams. Stockpiling
excavated soil will be avoided where possible. If temporary stock piling is necessary, it will be bermed
with bales of hay. Erosion control inspections will be scheduled with the Land Quality Section as
necessary. All construction efforts will be performed in accordance with design specifications prepared
by the engineer and approved by local and state regulating authorities.
N.

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
4.0 ALTERNATIVES TO THE PROPOSED ACTION
4.1 On -Site Alternatives - Design and Engineering
Design and engineering alternatives were evaluated to determine if the proposed action could be
implemented with less impact to the wetland. The fitness center out - parcel layout was designed based
on tenant commitments /requirements. Alternative layouts could not be established that would satisfy
the committed fitness center tenant. Details pertaining to the tenant needs /site design and
engineering requirements are detailed in the Retail Real Estate Selection Criteria section of the attached
Alternatives Analysis.
The proposed alternative includes the construction of an approximate 15 to 20 foot tall retaining wall
around the southern and southwestern portions of the site to allow for the overall site plan to be
shifted to the maximum extent possible in efforts to avoid the impact to wetlands located on the site.
The proposed retaining wall increases the anticipated costs of construction by approximately 80 to 100
thousand dollars. The utilization of retaining walls to reduce impacts to wetlands on the fill side of the
proposed project was determined to not be feasible due to the existing topographic constraints when
compared to the proposed fill slopes would only allow for a negligible amount of wetlands to be
avoided and thus likely would still considered as "take" by the USACE even if proposed to be avoided.
4.2 Off -Site Alternatives - Acquisition of Other Properties
The site is located in close proximity to existing commercial development. Siting requirements for the
business require that it be located in close proximity to existing retail /shopping destinations. Other
properties in the site area that could be acquired for the intended use were evaluated and are discussed
at length in the attached Alternatives Analysis.
4.3 No Build Alternative
The no build alternative was evaluated as an alternative to the proposed action. The no -build
alternative does not allow for the retail tenant to gain entrance into the Triad, North Carolina
marketplace. Therefore, the no -build alternative was not further evaluated as an alternative because it
does not meet the tenant's need to expand its retail business into North Carolina and more specifically
the Triad market place.
Furthermore, the no build alternative does not facilitate, the positive benefits of having a well -
established business locate in Greensboro. Some of the benefits include the creation of temporary and
permanent jobs, along with other ancillary benefits such as an increase in tax base. The site contains a
single family residence. With the existing commercial development and proposed development, the
subject site is considered to be a prime location for commercial development. As such, its continued
use by the current owner /occupant for residential development is not a feasible alternative. Based on
the location, if the site is not developed at this time, it will be developed later as part of a separate
project. It is likely that future development on this property will warrant impacts to the wetland and
potentially the up- gradient stream, stream buffer and wetland that are proposed for being protected by
placing them into a conservation easement.
0

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
5.0 PROPOSED IMPACTS
The USACE and NCDENR -DWR have issued a nationwide permit to fill 274 linear feet of stream and
0.464 acres of wetland to allow construction of Phase 1 of the proposed shopping center. The
development of Phase 2 with a fitness center building and associated parking lot will require the fill of
approximately 0.571 acres of additional wetland. The impacts are to an emergent, scrub shrub wetland
that has formed in the base of a drained pond.
10

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
6.0 AVOIDANCE AND MINIMIZATION
In an effort to avoid and minimize impacts to streams and wetlands, a 1.01 acre tract on the
northwestern portion of the site is being placed into a conservation easement. Approximately 88 linear
feet of stream channel, the associated buffer and 0.1316 acres of adjoining wetlands are being avoided
and protected. Headwalls are being used to avoid impacts to the stream and associated buffers and
minimize the wetland impacts. Additionally, 2:1 slopes have been designed adjacent to the wetland
impacts to minimize additional impacts associated with the proposed development. The utilization of
retaining walls to reduce impacts to wetlands by reduction of 2:1 fill slopes, on the fill side of the
proposed project was determined to not be feasible due to the existing topographic constraints when
compared to the proposed fill slopes would only allow for a negligible amount of wetlands to be
avoided and thus likely would still considered as "take" by the USACE even if proposed to be avoided.
The proposed alternative has been designed to include the construction of an approximate 15 to 20
foot tall retaining wall around the southern and southwestern portions of the site to allow for the
overall site plan to be shifted to the maximum extent possible in efforts to avoid the impact to wetlands
located on the site. The proposed retaining wall increases the anticipated costs of construction by
approximately 80 to 100 thousand dollars but results in an overall reduction of impact to jurisdictional
features, including the stream and associated buffer located north of the development area.
In addition to the on -site measures to avoid and minimize impacts, an approximate 30 acre parcel has
been purchased down - gradient in the site's watershed, which allows the site to off -set the proposed
Build -Upon Area (BUA) of the proposed site development. This parcel will remain in a protected
easement, which not only off sets the calculated BUA of the site but also benefits down - gradient
waterbodies within the site watershed. Thus, any potential jurisdictional features located on the
approximate 30 acre parcel will not be impacted by future development.
To further minimize impacts to down - gradient water bodies, sediment and erosion control measures
will be implemented to avoid indirect impacts due to sediment runoff during construction. Silt fencing
will be used to prevent erosion and capture sediment. Disturbed areas will be reseeded promptly to
prevent future erosion and sedimentation runoff. Stockpiling excavated soil will be avoided where
possible.
While it has been determined that additional avoidance and minimization is not practical for this
project, it should be noted that the wetland that is being impacted contains silted soil conditions and is
typical of wetlands that form in drained ponds or other man altered landscapes such as stormwater
treatment devices, similar to the one that will be constructed on the southern portion of the site. The
stormwater treatment device will continue functioning to remove sediment from stormwater runoff.
A stormwater pond has been designed in non - jurisdictional areas of the site. The stormwater pond has
been designed to treat 90% total suspended solids, preventing sediment discharge from impervious
surfaces that will be constructed on the site.
11

Sapp Road — Phase 2
Greensboro, North Carolina
PEI Project No. 1024
March 19, 2015
7.0 PROPOSED MITIGATION
Impacts to the wetlands will be compensated through mitigation payment to the North Carolina
Ecosystem Enhancement Program ( NCEEP). The attached NCEEP Acceptance Letter indicates that the
necessary credits are available. A 2:1 mitigation ratio is proposed for the wetland impacts associated
with Phase 2.
12

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a
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Phase I Boundary
Phase II Boundary
USDA Soils Map
N Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina
PEI No. 1024

Drawing 2A
USDA Soil Survey of
Guilford County
Issued December 1977
Sheet Number 26
LEGEND
Phase I Boundary
Phase II Boundary
USDA Soils Map
N
Sapp Road
Phase 2 - Fitness Center Cutparcel
Greensboro, North Carolina
PEI No. 1024

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USFWS NWI
Wetlands Mapper
Not to Scale
LEGEND
p
Phase I Boundary N'
� P
Phase II Boundary µ
9L
NWI Designations
Freshwater Emergent N
N
_ Freshwater Foresled!Sheub
_ Esivarina and Marine Deepwater
Esluanne and Marine
_ Freshwater Pond F
_ Lake
lT•
Riverins
_ Qrkhar
NWI Map
N Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina
PEI No. 1024

LEGEND
Phase I Boundary
Phase II Boundary
Nr-�ry SPECIAL FLOOD HAZARD AREAS (EFHAS) SURIECT TO
!�J INUNDATION BY THE 1% ANNUAL CHANCE FLOOD EVENT COASTAL BARRIER RESOURCES SYSTEM (CBRS) AREAS
The 1'k aee'l chanty hood (too -year Mood 1, also known as Me base god, M me flood Nut
has a 1% c[%— a being equated or euam led In any given yasr. The Sperlal Flood Hazard
Axta 4 the arm amge.<t to flooding by the 1% annual Comm Nxd seas of swat mw OTHERWISE PROTECTED AREAS (OPA5)
Hazard Include Tgnes A. At, AH. A0, AR. 09, V. and VE The Owe F4oQd Eleyataal a Me CMU a�and OPas are
-t. -1- elerebon of the 1% .-..1 dunce flood, rlmn'hatllr iPFTtad wdhal or adpoanl ro SpprW FkioO Hazard ATMs.
ZONEA No Rase now €Ieyaripn. wermll 3. L94 an4WlpianCf• w*m bkofty
EOMEFE Bme Flood Umtb det cod. p.T %dnx4y rl'.wcr• ftwou. -041
PON E AM FloW depMs of 1 to 3 fed (usuapy arm of pandal)j; Base Flood ER1•a1� — — -- - F".0 tf+xnw,
EONS AO F oO d pfh5 of 1 to 3 hW (usually sheet flaw on Moors s terraln), a-aP° ..................... CIS.. OFl4 M .i"
depths defc'smalad. For ffi 4 M allw l ran fk"009, ytlCU(*w MW
OMerrrllnm. I�� bau.bay dwm Flood rlanrtl Wm t . am b-dn
_
ZONE AR Speval Flood Name! Am kmverly faMocted Imm Me 1% ass dlance E� ��- • - Fk-hao dwd *ON Now vel -It- Merert tae .mod
Mod by a (IOW m t O ty'stern drat was SO�aquasft It% .tlW T4W AR
Indofte d48 Me Formes flood control syst&n N baln9 re,Yorm M poylde �'�"� Si 3 - •••�.•- Base P�tl 5en[rn +ne a.tl slue: dnatpn w ket'
prof -•cts Fan H-,k 1% annual s11an Y a greater Iood. iEL 967) 11- F1.0 ft 4" whm wl.ae xiw rnM.n ate: Ixret4m �n
ZONE A99 Arfpi to be POWOeo k)rn 1% annuli Glandes flood by a Fek%W hood ket•
pmRaYbn. syA- under ox r om rm. Base Flood Elsva00ns del —Ined. /' 0� WIN MMmm� 19Nral [ka.m d itit>B
SOME VE Coastal hoed m wft "W: ey' is's d (woos aeon); Flood Elevad C- neplMr IN
dCterml W ,rte
OFLOODWAY AREAS IN ZONE AE 'tin Transit hne
The Roadway it the did y of a W en plus any udk�t Wordaln araO thaz must be kept nnotx. %'arid 1993 fHAL 1131 � Isle Ge.ln.. rmarpn oekm rY 1 ,yII
Fee of enonadanmt sn Mat the 1% annual A4f' ndC OoOd Can be corned wltlldn 5ubstanhll Y
a1pmN- tll Ilow wgMS. r7 SW 92110 a Il Ilnrwe�l -INod, tse Meta 9^d w cone 1e PP
P 41r7 SW FEET 9:OO taul.gre7'.. Stor Nod, taraw State Pkaecdo�dNafe s+/s:an Ij' -t
OTHER ROOD AREAS (RF�gON€ 1a4a.. aura Fgne NAp 113 raF11
ZONE X Ards or g,2% annual elms hOW: areas of 196 annual thanes Rood with BM5$TO Wo cm 5— pa"d' "°dr (Nr nere .,sermon
"age depdsc of Yana Man l loot of with draueage aram sm toan 1 square K MaS �:r� "�" -`�'Su y" bend,
cote: apd areas prpte�* by le„ees boor 116 annual dunce hard. BM5510' Maerolus. cEOdeoc survey bend, rronr fta mue nlmmafaa ve4
OTHER AREAS
G Rr�aeeGemr ihr bt wWOe ve 0.2'4 N+xuN Cranm lY%Wtlw�. � N51 58 C�I- m W-r ol COmol Hart. 6MSS50 nCMO ba- n k: x i[a MO m!
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Number 3720024800K,
Dated January 5, 2007
Not to Scale
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N Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina
PEI No. 1024
J
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TERM

45
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ip Andrea Or
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Drawing 5
North Carolina Historic
`-x Preservation Office
Mapper
Not to Scale
Wor
LEGEND
Phase I Boundary '
Phase 11 Boundary
NC HPO Map
N Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina =
PEI No. 1024
I Xf su" nP
Grcer7'.+te44 UT
November 9, 2014
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North Carolina Historic
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Mapper
Not to Scale
Wor
LEGEND
Phase I Boundary '
Phase 11 Boundary
NC HPO Map
N Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina =
PEI No. 1024

'THE LOCATIONS OF FEATURES SHOWN ON THIS MAP ARE APPROXIMATE. THEY HAVE BEEN VERIFIED BY THE USACE �
-?AND THE NCDENR -DWR.
LEGEND
Site Boundary
�— Perennial Stream t * 4F
Wetlands r
Data Point
t, DP -1
j -
Drawing
2010 Aerial Photograph
Guilford County GIS
and PEI Field Notes
Scale: 1" = 200'
5
Wetland Delineation Map
N
Sapp Road
Phase 2 - Fitness Center Outparcel
Greensboro, North Carolina
PEI No. 1024

r/
ZONE 3
ZONE 2
ZONE I
ITREAM #3
LA6 5A -Iq
ZONE 3 ZONE 2 ZONE I ZONE ZONE 2
50' 20' 30' 30' 20'_
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SHEET W -4 DETAILS
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51TE AREA : 14.11 AG±
51TE AREA 'ADD' : 1.01 AG±
TOTAL 51TE AREA: 20.12 AGt
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BUFFER ZONE I
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PHASE
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TOTAL VETI.AND AREA .1026 /G
6RAPHIG 5GALE
0 bo' 120' 2401
I'= 120'
BWA Eng1 -Ae —€
Planners
Su"evors'
Borum, Wade and Associates, P.A.
621 Eugene Court, Sub 100, Greensboro, NC 27401 -2711
PO Box 21882 Greensboro, NC 27420 -1882
Ph— 336 - 275 -0471 Eex; 336 -27i -3719
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200 YORKL W BLVD, SUITE 110
TOROMO, ON 142J 5GI
PHONE: (713)-44e -4452
CONTACT: KEY KA5RAw
DRAPH BY, TEM
DATE, NARON I2, 2015
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PO E. 21882 G.—b—, NC 27420 -1882
Ph- 336- 275 -0471 F.: 336 -275 -3719
Weh: www.hmim- wede.mm
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TORONTO, ON M2J 5GI
PHONE: (113)-44e -4452
C MALT: KEY KA5RAVI
DR" BY, TEN
DATE: MARC4412, 2015
REVI510N5,
PHASE 2
SHEET ME.
IMPAGT5 EXHIBIT
STREAM, BUFFERS
6 R A P H I G 5 G A L AND WETLAND5
�/� FILE ND; F:V2AIDBTW81DOV13t5APP51TB3A5E
0 W' 120' 2401 0"N65GALE:. 1' =120'
'N P4W 5RET W.
1' =120' I — 2

GON5TRUGTION 5EQUENGE- PH. 2
I. NO GON5TRUGTION TO BE61N UNTIL ALL NEGE55ARY 51TE DEVELOPMENT
PERMITS ARE OBTAINED (INGLUDIN6 A 6RADIN6 PERMIT FROM THE CITY
OF 6REEN5BORO).
2. FOLLOW THE APPROVED EROSION GONTOL PLAN AND 5EQUENGE IN ORDER
TO CLEAR AND GRADE THE SITE.
3. INSTALL SILT FENCE ALON6 THE LIMITS OF 0I5TURBANGE WITHIN THE
WETLANDS AREA
4. ENSURE THAT A GLEAN WATER TEMPORARY DIVERSION CHANNEL 15
INSTALLED TO DIRECT RUN -OFF DRAINA6E FROM THE WETLANDS AND
STREAM #3 THROUGH THE 51TE
5. GLEAN WATER DIVERSION MUST BE LEFT IN -PLACE UNTIL NEW 42" BYPASS
STORM SEWER PIPE IS INSTALLED.
6. 6RADE 51TE 5UFFIGENT TO ALLOW FOR THE INSTALLATION OF
THE PROPOSED 42" BY -PA55 STORM 5ENER.
1. AFTER THE 42" BY -PA55 PIPE 15 INSTALLED, GONTRAGTOR SHALL
COMPLETE OTHER 51TE DEVELOPMENT OPERATIONS.
S. GONTRAGTOR TO FOLLON THE DETAILS OF THE APPROVED EROSION
CONTROL PLAN TO ENSURE THAT NO OFF -51TE SEDIMENTATION
OGGUR5 DURING GON5TRUGTION.
9. SITE SHALL BE STABILIZED IN A TIMELY MANNER AS PER THE REQUIREMENTS
OF THE APPROVED EROSION CONTROL PLAN AND THE APPLICABLE
NGDENR STANDARDS AND REC7ULATION5.
NARRATIVE
1\
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621 Egme Cowl, Surtu 100, G-mbm, NC 27401 -2711
PO &x 21882 Gremehom, NC 27420 -1882
Phm : 336275 -0471 Pox: 336- 275 -3719
WA: wmv.haxum- aede.com
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200 YORKLAW BLVD, SUTE 710
TORONTO, ON M2J 5OI
PNOtg: (713) -446 -4452
C.ONTAOT: KEY KASRAVI
DRAM BY: TEM
DATES MARCH 12, 2015
REV 510Kx
PHA5E 2
Tn- SHEET 212
IMPAGT5 EXHIBIT
STREAM, BUFFERS
AND NETLAND5
FILE 1,10: FARWWMANDOVERWP851TEME
ORAHN6 5GALE; I' =60'
PLAN SHEET NO.
W -3

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15ERVATION
1.01 AG5
ZONE 3
ZONE 2
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..
PHASE I
TEMP. DIVER51ON
CHANNEL
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'PHASE LINE
PHASE 2
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TO ENSURE A GLEAN WATER BY -PA55 DURING GONSTRUGTION OF THE 42" BY -PA55 STORM SEWER.
B. INSTALL 42" BY -PASS STORM SEWER
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TEMPORARY D I VER51 ON GHANNEL
5TREAM #3 AND NETLAND5 AREA
42" BY -PA55 STORM 5ENER
N5TALLAT1ON
N.T.S.
Engineers
Planners
Surveyors]
Borum, Wade and Associates, P. A.
6216uge Court, Suite 100, Greensboro, NC 27401 -2711
PO Ban 21882 Greensboro, NC 27420 -1882
Ph— 336 -275 -0471 Fu: 336 -275 -3719
Tveb:.m�.borum- mde.com
MERMEVEAPER
THE RA MM 6ROW, LLG
200 YORKI.W BLVD„ WILE 11O
TORONTO, ON M2J %I
MZ (713)-446 -4452
CONTAOT: KEY KASRAVI
DRAM M. TEM
DATE: MARON 12, 2015
REV151OW5
PHASE 2
DETAILS
SHEET TITLE:
IMPAGT5 EXHIBIT
STREAM, BUFFERS
AND WETLANDS
PILE N0; FARNVER*fNDOVBZ' P- TEBASE
DRM* 5CALE:. 1•,801
nm %M N0.
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THE RA MM 6ROW, LLG
200 YORKI.W BLVD„ WILE 11O
TORONTO, ON M2J %I
MZ (713)-446 -4452
CONTAOT: KEY KASRAVI
DRAM M. TEM
DATE: MARON 12, 2015
REV151OW5
PHASE 2
DETAILS
SHEET TITLE:
IMPAGT5 EXHIBIT
STREAM, BUFFERS
AND WETLANDS
PILE N0; FARNVER*fNDOVBZ' P- TEBASE
DRM* 5CALE:. 1•,801
nm %M N0.
N -4

WENDOVER COMMONS SHOPPING CENTER
Greensboro, NC
Practical Alternatives Analysis
March 2015
Wendover Commons

Executive Summary
The purpose of this document is to outline and present the Practical
Alternatives Analysis for the development of an additional tract of land, which is part
of the proposed development located at the northwest quadrant of W. Wendover
Avenue and Sapp Road in Greensboro North Carolina. The development of this site
has been a long term endeavor by a number of users and developers over the last
fifteen years. Due to a variety of issues with the site and market factors, the overall
property, which is composed of several parcels of land, with separate ownerships, had
consistently been passed over for development until Hammerford Development
Company (HDC) undertook the task of acquiring the land and positioning the site for
retail development beginning in August of 2012. HDC has acquired several parcels of
land and has the right to and plans to acquire two remaining parcels to assemble
approximately 20 acres of land for the intended development of a Class -A shopping
center at this location. In order to facilitate suitable co- tenancy for the retailers of
the project and accommodate tenants that HDC has long standing relationships with
in this project, it has become evident that the development needs to include the
remaining parcels at the western section of the site.
HDC has analyzed the market to determine the feasibility of alternative parcels
of land as a substitute for the placement and inclusion of its retail clients in the
Wendover trade area within the Greensboro market. Given the complexity of the
requirements that must be satisfied for a site to be deemed suitable for the expansion
of national retailers into a market that they do not have a presence in, the options
are non - existent within this trade area.
Hammerford Development and its consultants have analyzed a variety of
alternatives, including many variations of the site plan for the Wendover and Sapp
location, as well as the development of other land located within the defined trade
area, in order to meet the needs of its retail clients and their expansion plans into
Greensboro. However, there are no practical alternatives or locations that meet the
0
Wendover Commons

criteria of the retailers' expansion requirements. Therefore, the only remaining
practical solution is to develop the proposed site within the existing 20 acres and
incorporate it into the development project at Wendover and Sapp, which requires
impact to approximately 1/2 acre of land that has only recently been designated as
wetlands, and was previously a small farm pond, and for numerous years was
evaluated by The Army Corps of Engineers and designated as non - wetlands.
Upon the conclusion of its analysis, Hammerford Development Company has
placed under contract and intends to acquire an additional acre, contiguous to this
part of the site, which will be included as part of this development and will be
designated as conservation land to perpetuity in order to offset and minimize the
overall impact of the development. HDC has also acquired a thirty acre parcel of land
in Guilford County and within close proximity to Randleman Lake that will also be
designated as additional conservation land as part of the Wendover Commons
development project at Wendover and Sapp.
The land for the proposed development at Wendover and Sapp is an infill
location within a highly developed area of the City of Greensboro. The remaining
parcels that HDC plans to include in this project have been in the possession of its
current owners for approximately 40 years. The land surrounding these parcels has
been developed for various commercial purposes over time and these remaining tracts
are no longer suitable for residential use. HDC recognizes that there is a crucial
balance that can be maintained in the development of land and the impact on the
land. In this specific circumstance, the portion of land that is being impacted by the
inclusion of this property in the development is not a large area. It represents a
fraction of the total homestead site being acquired. The elderly couple selling the
site no longer desires to live in what has become one of the commercial hubs of
Greensboro. The increase in vehicular traffic, noise pollution, development of
commercial buildings and the expansion of the Interstate Highway are all contributing
factors to the real change that has taken place in this area.
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HDC believes that by designating the onsite and offsite conservation lands as
part of the development of this site, the project serves to implement a balance
between what has become a market driven functionally commercial use and
dedicated preservation of undisturbed land, while enabling the current owners to
relocate from their land that was once a suitable homestead with a farm pond in an
undeveloped rural setting, but has now become a high traffic corridor surrounded by
more than two million square feet of commercial and retail developed land.
Background Information
HDC is a commercial land development organization focusing on first class
shopping center development in multiple states. HDC's business model is based on
the relationships that the firm's principals have developed over the last three
decades with national retailers. HDC's development projects are driven by its clients,
who are restaurant and retail companies expanding in various markets. Although
some retail developers build shopping centers and subsequently look for tenants, HDC
does not build speculative projects and works closely with retailers that it has
developed long term relationships with over many years. These relationships are the
cornerstone of the firm's ability to succeed and develop Class -A shopping centers.
Therefore, the preservation of these relationships is extremely important to the
continued success of the firm.
Typically, as the population and economic base of a market is deemed to be in
a stable and growing phase, retailers look for expansion opportunities within that
market. Depending on the type of restaurant or retailer the criteria for entering a
market and selecting a location within that market will somewhat vary. However,
regardless of the specific requirements, the general site selection criteria are fairly
consistent across the spectrum of retailers and restaurants.
Wendover Commons

The selection of the location of this project at the northwest quadrant of
Wendover Avenue and Sapp Road was based on numerous visits to the Greensboro
market by several retail tenants and their market representatives, which all had a
desire to expand into this market. HDC is in constant contact with its retail clients
and their representatives, and upon receiving request from multiple retailers that had
interest in the West Wendover trade area of the Greensboro market, for either a first
location or expansion, HDC pursued the assemblage and acquisition of what is now the
project site for Wendover Commons.
This particular location, which is considered an infill site, is one of three
primary retail trade areas within Greensboro. Although the site is at the end of the
trade area it represents a solid retail location due to several characteristics that it
possesses. Typically in a mature market such as Greensboro, the availability of infill
sites for a reasonably sized retail shopping center are limited since the majority of
the land is already developed. Therefore, retailers that are not in the market have to
wait for the right option or they will not enter that market. To enter a market where
competitors are already established a successful entrant requires analytical planning,
commitment to resource allocation and superior execution, but above all else, it
requires thoughtful real estate selection.
Retail Real Estate Selection Criteria
There are numerous parameters that impact store sales, long term sustainability,
potential cannibalization from other stores, and ultimately, the overall success of the
business. The real estate site selection criteria that typical retailers and restaurants
consider are designed to analyze the factors that impact the long term success of the
location. These factors are typically analyzed through internal models or the
employment of third party consultants that utilize national platform of data and
experience to determine a site score.
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Wendover Commons

In cooperation with the retailer that HDC is planning to build for at the location
under consideration for this Alternatives Analysis, the list below, which outlines the
inputs considered for the modeling of the site at Wendover Commons, was compiled
and used extensively during the comparative analysis and consideration of alternate
sites and alternative solutions. The descriptions within the categories were the
baseline considerations for the comparison to the subject site.
1. Local or Regional draw of customers: Wendover Commons provides a dual
draw for customers since it is part of an existing and established trade area in
Greensboro and with its proximity to both 1 -73 and 1 -40 it provides access to
regional customers from surrounding and outlining markets.
2. Trade Area
a. Most markets have several trade areas: Greensboro has three
prominent and established retail trade areas, namely, Friendly Center,
High Point, and W. Wendover.
b. Classification of market quality: Within the Greensboro market, the
Wendover trade area ranks second to the Friendly Shopping Center, but
its demographics are considered stronger than the High Point trade area.
The Friendly Shopping Center has very little vacancy, it is completely
developed, and there are no available parcels of land that would qualify
as additions or continuations of that trade area. Whereas, Wendover
Commons is clearly set within the existing trade area of the Wendover
retail corridor by being located directly to the south of the Super Target
power center that is approximately five hundred thousand square feet of
retail support. Although this may seem to be qualitative consideration
at first, the annual sales figures of the area retailers and restaurants are
analyzed and actually determine the potential opportunity for any
sizable retailer considering expansion in the Greensboro market.
Therefore, in the alternatives analysis for this site, the trade area
functionally defines the physical boundaries of any alternate locations.
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Wendover Commons

3. Demographic Analysis: The demographic data considerations are based on
underlying census information and supplemented by projection provided by
private consulting firms that specialize in research of various market segments
and provide services to specific types of retailers or restaurants.
a. Number of households
b. Population density
c. Average age
d. Income
e. Disposable income
f. Education level
g. Household types: rent vs. own
4. Market stability
a. Diversity of industry base providing employment to the area
b. State and City in a growth phase or fully stabilized
c. Potential income growth
d. Potential household growth and residential housing market
e. Potential population growth
5. Co- tenancy: Neighboring tenants within the shopping center are one of the top
considerations for retailers. The customer traffic generated by retailers is a
primary support feature for other retailers within the trade area. Some
retailers avoid their direct competitors, while others seek site locations that
place them in close proximity to direct competitors. The density and proximity
of retailers to other retailers is one of the most important aspects of site
selection. The vast majority of retailers and restaurants require the presence
of other retailers, along with a minimum threshold of residential rooftops and
daytime density and traffic. Certain retailers, which are considered "anchor
tenants ", are dominant destination points for customers. These can be daily
needs uses, such as grocery stores or pharmacies, or they can be big box
retailers, such as Walmart or Target. The site of the Wendover Commons
project is located at the high traffic intersection and its proximity to a number
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Wendover Commons

of big box anchor tenants makes it a unique infill site that tenants are drawn
to, especially those tenants that are making their initial entry into the market.
The customer visits generated by such retailers as Super Target and Super
Walmart brings vehicular traffic of retail shoppers within the proximity of the
site, this is then complemented by the visibility from Wendover Avenue, which
is a main thoroughfare with an average daily vehicle count of approximately
fifty five thousand cars per day. It is important to note that retailers look for
the combination of these type factors during site selection, and in most cases,
if these considerations are not met, a retailer will pass entirely on a market
rather than open a store that will not perform at a level that is within the
average performance markers of other stores within similar markets. The
strength of national retailers that creates an environment benefitting their co-
tenants is based on the detailed due diligence and analysis performed by those
retailers in their site selection. The anchor tenant generates a base level of
draw that is then complimented by the junior anchor tenants, which together
results in positive feedback loop that enables new market entrants to have a
higher probability of success based on their proximity to the anchor tenants,
which have an established customer base.
a. Complimentary businesses
i. Soft goods
ii. Daily needs
iii. Targeted consumers
b. Exclusivity of sale of merchandise or services
c. Parking requirements and onsite parking load
d. Detrimental Users:
i. Type of customers: Pawn Shop or Night Club
ii. Impact on parking: cinema, bowling, gym
iii. Environmental impact: auto service
iv. Nuisance: Noise and Odor
v. Image: Adult vs. Family
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6. Physical Real Estate Characteristics
a. Locations within the trade area: Although the site of Wendover
Commons is located at the end of the Wendover trade area, it is being
considered as an extension of the Target shopping center to the north.
The trade area completely changes at the east -west divide of Wendover
Avenue by 1 -73.
b. Location within the corridor: Wendover Commons is located at the end
of Greensboro's busiest east -west corridor.
c. Topography: The site topography sets the finished floor elevation of the
buildings at par or just a few feet below the finish grade of the right of
way. However, given the very many alternate sites along Wendover and
the typical height of a retail shopping center, the "at grade" topography
provides superior line of site when compared to other sites.
d. Site lines from Street: Overall the Wendover Commons site has
approximately 1,250 linear feet of frontage on Wendover Avenue.
e. Proximity to Intersection: Although the site does not have direct
access from the intersection, the southeast corner is situated at the
corner of Wendover and Sapp Road intersection.
f. Proximity to traffic light: The property site is located at the hard
corner of the lighted intersection of Sapp Road and W. Wendover
Avenue.
7. Traffic Count: The latest traffic counts from Guilford County estimate the ADV
count at approximately 55,000 cars per day, which makes this corridor one of
Triad markets busiest, and therefore, one of the more desirable roadways to
have access and visibility from.
a. Current average traffic is expected to increase as the loop is completed
b. Future expansion plans of directly accessed thoroughfare
c. Future growth potential of the immediate area
8. Access to the site: Upon performing a traffic study and numerous meetings
and consultations with North Carolina Department of Transportation and the
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Wendover Commons

City of Greensboro Transportation Department, the project site will have three
points of access. NCDOT and GDOT have agreed that a left -over lane should be
constructed to provide eastbound traffic direct access to the site from
Wendover Avenue. The sites alternate point of access is from Sapp Road to the
north of the properties, which is also the direct access point to the Super
Target shopping center. Most vehicles travelling westbound on Wendover
Avenue, which plan to go to the Target center will turn northbound onto Sapp
Road and drive directly by the front corner of Wendover Commons. At which
point they can access the shopping center by turning westbound on Sapp Road
towards Guilford College Road and use the north entrance of Wendover
Commons for ingress to the shopping center. This feature, which effectively
connects the Target center to Wendover Commons, has been a highly analyzed
factor by the retailers because it provides direct connectivity to the Super
Target site as the "Big Box" Anchor for daily use traffic draw.
a. Location and Number of Points of Ingress
b. Location and Number of Points of Egress
c. Type of access
i. Signalized
ii. Right in / Right Out
iii. Left Over
9. Site Planning Specific Characteristics: The planning and development
requirements within the city of Greensboro are fairly typical for a municipality
of this size or larger. The site planning process which has been based on
interactions with City staff and local civil engineering firms generally allow for
suitable site planning features that are common in most markets and
acceptable to tenants.
a. Building Size
b. Location on site
c. Total Site Parking ratio
d. Proximity to parking field
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e. Type of Parking stalls
f. Traffic flow considerations
g. Onsite circulation
h. Traffic Safety
i. Parking lot lighting
j. Shared Parking with Co- tenants
k. Type of users and impact on immediate parking access
1. Co- tenant peak and off peak customer visits
m. Building dimensions
i. Existing space vs. build to suit
n. Ability to customize building elevations
o. Flexibility to incorporate trademark building features
p. Site lines within the project
q. Placements of building on site
r. Placement of employee parking and safety
s. Front sidewalk canopy coverage
t. Site drainage
u. Availability of specific utility services
v. Delivery Truck and Loading Access
10. Signage: Effective signage is a critical success factor for retailers. The
visibility of the signage and the retailers trade branding and logos from the
main traffic corridor is a critical competitive advantage for any retailer. This is
true for drawing in both impulse shoppers as well as those planning to locate a
particular retailer as a predetermined destination. This is particularly
important for retailers new to a market or trade area, especially those that
have a nationally recognized brand, because effective signage allows the
retailer to benefit from its mass marketing efforts and expenditures.
a. Building signage
b. Shopping Center signage
c. Visibility to main corridor
Wendover Commons

11. Competition: The tenants consider the proximity of Wendover Commons to
other retailers in the area to be highly beneficial since it allows new market
entrants to benefit from proximity to a competitor and yet with superior
access, visibility and parking, it provides the retailer's customers all the
benefits of superior real estate position.
a. Physical proximity to encourage comparison shopping
b. Superior/ inferior real estate: Access, Visibility, Parking
12. Quality of Shopping Center: Wendover Commons is designed to represent the
quality of character and presentation required by national tenants that have a
consistent presentation of their brand and image. The design of the shopping
center, which is a Build To Suit development, provides the tenants with the
ability to have input at the design stage and thus implement a consistent
shopping experience across markets.
a. Aesthetics and visual appeal to customers
b. Type of construction material
c. Ongoing maintenance costs
13. Project Economics: Although the specifics of project feasibility may not seem
to necessarily be an important consideration for all the stakeholders, in reality
if a project, at inception, is not a viable and sustainable undertaking, all the
stakeholders will be harmed. Therefore, most retailers choose to work with
developers that have a proven track record and make representations that can
be sustained. In the event that the project's economic considerations are not
sound, it will ultimately impact the tenants negatively and result in the
departure of one or more tenants, which in turn affects the co- tenancy aspects
of the shopping center and result is a failed, run -down and unsustainable
development that will negatively impact the local economy and community.
a. Rental rate, maintenance and tax expenses
b. Total occupancy cost
c. Co- tenancy strength and lease term optionality
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Wendover Commons

Alternatives Analysis
HDC has made a concerted effort to assess various potential alternatives to the
extension of the onsite development. The assessment of this analysis should be
conducted within the context of the functional business relationships that must be
preserved in order to the firm to maintain its ability to conduct its business as well as
the consideration of the fundamental requirements that HDC's customers (tenants)
have developed over time to ensure long term sustainability and success.
The primary purpose of this analysis was to pursue any practical alternatives in
order to avoid or minimize adverse impacts to the wetlands on the site. The starting
point was the consideration to reduce size or change the configuration and design of
the development, which can be considered as "onsite" alternatives. HDC also
explored alternative site selection as a secondary option in order to exhaust all
practical possibilities.
It is important to note that since the primary business function of Hammerford
Development Company is the development of a site and construction of buildings
suitable for the business operations of its retail tenants, the considerations outlined
in the section above, under the Retail Real Estate Site Selection Criteria must be
taken into account along with the most widely accepted axiom of real estate, which is
that land is not a fungible commodity. As previously detailed above, the selection of
a site by a retailer is based on a multitude of factors. Therefore, to the extent that
one can try to find an alternative site, since the complex interaction of those many
factors ultimately determines the viability of a location, a replacement is simply not
just a function of finding a parcel of land comparable in size and within proximity of
the originally considered location.
The purpose of HDC's business is to deliver a retail development facility to its
tenants, which it has spent years cultivating relationships with, and the loss of any
one relationship will result in significant detrimment to the sustainability and
continued success of the firm. As a preferred developer for any tenant, HDC has built
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Wendover Commons

a relationship over time by working through contractual parameters and delivering a
product to its tenants in a consistent manner through a focus on execution of its
obligations. Every national retailer operating multiple locations across the country
has an established set of requirements, the most particular being the prototype
building size and floor plan. The importance of this concept cannot be overstated.
Operational success for a retailer that has tens or hundreds of locations is rooted in
consistent and uniformity of its stores in order to facilitate the availability of common
inventory items, located in the same in store placement across all units. Therefore,
as the developer, HDC does not have any standing to dictate what would be
considered a significant change to the retailers vital business practices by requesting
a change to the building prototype, shape, and size.
Nevertheless, in consideration of all potential alternatives, HDC, its retail
market consultants, and engineers considered design alternatives that were presented
to the tenant, including alternate onsite building placement configuration. As further
detailed in the tenant's Decision Logic narrative, which is an exhibit attached hereto,
the specific considerations for onsite location are based on the visibility of the
prototype building from Wendover and the proximity, depth, and size of the parking
field with respect to the front entrance of the building.
Greensboro is a new market. Although the tenant has significant presence in
neighboring states it has only recently entered North Carolina. Based on many years
of market expansion experience it has determined that unless the site configuration is
optimized to maximum customer convenience and unless it has the ability to leverage
its national brand marketing efforts by placing the highly recognizable building facade
in a site location that is visible from the primary thoroughfare, it will not be able to
capture and sustain enough market share to justify the more than fifteen million
dollars in initial capital expenditure required to launch a new facility. The
preliminary site plan, attached as an exhibit, illustrates the required parking field and
shows the building facing east, which provides optimal visibility to vehicular traffic.
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Wendover Commons

HDC presented several site plan alternatives to the tenant placing the building
along the north side of the shopping center and in line with other junior box retailers,
however, given the requirement to have head -on building visibility from Wendover,
the only acceptable location is at the west boundary of the site, facing east.
Another onsite placement option considered and presented to the tenant was
the location on the eastern side of the property along the north - and -south portion of
Sapp Road. This alternative was presented with the mindset that the proximity to the
intersection would provide similar visibility of the building to vehicular traffic.
However, due to the size of the building, the placement on the east side of the main
driveway reduced the parking field significantly and below the required minimum
threshold that is acceptable to the tenant. Since the vast majority of its patrons tend
to use the facilities in the evening hours after work, if the tenant does not provide
enough parking it will lose its customer base over time.
As a final attempt to find an alternative onsite solution, HDC's engineers
worked closely with the tenant's in -house design team in an attempt to minimize the
floor plan and overall size of the building. However, even the smallest deployable
prototype, which is typically only used in locations with very high population density,
was still more than 30,000 square feet in size and would not reduce the footprint to
an extent that would be meaningful for the purpose of reducing the impact to the
wetlands on the site. All building prototypes have a second floor component
however, given the required functionality of the interior lay out, the only option to
reduce the building size would be to eliminate the swimming pool, which would not
be acceptable to the tenant as it would eliminate a significant customer product
offering.
Upon consideration of the various alternatives, such as resizing the building,
changing its location on the site plan, and even the reconfiguration of prototypes,
none of the potential onsite options were viable solutions acceptable to the tenant
and cannot be considered as practical alternatives.
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Wendover Commons

The assessment of off -site practical alternatives is, for all intent and purposes,
the feasibility analysis and presentation of an alternate development project. A
particular development site has to meet certain criteria and once that site is
selected, it is not easily substitutable with an alternate parcel of land.
The purpose of the outline provided above detailing the site selection criteria
is to provide an understanding of the complexity of the required interaction and
inclusion of the many factors that culminate to produce a suitable site for retail
development. There are numerous vacant parcels of land available for sale in
Greensboro, North Carolina. However, the vast majority are not suitable for a Class -A
retail shopping center development, which would be home to national retailers. The
purpose of specific site selection is to identify a location within a market where
there's a gap for certain retail tenants that are looking to expand, within that market
the location is narrowed to a specific trade area where retail shopping is
concentrated through market factors or zoning regulations and it presents an
opportunity for successful business operations, and within that trade area the
proximity to other anchor retailers creates a critical mass of support. The site
selection is further determined by locations within a corridor that has a high traffic
volume. The visibility of the site from the road and ease of ingress and egress are
considered. The fluidity of a thoughtful site plan design, which impacts onsite traffic
circulation and availability of parking are considerations also. The process is
iterative. The process of site selection naturally requires an alternatives analysis to
ensure the best possible location in a very highly competitive business environment.
In short, it is a complex formula which is partly scientific and partly an art form
executed by experienced professionals. Each retailer has its own specific
requirements, but the framework is fairly consistent.
There are a number of commonly used expressions that describe the unique
nature of a particular parcel of land at a given point in time. The phrase, "location,
location, location" or the reference to being at "Main and Main" portray the principle
concept that real estate is not fungible. A parcel of land located on a corner of a
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Wendover Commons

busy intersection in route to the highway onramp from a suburb community that
weekday commuters pass on their way to work may be a perfect location for a coffee
shop with a drive -thru lane, and yet a terrible location for a drugstore, because most
drugstore customers shop on their way home, rather than on the way to work. With
these considerations in mind, referencing the labeled aerial photograph of the site for
the Wendover Commons development, attached as an exhibit, highlights the
compilation of some of the more visually apparent of these factors.
Although an evaluation of potential off -site alternatives is effectively a site
selection exercise for an entirely different and new development site, in order to
preserve the integrity of this Alternatives Analysis and present all potentially viable
options, Hammerford Development Company employed the services of both NAI
Piedmont Triad and Moseley Real Estate Advisors to locate other potential sites as an
alternative to extension of the onsite development on the western side of Wendover
Commons. Each firm was given a different directive. NAI, which is a local land
brokerage firm based out of Greensboro, was directed to search for potential sites
that are on the market and available for acquisition within the trade area and the
Wendover Avenue corridor. While Moseley was directed to locate any sites that are
not on the market, but within the target zone of the trade area and Wendover Avenue
corridor that could potentially fulfill the site selection criteria of the tenant. The
dual effort purpose was to find sites that were on the market for sale and could be
acquired and also search for sites that may require an unsolicited offer, but would
potentially be suitable based on the retail selection criteria.
➢ The W. Wendover trade area effectively begins at Spring Garden on the east
through to 1 -73 as the western boundary
The minimum size requirement for the site is 4 acres of land
➢ The site must be fairly rectangular in shape
➢ The ideal dimensions of the site would be 400' wide by 430' deep
➢ The cost of the land must be below $2,000,000
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There is one property available for sale on Wendover Avenue within the potential
trade area.
Site 1
• Location: 4000 Wendover Ave
• Size: 0.46 acres
• The site is located on the corner of a lighted intersection on Wendover
• The site is too small and cannot be considered as a practical alternative
Two other sites on Stanley Avenue are also for sale; Stanley Road is to the south of
Wendover Avenue; Lowes home improvement store is located nearby.
Site 2
• Location: 1601 Stanley Road
• Size: 2.65 acres
• Not located on Wendover Avenue
• Does not have visibility from Wendover Avenue
• The site is too small and cannot be considered as a practical alternative
Site 3
• Location: 1701 Stanley Road
• Size: 1.74 acres
• Not located on Wendover Avenue
• Does not have visibility from Wendover Avenue
• The site is too small and cannot be considered as a practical alternative
Other site within the trade area corridor:
Site 4
• Location: 6011 Landmark Center Blvd - existing office building
• Size: 2.24 acres
• Not location on Wendover Avenue
• Does not have visibility from Wendover Avenue
• The site is too small and cannot be considered as a practical alternative
Wendover Commons

List of Sites not on the market for sale within the trade area corridor
Site 5
• Location: 4523 W. Wendover Avenue
• Size: 11.87 acres
• The frontage of the site is discontinuous. Another property is inset within the
frontage of the property facing Wendover Avenue.
• Upon review of the site topographic survey HDC's civil engineering firm
determined that only the first 200 feet of the site are usable due to significant
drop in elevation levels as one traverses southbound within the property
• Due to the sites limited frontage and falling elevation the site cannot be
developed and is not a practical alternative
Site 6
• Location: 3915 W. Wendover Avenue
• Size: 3.7 acres
• The site is a Fiat car dealership and not for sale
Site 7
• Location: 3907 W. Wendover Avenue
• Size: 26.48 acres
• The property is owned by Greensboro Auto Auction Inc. and is not for sale.
• The owner will not even consider selling a portion of the site
Several other sites that are currently operating as used auto dealerships were also
contacted by Moseley Real Estate Advisors on behalf of HDC, however, none of the
site are available for sale, as they are being utilized by operating businesses.
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Conclusion
Hammerford Development Company, with the assistance of its engineers,
environmental consultants, and real estate brokers, has analyzed a variety of
alternatives for the development of a building site that would be a practical
alternative to the onsite expansion of the existing development site. Both off -site
alternatives and reconfiguration of onsite options were analyzed, however, given
there are no other sites available for development within this trade area and any
changes to the building design or size, which would be significant enough to solve the
problem, would significantly diminish the retailer's ability to operate its business
successfully.
It is important to note that retailers are constantly reviewing their building
footprint size and space use configuration in order to operate as efficiently as
possible. No business operator chooses to pay rent on leasable building area that
does not generate income for its operations. Furthermore, the intensive site
selection efforts of both retailers and developers inherently result in selecting
locations that are suitable for the use and cost effective in order to ensure long term
sustainability and success. Typically a retail operator of this size expend millions of
dollars to design and operate its facilities, supports those operations by expending
millions of dollars on marketing and advertising, and they employ personnel from
within the community to ensure that their operations flourish for as long as possible.
There are several key reasons that shopping centers are designed to include
multiple retailers. The cost of land acquisition, development, and building
construction are spread out over a larger operation base and therefore, the economic
viability of the project is more certain. But more importantly, the shopping habit of
customers and market demand requires retailers to congregate in geographic clusters
within a market. Consumers do not have the time to travel across the city to visit
multiple retailers in order to make their purchases and are better served to shop
within a retail shopping trade area. From a planning and development standpoint,
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municipalities also prefer that complementary uses of land be located within physical
proximity in order to maintain a balance within communities. Typically land that is
located on major thoroughfares is more suitable for commercial use because it allows
for the accommodation of traffic volume and it separates residential use, which is
best served in low noise and traffic areas, from commercial uses. On the surface,
when examining a map of vacant parcels of land in proximity to the Wendover
Commons site, it appears that by simply moving one quarter mile to the north, or one
half mile to the west, there would be other site options to consider. However,
functional land use and planning requirements restrict the practical options within
city to market trade areas that can support the commercial use. Therefore, new
development which supports market growth, provides employment, and brings
demanded services to a community must be within that trade area on either vacant
land or the acquisition of land with an existing use. The site at Wendover and Sapp is
the last useable retail site in this trade area. And although HDC pursued a number of
sites with existing businesses in operations, the cost to acquire those sites and
displace an existing operation is simply not economically feasible. The owners of
those parcels are using their land for their business operations and to shut down or
move an existing use is an added cost that significantly changes the project costs.
Each of the alternatives that have been examined suffers from either being
impractical from a use standpoint or is economically not viable. The potential
alternate sites within the trade area are either too small or do not meet the
characteristics that ensure the retailers will succeed. Simply put, in today's
competitive marketplace to develop a retail project at a location that does not meet
the required site selection criteria or to burden a retailer with a high level of
occupancy cost places the business operations at a disadvantage from day one and
will result in failure, it would be completely counterproductive to make a decision
that will lead to failure.
Based on the analysis of onsite and offsite alternatives, the most practical
choice is to utilize the excess land on the western portion of the property to construct
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the building and parking area within the planned shopping center. The site meets the
criteria of the tenant, which has been reviewed in the tenant's market analysis over
the last several years as it has conducted its investigations and planned its expansion
into North Carolina and specifically into Greensboro (please see the attached exhibit
providing tenants decision logic narrative). Furthermore, with the addition of the one
acre adjacent parcel to the north of the wetland area that will be impacted, which
will be designated as a conservation area to perpetuity and the 30 acre offsite
conservation parcel, HDC will mitigate the overall impact of the development in the
overall Greensboro and Guilford County area.
PAa
Wendover Commons

ATTACHMENTS
Exhibit A - Site Location Map
Exhibit B - Site Aerial Photo
Exhibit C - Proposed Development Site Plan
Exhibit D - Demographic and Site Analysis Data
Exhibit E - Tenant's Decision Logic Narrative
Exhibit F - Map of Off -Site Locations Analyzed as Alternative Parcels
Exhibit G - Alternative Site 1
Exhibit H - Alternative Site 2
Exhibit I - Alternative Site 3
Exhibit J - Alternative Site 4
Exhibit K - Alternative Site 5
Exhibit L - Alternative Site 6
Exhibit M - Alternative Site 7
Exhibit N - Additional Land Acquired for Tree Conservation
23
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Wendover Commons

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Wendover Commons

FULL PROFILE Exhibit D
2000 -2010 Census, 2093 Estimates with 2018 Projections
Calculated using Proportional Block Groups
Lat/Lon: 36.0540/- 79.9067
RF1
2013 Estimated Population 5,633 57,175 132,733 414,826
Z
O
2018 Projected Population
6,028
61,147
141,924
442,498
g
2010 Census Population
5,475
55,579
129,046
403,717
D
2000 Census Population
4,170
47,531
111,538
358,174
p
Projected Annual Growth 2013 to 2018
1.4%
1.4%
1.4%
1.3%
a
Historical Annual Growth 2000 to 2013
2.7%
1.6%
1.5%
1.2%
2013 Estimated Households
2,990
25,876
57,054
170,196
2018 Projected Households
3,230
27,961
61,651
183,729
2010 Census Households
2,902
25,119
55,385
165,294
2000 Census Households
2,056
20,687
46,553
144,979
Projected Annual Growth 2013 to 2018
1.6%
1.6%
1.6%
1.6%
Historical Annual Growth 2000 to 2013
3.5%
1.9%
1.7%
1.3%
©2014, Sites USA, Chandler, Arizona, 480- 491 -1112 page 1 of 3 Demographic Source: Applied Geographic Solutions 04/2013, TIGER Geography
2013 Est. Population Under 10 Years
10.4%
12.5%
12.0%
12.4%
2013 Est. Population 10 to 19 Years
8.1%
11.1%
11.9%
13.8%
2013 Est. Population 20 to 29 Years
30.4%
21.0%
17.9%
15.8%
w
2013 Est. Population 30 to 44 Years
24.3%
21.4%
20.3%
19.5%
Q
2013 Est. Population 45 to 59 Years
14.7%
17.5%
19.3%
19.8%
w
2
2013 Est. Population 60 to 74 Years
9.1%
10.7%
12.5%
12.6%
2013 Est. Population 75 Years or Over
3.1%
5.8%
6.2%
6.0%
Z
2013 Est. Median Age
30.6
34.0
36.3
36.2
2013 Est. Male Population
46.4%
47.3%
47.7%
47.3%
2013 Est. Female Population
53.6%
52.7%
52.3%
52.7%
2013 Est. Never Married
60.4%
45.2%
40.3%
41.7%
2013 Est. Now Married
30.1%
41.8%
47.4%
45.1%
2013 Est. Separated or Divorced
6.7%
9.5%
9.4%
10.4%
2013 Est. Widowed
2.9%
3.6%
2.9%
2.7%
©2014, Sites USA, Chandler, Arizona, 480- 491 -1112 page 1 of 3 Demographic Source: Applied Geographic Solutions 04/2013, TIGER Geography
2013 Est. HH Income $200,000 or More
3.0%
4.2%
5.9%
5.3%
2013 Est. HH Income $150,000 to $199,999
0.6%
2.0%
2.7%
2.3%
2013 Est. HH Income $100,000 to $149,999
7.8%
8.4%
9.9%
8.8%
2013 Est. HH Income $75,000 to $99,999
7.8%
10.8%
11.8%
10.1%
2013 Est. HH Income $50,000 to $74,999
21.7%
18.5%
18.3%
17.0%
w
2
2013 Est. HH Income $35,000 to $49,999
22.9%
19.2%
17.8%
16.9%
2013 Est. HH Income $25,000 to $34,999
16.1%
14.3%
12.8%
12.7%
Z
2013 Est. HH Income $15,000 to $24,999
9.4%
10.4%
9.9%
12.0%
2013 Est. HH Income Under $15,000
10.6%
12.2%
11.0%
15.0%
2013 Est. Average Household Income
$51,756
$58,450
$67,303
$62,416
2013 Est. Median Household Income
$46,181
$49,453
$54,565
$49,782
2013 Est. Per Capita Income
$27,671
$26,668
$29,138
$25,863
2013 Est. Total Businesses
299
3,088
6,549
20,410
2013 Est. Total Employees
5,378
45,096
93,038
266,975
©2014, Sites USA, Chandler, Arizona, 480- 491 -1112 page 1 of 3 Demographic Source: Applied Geographic Solutions 04/2013, TIGER Geography

FULL PROFILE
2000 -2010 Census, 2093 Estimates with 2018 Projections
Calculated using Proportional Block Groups
Lat/Lon: 36.0540/- 79.9067
Exhibit D
2013 Est. White 50.3% 56.1% 61.1% 55.5%
W 2013 Est. Black 38.2% 30.2% 25.5% 33.5%
2013 Est. Asian or Pacific Islander 5.1% 5.5% 5.9% 4.4%
2013 Est. American Indian or Alaska Native 0.4% 0.6% 0.5% 0.5%
2013 Est. Other Races 6.1% 7.7% 6.9% 6.0%
2013 Est. Hispanic Population
446
5,733
12,020
31,616
2013 Est. Hispanic Population
7.9%
10.0%
9.1%
7.6%
2018 Proj. Hispanic Population
8.8%
11.1%
10.0%
8.4%
2010 Hispanic Population
7.6%
9.6%
8.6%
7.3%
2010
2013 Est. Adult Population (25 Years or Over)
3,845
37,829
88,487
270,286
0.7%
2013 Est. Elementary (Grade Level 0 to 8)
1.4%
4.1%
4.0%
5.0%
Z a
2013 Est. Some High School (Grade Level 9 to 11)
9.7%
7.1%
7.3%
8.4%
Op
3.2%
3.5%
2010
Home
Value $300,000 to $399,999
o
2013 Est. High School Graduate
20.9%
21.9%
21.3%
25.6%
Q
9.9%
17.3%
22.1%
18.1%
2010
0 N
Est. Some College
22.3%
23.8%
21.3%
21.1%
2013
Home
Value $100,000 to $149,999
40.3%
26.0%
23.4%
a
2013 Est. Associate Degree Only
7.4%
6.3%
6.3%
6.5%
w �
18.2%
2010
Home
Value $25,000 to $49,999
2.6%
Q
2013 Est. Bachelor Degree Only
26.9%
26.1%
27.2%
22.7%
2.2%
2013 Est. Graduate Degree
11.4%
10.6%
12.8%
10.6%
$136,044
2013 Est. Total Housing Units
3,197
28,217
61,740
186,736
$691
2013 Est. Owner - Occupied
34.7%
42.8%
52.2%
51.7%
2013 Est. Renter - Occupied
58.8%
48.9%
40.2%
39.4%
2013 Est. Vacant Housing
6.5%
8.3%
7.6%
8.9%
2010 Homes Built 2005 or later
8.6%
8.2%
8.2%
8.7%
w
2010 Homes Built 2000 to 2004
19.4%
11.4%
10.8%
10.0%
}
2010 Homes Built 1990 to 1999
32.1%
26.2%
22.6%
19.6%
0°
H
2010 Homes Built 1980 to 1989
17.9%
20.0%
18.2%
16.5%
D
2010 Homes Built 1970 to 1979
10.0%
15.7%
15.0%
15.5%
IM
2010 Homes Built 1960 to 1969
5.2%
8.6%
10.6%
11.1%
2
2010 Homes Built 1950 to 1959
3.0%
5.4%
7.7%
9.4%
=
2010 Homes Built Before 1949
3.7%
4.5%
6.9%
9.2%
2010
Home
Value $1,000,000 or More
0.1%
0.5%
0.6%
0.7%
2010
Home
Value $500,000 to $999,999
2.2%
1.7%
2.6%
3.7%
2010
Home
Value $400,000 to $499,999
0.9%
2.1%
3.2%
3.5%
2010
Home
Value $300,000 to $399,999
5.7%
7.2%
9.2%
8.0%
2010
Home
Value $200,000 to $299,999
9.9%
17.3%
22.1%
18.1%
2010
Home
Value $150,000 to $199,999
14.6%
23.6%
21.8%
19.1%
2010
Home
Value $100,000 to $149,999
40.3%
26.0%
23.4%
24.4%
2010
Home
Value $50,000 to $99,999
21.4%
18.2%
14.0%
18.2%
2010
Home
Value $25,000 to $49,999
2.6%
1.3%
1.0%
1.6%
2010
Home
Value Under $25,000
2.2%
1.9%
2.0%
2.7%
2010
Median Home Value
$136,044
$165,540
$182,252
$173,829
2010
Median Rent
$691
$677
$671
$600
©2014, Sites USA, Chandler, Arizona, 480- 491 -1112 page 2 of 3 Demographic Source: Applied Geographic Solutions 04/2013, TIGER Geography

FULL PROFILE
2000-20 10 Census, 2013 Estimates with 2018 Projections
Calculated using Proportional Block Groups
Lat/Lon: 36.0540/- 79.9067
Exhibit D
zui3 tst. LaDor Population Age "Ib Years or over 4,bub 4b,31b "Iul'b /b 33z,zub
w
2013 Est. Civilian Employed
74.2%
65.2%
63.6%
59.9%
X
2013 Est. Civilian Unemployed
7.7%
5.9%
5.9%
7.0%
0
2013 Est. in Armed Forces
0.4%
0.2%
0.2%
0.1%
0
2013 Est. not in Labor Force
17.7%
28.7%
30.4%
33.0%
IM
2013 Labor Force Males
45.6%
46.4%
46.8%
46.4%
2010 Construction, Extraction, Maintenance
2013 Labor Force Females
54.4%
53.6%
53.2%
53.6%
2010 Occupation: Population Age 16 Years or Over
3,326
27,947
63,793
185,382
2010 Mgmt, Business, & Financial Operations
13.2%
14.1%
15.1%
14.7%
2010 Professional, Related
23.7%
21.8%
22.8%
20.9%
2010 Service
14.9%
16.5%
15.7%
17.2%
2010 Sales, Office
31.1%
29.7%
29.2%
27.8%
2010 Farming, Fishing, Forestry
0.1%
0.1%
0.1%
0.2%
2010 Construction, Extraction, Maintenance
5.6%
7.5%
6.7%
7.0%
2010 Production, Transport, Material Moving
11.4%
10.3%
10.3%
12.3%
2010 White Collar Workers
68.0%
65.6%
67.1%
63.4%
2010 Blue Collar Workers
32.0%
34.4%
32.9%
36.6%
2010 Travel to Work in 14 Minutes or Less
2010 Drive to Work Alone
87.9%
86.2%
85.3%
83.5%
Z
53.3%
50.4%
47.8%
2010 Travel to Work in 30 to 59 Minutes
11.4%
0
2010 Drive to Work in Carpool
6.2%
6.8%
7.4%
8.2%
2.4%
2010 Travel to Work by Public Transportation
0.5%
1.6%
1.1%
1.7%
0
2010 Drive to Work on Motorcycle
-
-
0.1%
0.1%
� p
2010 Walk or Bicycle to Work
1.9%
1.2%
1.5%
2.1%
Z
2010 Other Means
1.2%
0.9%
0.8%
0.8%
9
2010 Work at Home
2.3%
3.3%
3.9%
3.6%
2010 Travel to Work in 14 Minutes or Less
30.0%
30.9%
33.3%
33.0%
2010 Travel to Work in 15 to 29 Minutes
55.9%
53.3%
50.4%
47.8%
2010 Travel to Work in 30 to 59 Minutes
11.4%
13.4%
13.9%
16.2%
2010 Travel to Work in 60 Minutes or More
2.6%
2.4%
2.4%
3.1%
2010 Average Travel Time to Work
17.6
17.6
17.2
17.8
2013 Est. Total Household Expenditure $134 M $1.25 B $3.03 B $8.54 B
w 2013 Est. Apparel $6.45 M $60.1 M $145 M $409 M
Of
D
2013 Est. Contributions, Gifts
$7.97 M
$77.3 M
$191 M
$542 M
~
2013 Est. Education, Reading
$3.35 M
$32.7 M
$80.6 M
$229 M
0
Z
w
2013 Est. Entertainment
$7.38 M
$69.3 M
$168 M
$474 M
X
2013 Est. Food, Beverages, Tobacco
$22.1 M
$203 M
$488 M
$1.38 B
w
2013 Est. Furnishings, Equipment
$5.66 M
$53.9 M
$132 M
$370 M
w
2013 Est. Health Care, Insurance
$9.94 M
$91.7 M
$220 M
$622 M
U)
2013 Est. Household Operations, Shelter, Utilities
$40.2 M
$376 M
$910 M
$2.57 B
0
2013 Est. Miscellaneous Expenses
$2.30 M
$21.2 M
$51.0 M
$144 M
U
2013 Est. Personal Care
$1.96 M
$18.2 M
$44.0 M
$124 M
2013 Est. Transportation
$26.5 M
$247 M
$598 M
$1.68 B
©2014, Sites USA, Chandler, Arizona, 480- 491 -1112 page 3 of 3 Demographic Source: Applied Geographic Solutions 04/2013, TIGER Geography

0

Only RETAIL
everything RETAIL
Exhibit E
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403
Decision Logic - LA Fitness - Wendover Ave & Sapp Rd Location
As the market representatives for LA Fitness The Shopping Center Group has analyzed the North
Carolina market to develop the expansion strategy for LA Fitness. Over the past several years,
we have dedicated a significant amount time and resources to assess the viable opportunities in
Greensboro, as part of the overall North Carolina market strategy. We have analyzed the
Wendover Road corridor in Greensboro for this expansion plan based on the company's
structural requirements for market coverage.
Greensboro represents a logical geographic link for the overall North Carolina strategy. As with
other markets that LA Fitness has entered into, North Carolina is considered a long term
investment market for the company and is deemed to fit the overall national platform. Currently
the major NC markets are under consideration with locations in Charlotte and a recent store
opening in Winston - Salem. Please refer to the map exhibits provided with this summary which
illustrate the typical statewide footprint for LA Fitness and to depict the Greensboro trade area
coverage requirements.
Based on the current characteristics of the Greensboro market and how it fits within the overall
North Carolina expansion profile, we have identified three natural retail trade areas for market
coverage. These parameters are based on historical execution plans within other markets where
growth has been successful. The separation of store footprints in any market determines the long
term viability and sustainability of our business and this is no different for Greensboro. This
market is considered fairly mature and the analysis for the placement of stores, which is based on
a variety of factors and driven by the combination of regional and demographic variables, has
identified the Wendover trade area as one of the primary entry points. However, since retail in
Greensboro is well established there are only a few potential sites in the entire city where LA
Fitness can be located.
Some of the more important drivers to market penetration and success are listed below:
Our primary competitor is Rush Fitness. Our only play to enter the market is to out -
position them. By going further southwest on Wendover Ave, we would be closer to
Rush Fitness and further away from the core of the Wendover Ave /I- 40/I -85 retail
corridor. Staying within the retail corridor is an absolute requirement based on the traffic
patterns and the overall energy represented by the location.
• LA Fitness requires a minimum number of parking spots to ensure the high level of
customer service that our members require and demand which is based on our nationwide

Only RETAIL
everything RETAIL
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403
experience and continued customer feedback. Typically this ranges between 250 -275
parks, depending on the characteristics of the shopping center the building size, which
ranges between 35,000- 40,000 SF and required retail co- tenancy. The issues surrounding
parking spots are an even more critical consideration in a new market entry scenario,
such as Greensboro, because we simply cannot afford to create an atmosphere that
discourages customers from coming to the club.
LA Fitness needs a significant amount of exposure to the primary retail corridor with the
highest traffic count in the market, which in Greensboro is Wendover Avenue.
• In a smaller city such as Greensboro, LA Fitness requires regional access to draw its
customer base from a large geographic area.
Another consideration in spacing of locations is based on overall market coverage and
minimizing potential overlap. Placing a store location on the north side of I -40 would
cannibalize another planned Greensboro unit. And putting a unit on the west side of I -73,
would cannibalize a potential future unit in the High Point market.
Given these factors, the logical position for a unit in the market in the Wendover Trade Area, is
to locate the store between I -40 to the east and I -73 to the west. It is important to note that
numerous alternatives have been considered and studied to determine the most feasible site.
The former Sports Authority building, which is more than 50,000 square feet in floor area — a
full 30% too large for a club — was the only other real option in this trade area. The site did not
present well and the visibility was second rate. The physical characteristics of the building and
shopping center also did not fit our brand profile, which we must preserve across the country to
maintain the reputation of a first class facility. Even so, we did analyze subdividing the building
to bring it to our prototype size, but it became economically infeasible. We also considered
acquiring the building, however the that too was not economically viable.
Another possible consideration was the Kmart building. However it too was too large for a
single tenant. The interior ceiling height was too low and was more suited for second or third
generation users, which is supported by the market fact that it is now fully leased to Floor `n
Decor and Gabes.
The only other potential leasing option is to find a suitable lease space in the Target shopping
center, however it has no vacancies and thus it too is not an alternative for LA Fitness. In
addition, Target's lease would prohibit a fitness facility of LA Fitness's size, as do many other
tenant leases in existing and established shopping centers, due to the parking stress created by a

Only RETAIL
everything RETAIL'°
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403
fitness center. And in the event that those hurdles were not enough, in reality, going farther off
of Wendover Avenue onto Bridford Parkway would not meet LA Fitness' strategic placement
requirements or site line visibility needs in a new market. This would place LA Fitness too far
off of Wendover and into co- tenancy with lower scale retailers, which would impact the
economic viability of the store and questionable the long term sustainability in the market.
It is also important to note that as a matter of business practice we also communicate regularly
with developers to try and located potential sites for green field development. There are simply
no vacant land sites along Wendover Avenue and within the trade area, which would fit the
building and parking field required for a standalone club. This fact holds true still based on the
market assessment performed up to the date of this summary based on the November 2014
research on available sites.
The most compelling facet of the Wendover Commons location, at Wendover & Sapp, is that the
thoroughfares that LA Fitness will have access to and visibility from will ensure ease of
connectivity and draw for our customers. As an example, Bridford Parkway provides direct
access into highly desirable and dense residential neighborhoods to the south, all the way into
Jamestown submarket. Bridford also provides access directly into the west Greensboro
neighborhoods via Guilford College Road, and daytime employment area, around I -40 that will
be paramount to a successful club's long term membership base. Locating outside of I -40 or I-
73 will simply carve our customer base by eliminating one of those key access points.
Convenience to our club, especially in a super - regional trade area is an absolute necessity.
Now, given that the Wendover Commons project at Sapp Road is being developed, it is the only
option for LA Fitness to enter Greensboro.
It provides visibility to Wendover Avenue. We can work with the developer at the design stage
of the project to create a building pad and visibility corridor that LA Fitness requires. The
developer can structure the leases with other tenants in order to allow LA Fitness into the
shopping center. And the design of the site plan, with LA Fitness as a tenant from the beginning,
can plan for and accommodate the parking fields in a manner that suits our customer's needs
while not impacting the other tenants in a negative manner.
As such, given the shape of the land parcels assembled for this development, the location on the
property that LA Fitness can physically fit on is limited to the most westerly part of the land
area, as depicted in the developer's site plan. Upon numerous iterations of site plan design,
given the many constraints, some of which have been outlined above, it appears that the only
location on the site that makes both economic and design sense is the portion of the property

Only RETAIL
everything RETAIL
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403
with the most depth, which is the west side of the site. This allows for a deep parking field and
separation from our required retail co- tenants.
Also a factor in determining location and site is that retrofitting existing buildings typically is a
difficult, if not an impossible scenario, given our higher than typical parking requirement. In
addition, retrofitting existing buildings is almost as expensive as building ground -up on a green -
field site, and operating a club that is designed to prototype specifications provides efficiencies
of operation and uniformity of product and services across the national platform of locations,
which is critical to our brand and our success. Finally, signage that can be created from ground -
up design also provides a distinct requirement in our consideration and one that ultimately can
determine the success or failure of a location, especially in a new market.
As the regional representatives of numerous national retailers we constantly monitor the market
place for green field development opportunities, new shopping centers, and second generation
prospects in order to fulfill our agency role of determining the best possible options for our
clients. National retailers require the co- tenancy and close proximity of each other. This is a
very salient and perceptible fact to understand due to the natural behavior of shoppers and their
need for convenience in a busy life. People prefer to be able to have access to places they need
to go to in a manner that minimizes idle time. As such, we constantly monitor the Greensboro
market, along with other markets throughout North Carolina, in order to identify sites for our
clients and this opportunity for LA Fitness to locate on Wendover Avenue is an alternative that
has not been available to us previously and offers us the ability to finally have a presence in
central North Carolina and to start the next phase of our expansion and growth. The planned
Wendover Commons shopping center is situated in a trade area consisting of approximately two
million square feet of retail and will place our store exactly where we need to be located.
In conclusion, this new shopping center provides the characteristics required for a successful
club. It will provide attractive ground up construction, retailer co- tenancy, and the opportunity
to locate on the portion of the site that allows for our parking field that we must have in order to
best assure a successful club. These factors will propel the overall North Carolina market
strategy and expansion in the right direction given the geographic location of Greensboro as the
central point of connectivity between the other major market points within the state.

Only RETAIL,
everything RETAIL "
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403

Only RETAIL,
everything RETAIL
463 King St P 843.723.3054
Suite C F 843.723.3685
Charleston, SC 29403
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Regional Footprint of LA Fitness
1l
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Florida Market

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Suite C F 843.723.3685
Charleston, SC 29403
Only RLTAIL
everything RETAIL''"
Current LA Fitness locations in North Carolina
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Mt Avy Sandy Ridge Eden ?ci9
i'.
Kest xt Wentworth Roxboro .-
r9a. Reidsville t-
xxt State Rd Pinnacle ?tt ¢ sot a Oxford �"Henirson
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F+ 5�
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axi Wilkesboro'
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Exhibit F
all
Wendover Commons

Exhibit G
Guilford County, NC - Property Report 2/27/2015
Parcel ID Property Address Legal Description
0043008 4000 A W Wendover Ave PB51 -19 GORDON & 6229 -1681
-�� Mobile i
Maps
T,! f } ! J
`k
Owner Information
Owner Name Mailing Address City, State Zip
GREEN CAPITAL LLC 5604 WESTFIELD DR GREENSBORO, NC 27410
Parcel Information
PIN Zoning Use Tax District
7834917933 -000 HB RETAIL 100
Parcel Size Appraisal Nbrhood Plat/Condo Bk & Pg
0.46 7844C06 51 -19
Appraisal Values
Recent Sales
Book & Page
Sale Date
Sale Price
Qualified?
Improved?
00411101238
00312200214
9/15/1993
12/15/1980
$324,000
$100,000
Yes
Yes
Yes
Yes
Appraisal Values
Land
Buildings
Extra Features
Total Value
$299,300
$91,300
1 $20,300
$410,900
Extra Feature Summary
Feature Description Size /Count Measure Year Value
PAVING ASP 18000 UNITS $20,300
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Appraisal Detail (Building 1 of 2)
Bldg#
Description
Bldg Use
Yr Built
Eff Yr Bit
Units
1
CONVENIENCE STORE
COMM CONST
1981
1992
0
Improvement Details
Style
Foundation
ExteriorWallj
Air Cond. Type
Comm. Roof Struct.
Heating Type
1.0 Story
I SPRDFOOT
Corn brk
I PACKAGE ROOF TOP
Bar j
I Forced air - ducted
Heated SgFt
Bedrooms
Bathrooms
Fireplace
Building Grade
Bldg Value
120
0
FULL:O HALF: 0
No
f B 128%
$7,200
43 33
0
10
C; CRM7 �q co
1Q
76
Building Area Totals
Code
Description
Sq Feet
CANO
/Corn brk /SPRDFOOT
Canopy
120
2,128
BI
2
1.0 Story
Appraisal Detail (Building 2 of 2)
Description Bldg Use Yr Built
CARWASH WHSE CONST 1981
Improvement Details
Foundation Exterior Wall Air Cond. Type
SPRDFOOT Corn brk NONE
Heated SgFt Bedrooms Bathrooms Fireplace
1,280 0 N/A No
Eff Yr Bit Units
1992 0
Comm. Roof Struct. Heating Type
Bar j NONE
Building Grade Bldg Value
B 128% $46,188

9 31
-i t` OF06 ni iYi BAS �
9 31
Code
Building Area Totals
/Com brk /SPRDFOOT
AOFO Office, Avg
Description
Sq Feet
I
992
288
Disclaimer: Map and parcel data are believed to be accurate, butaccuracyis notguaranteed. This is nota legal document
and should not be substituted fora title search, appraisal, survey, or for zoning verification.

Exhibit H
Guilford County, NC - Property Report 2/27 /2015
Parcel ID P
Property Address L
Legal Description
0074427 1
1601 1605 Stanley Rd 7
7 PB 163 -50 SOUTH FORTY INVEST GROUP
FEE .'21
Mobile i
Maps
-r
1
FEE? 1y
Owner Information
Owner Name Mailing Address City, State Zip
SOUTH FORTY INVESTMENT GROUP PO BOX 20008 GREENSBORO, NC 27420
Parcel Information
PIN I Zoning Use Tax District
7833793212 -000 1 CU -SC Commercial 100
Parcel Size Appraisal Nbrhood Plat/Condo Bk & Pg
2.66 7833CO3 163 -50
Appraisal Values
Land Buildings Extra Features Total Value
$1,163,800 $0 $0 $1,163,800
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Exhibit I
Guilford County, NC - Property Report 2/27 /2015
Parcel ID Property Address Legal Description
0074458 1701 Stanley Rd 1.74AC 6 PB 142 -1 SOUTH FORTY
Owner Name
NATUZZI AMERICAS INC
Owner Information
Mailing Address
130 W COMMERCE AVE
Parcel Information
❑❑
Mobile
i
Maps
City, State Zip
HIGH POINT, NC 27260
PIN Zoning Use Tax District
7833699491 -000 CU -SC Commercial 100
Parcel Size Appraisal Nbrhood Plat/Condo Bk & Pg
1.74 7833C04 142 -1
Appraisal Values
Land Buildings Extra Features Total Value
$1,196,300 $0 $1,196,300
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Exhibit J
Guilford County, NC - Property Report 2/27/2015
Parcel ID Property Address Legal Description
0074415 6011 Landmark Center Bl\d 1 PH I S1 PB 90 -140
Mobile � �
�
,yam Maps
Owner Information
Owner Name Mailing Address
BANK OF NORTH CAROLINA 833 JULIAN AVE
City, State Zip
THOMASVILLE, NC 27360
PIN
Parcel Information
Zoning
Use
Tax District
7833593251 -000
$1,078,000
CU -CP
$4,500
OFFICE
100
Parcel Size
Appraisal Nbrhood
Plat/Condo Bk & Pg
2.24
7833C04
90-
Recent Sales
Book & Page
Sale Date
Sale Price
Qualified?
Improve
00511800433
00450400375
00368502023
11/15/2000 $860,000
2/15/1997 $982,000
8/15/1988 $175,000
Yes
Yes
Yes
Yes
Yes
Yes
d?
Appraisal Values
Land
Buildings
Extra Features
Total Value
$1,078,000
$300,300
$4,500
$1,382,800
Extra Feature Summary
Feature Description Size /Count Measure Year Value
PAVING ASP 20000 UNITS $4,500
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Appraisal Detail (Building 1 of 1)
Bldg#
Description
Bldg Use Yr Built
Eff Yr Bit
Units
1
OFFICE
OFF CONST 1988
1988
0
Area Totals
Code I Description I Sq Feet
/STUCCO / SPRDFOOT
CANO Canopy
SFBO Base, Semi - Finished
7,152
432
84
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.
Improvement Details
Style
Foundation
Exterior Wall
Air Cond. Type
Comm. Roof Struct.
Heating Type
1.0 Story
I SPRDFOOT
STUCCO
CENTRAL
I Bar j
Heat pump
Heated SgFt
Bedrooms
Bathrooms
Fireplace
Building Grade
Bldg Value
7,236
1 0
1 FULL:O HALF: 0
No
B 128%
$500,640
Area Totals
Code I Description I Sq Feet
/STUCCO / SPRDFOOT
CANO Canopy
SFBO Base, Semi - Finished
7,152
432
84
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Exhibit K
Guilford County, NC - Property Report 2/27 /2015
Parcel ID Property Address I Legal Description
0151149 4523 W Wendover A\e I 11.87AC MARTHA PENN SAPP& R/W 4007 -1361
Mobile
1 11
1 Maps
Owner Information
Owner Name Mailing
_Address
ALLEN, ERNESTINE S; LEACH, RUBY S; SAPP, DWIGHTA ; SAPP, 1405
GAITHER D ; SAPP, JAMES B WILLOW
RD
Parcel Information
ww
City, State Zip
GREENSBORO,
NC 27401
PIN Zoning Use Tax District
7833282915 -000 RS-40 RESIDENTIAL 200
Parcel Size Appraisal Nbrhood Plat/Condo Bk & Pg
11.87 7833C05 0
Appraisal Values
Land Buildings Extra Features _ Total Value
$712,200 $0 $0 $712,200
Disclaimer: Map and parcel data are believed to be accurate, but accuracyis not guaranteed. This is nota legal document
and should not be substituted fora title search, appraisal, survey, orfor zoning verification.
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Exhibit L
Guilford County, NC - Property Report 2/27/2015
Parcel ID Property Address Legal Description
0055596 3915 W Wendover Ave FIAT DEALERSHIP/ W WENDOVER AV
lit ui Gp
Mobile -1
,� Maps y
Owner Information
Owner Name
Mailing Address
City, State Zip
DUNN, ROBERT C SR
PO BOX 20167
GREENSBORO, NC 27420
Parcel Information
PIN
Zoning
Use
Tax District
7844011308 -000
LI
1 Commercial
100
Parcel Size
Appraisal Nbrhood
Plat/Condo Bk & Pg
3.7
7844C06
0

Recent Sales
Book & Page Sale Date
00000100001 7/15/1986
100285000952 6/15/1977
Sale Price
$650,000
$25,000
Qualified?
Improved?
Yes
Yes
Yes
Yes
Appraisal Values
Land
Buildings
Extra Features
Total Value
$1,509,800
$1,327,400
$137,300
$2,974,500
Extra Feature Summary
Feature Description
Size /Count
Measure
Year
Value
PAVING ASP
122000
UNITS
WHSE CONST
$137,300
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.
Appraisal Detail (Building 1 of 1)
Bldg#
Description
Bldg Use
Yr Built
Eff Yr Bit
Units
1
AUTOSALES /REP
WHSE CONST
1984
1995
0
Improvement Details
Style
Foundation
Exterior Wall
Air Cond. Type
Comm. Roof Struct.
Heating Type
1.0 Story
I SPRDFOOT
Conc block
NONE
I Bar j
FORCE AIR -NOT DUCTED
Heated SgFt
20,148
Bedrooms
0
Bathrooms
FULL:O HALF: 0
Fireplace Building Grade
No B 128%
Building Area Totals
Code Description
/Conc block / SPRDFOOT
CANO Canopy
GOFO Office, Good
AOFO Office, Avg
GOFO Office, Good
M EZO Mezzanine
Bldg Value
$379,852
Sq Feet
8,633
42
6,295
1,421
1,710
2,089
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

45.7'
MEZ
5.7'
2089.4 sf
Sketch by Apex Medan-
13 103
40 25
25
AOFOG
37 &AS C.
42 co 41 8-
7037,0 sf
SAS � 42
1596.0 sf ti
37
rw
1 66.
45'
GOF GOF
6295.0 sf
1710.0 sf
39
6
20 Cp;IP I V

Exhibit M
Guilford County, NC - Property Report 2/27/2015
Parcel ID Property Address Legal Description
0057734 3907 W Wendover Ave LINCOLN DEALERSHIP /FAST LANE
F
Mobile ❑ .21
l 1 Maps
y
CX
Owner Information
Owner Name Mailing Address City, State Zip
GREENSBORO AUTO AUCTION INC 3907 W WENDOVER AVER GREENSBORO, NC 27407
Parcel Information
PIN Zoning Use Tax District
7844014631 -000 LI Commercial 100
Parcel Size
Appraisal Nbrhood
Plat/Condo Bk & Pg
2.67
7844C06
147 -89
Appraisal Values
Land
Buildings
Extra Features
Total Value
$1,453,800
$2,338,900
$98,400
$3,891,100
Extra Feature Summary
Feature Description Size /Count Measure Year Value
PAVING ASP 38480 UNITS $43,300
PAVING ASP 49000 UNITS _ _ $55,100
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted fora title search, appraisal, survey, or for zoning verification.
Appraisal Detail (Building 1 of 2)
Bldg# Description Bldg Use Yr Built Eff Yr Bit Units
1 AUTOSALES /REP WHSE CONST 2001 2001 0

Improvement Details
Bldg#
Style
Foundation
Exterior Wall
Air Cond. Type
Comm. Roof Struct.
2
Heating Type
Unknown
SPRDFOOT
I Conc block
I CENTRAL
I Steel
I
Forced air - ducted
No
A 218%
$354,856
Heated SgFt
Bedrooms
Bathrooms
Fireplace
Building Grade
Bldg Value
13,872
1 0
FULL:O HALF: 0
1 No
I A 218%
$519,548
Building Area Totals
Code _ Descri
/Conc block /SPRDFOOT
SDAO Store Display Area
CANO Canopy
FSTO Storage, Fin
Feet
11,464
2,408
208
128
Appraisal Detail (Building 2 of 2)
Bldg#
Description
Bldg Use
Yr Built
EfFYr Bit
Units
2
AUTOSALES /REP
WHSE CONST
2008
2008
0
7,830
Improvement Details
Style Foundation
L Unknown SPRDFOOT
Exterior Wall Air Cond. Type
Com brk i— CENTRAL
Comm. Roof Struct.
Heating Type
Heat pump
Bar
Heated SgFt
Bedrooms
Bathrooms
Fireplace
Building Grade
Bldg Value
7,830
0
N/A
No
A 218%
$354,856

36 90
cc FGR06 In c, BAS cc
" 2,016 " r' 5,040 "'
36 90
10
BAS o
r 2,790
10
Code
Building Area Totals
Description Sq Feet
/Com brk /SPRDFOOT 7,830
FGRO Garage, Finished 2,016
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.

Parcel ID
0151184
Exhibit N - Tree Conservation Land
Guilford County, NC - P
Property Address
5605 Sapp Rd
Report 2/2712015
Legal Description
PETTIFORD SR 1560
FEE .21
Mobile i
Maps
Owner Information
Owner Name Mailing Address L City, State Zip
TSINTZOS, NICKIE V 1601 ALDERMAN DR GREENSBORO, NC 27408
Parcel Information
PIN Zoning Use Tax District
7834006055 -000 GO -M OFFICE 200
Parcel Size Appraisal Nbrhood Plat/Condo Bk & Pg
1.01 7833A06 0
Appraisal Values
Land Buildings Extra Features Total Value
$105,200 $0 $105,200
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted for a title search, appraisal, survey, or for zoning verification.
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document
and should not be substituted fora title search, appraisal, survey, or for zoning verification.