By Nicole Bowman-Layton

The long-awaited restoration of downtown Edenton’s Hotel Hinton may not be finished until 2029 as the developer reported that construction estimates are running about 20% above what the project can financially support.

The update drew frustration from Edenton Town Council members during their Nov. 10 meeting, with several questioning the pace of the project and the developer’s failure to appear in person to answer questions.

During the meeting, council also approved a commercial subdivision for a proposed fast-food restaurant near the intersection of N.C. 32 and U.S. 17, heard concerns about spending on Harbor Town projects and reviewed applications for state economic development grants.

The Albemarle Observer’s coverage of council’s approval of a 60-day moratorium on data centers can be found in a previous article. Coverage of Town Council’s actions regarding Councilman Aaron Coston will appear in a separate article.

The meeting was attended by about 40 people on Zoom who dealt with technical issues, while both council chambers and the overflow room at the South Broad Street location were full. Councilman Samuel Dixon was not present at the meeting.

Hotel Hinton

Town Manager Corey Gooden read a written progress report from SAGA, the developer working to restore the historic Hotel Hinton building in downtown Edenton.

According to the report, SAGA has completed construction drawings and submitted them for building permit review. The developer described the submission as a major milestone after months of architectural, engineering and restoration planning.

However, the company said its latest construction estimates are approximately 20% higher than the amount needed to make the project financially feasible.

SAGA plans to spend the remainder of 2026 reviewing bids and identifying cost reductions, with a goal of lowering current estimates by at least 15%.

The developer hopes to complete lender underwriting during the first quarter of 2027, close on financing during the second quarter and begin construction in the third quarter.

Those dates depend on securing financing, completing permit reviews and meeting historic preservation requirements.

SAGA estimated construction would take 18 to 24 months, placing a possible opening in 2029 if the proposed schedule is met.

The company acknowledged residents’ frustration over the lengthy delays and said it remains committed to restoring the building.

Councilman Patrick Sellers criticized the developer’s decision to submit a written report rather than send representatives to the meeting.

“We’ve let them off the hook by allowing them to update us in this manner,” Sellers said.

He said council members had expected quarterly, in-person presentations that would allow them to question the developer directly.

“That was a lot of reading, and we’ve got a lot of comments and questions. Where do they go? They’re not here,” Sellers said.

Other council members questioned the continued delays and whether the developer would meet its latest schedule.

Councilman Elton Bond recalled asking about the project in 2024 and being told it could be completed within a year.

“We’re going to go into ’27 now,” Bond said.

Mayor W. Hackney High Jr. questioned whether any delays in the building permit process were attributable to the town or county rather than the developer.

Gooden said construction documents had been submitted earlier this year and were undergoing review. Assistant Town Manager and Planner Dewayne Wheaton explained that the process involves multiple areas, including building safety, fire protection, mechanical systems and utilities.

High requested a more detailed report from planning and inspections identifying what remains incomplete and which party is responsible.

He said he wanted the town to address any outstanding responsibilities of its own before pressing SAGA about further delays.

High also suggested that the developer be given specific deadlines for providing any missing information needed to complete the permit review.

Council members discussed establishing a schedule for future progress reports, including opportunities to question the developer directly.

The discussion also prompted Councilman Bob Turner to propose higher fees for developers who repeatedly return to renew or extend major special use permits.

Turner said the current fee is $300 and suggested tripling the amount for subsequent applications.

“Let’s triple that,” Turner said. “Let’s put pressure on these people to do what we’ve asked them to do, and what they have shown us they’re going to do.”

He emphasized that the proposal would apply broadly rather than target SAGA alone.

“And I’m not just doing this because of SAGA. This is everybody,” Turner said.

Turner said repeated applications require considerable work by town employees.

“Dwayne and Corey put so much effort and their staff into these,” he said. “They’re going to have to start paying more when they come back.”

High supported exploring the proposal and suggested consulting the town attorney about what changes would be legally permissible.

No fee increase was adopted during the meeting.

New fast-food restaurant planned

Town Council approved a request to subdivide 1.92 acres of commercial property at 110 Whitman Lane, clearing an initial step toward development of a new fast-food restaurant.

The property is near the intersection of N.C. 32 and U.S. 17, within an established commercial corridor.

Town planning staff explained that the request would separate the smaller parcel from a larger tract already zoned for commercial highway uses. The vacant parcel is across Whitmon Lane from Feyer Ford and is across NC 32 from the State Employees Credit Union.

The subdivision does not require rezoning and does not authorize construction of a restaurant.

During council discussion, Whealton confirmed that the proposed use is a quick-service restaurant, commonly called a fast-food restaurant. The restaurant’s name was not disclosed during the meeting.

Planning staff said the specific development would return to council for additional consideration later in November. That review is expected to address the proposed use and applicable development requirements.

Staff said preliminary coordination had already taken place concerning utilities and transportation issues.

Brad Mercer appeared on behalf of the applicant and was available to answer questions.

Council members approved the required findings concerning public safety, neighboring property values, compatibility with the surrounding area and consistency with adopted land-use plans.

The council then approved the subdivision request without opposition.

The decision allows the property division to proceed but does not constitute final approval of the proposed restaurant.

Martinique relocation

Plans to relocate Martinique, a historic plantation house in northern Chowan County, to Edenton’s waterfront continue to raise questions about project costs, views of Edenton Bay and the use of state grant funding.

During public comment, resident Hal Murray cited a report in The Daily Advance stating that $816,000 in Harbor Towns grant funding was designated for the Martinique project.

Murray questioned the use of grant money for historic properties associated with organizations he said had substantial financial resources.

He also questioned funding for maintenance and restoration work at the Barker House while a proposed breakwater to protect the town’s waterfront pier remained unfunded.

He noted that both projects are supported by organizations – Elizabeth Vann Moore Foundation and Edenton Historical Commission – that have robust funding portfolios.

“Simply stated, taking approximately half of the funds from the Harbor Town grant to fund projects that are more than financially stable is inexcusable,” Murray said.

“All the while, the breakwater at the town pier goes unfunded,” he added.

The town has applied for a grant to do further repairs on the breakwater, located in Edenton Bay near the waterfront park.

Murray cited publicly available nonprofit financial filings in support of his concerns. The figures and his conclusions about the organizations’ ability to finance the work were not independently established during the meeting.

Later, Gooden addressed concerns about the Martinique relocation that residents had raised at the council’s Oct. 13 meeting.

He identified Pat Grouther, Bill Witchard and Susan Ingalls among those who had questioned the proposed relocation, the loss of waterfront trees and the possibility that the house would obstruct views of Edenton Bay.

Gooden said town staff had since met with Harbor Towns representatives to revise the plans.

The changes include reducing the building’s proposed footprint and adjusting its placement to address concerns about waterfront views.

Gooden said the revised site plan would also preserve four of the five trees affected by the original proposal.

The town was awaiting updated drawings and cost estimates to determine how the changes would affect the project’s overall expense.

Gooden did not provide a revised cost during the meeting.

He also discussed efforts to provide residents with a more complete history of the waterfront property, including environmental monitoring information and results from the N.C. Department of Environmental Quality.

Business owner speaks out

Edenton business owner Leslee Casbarro delivered an emotional statement during public comment, criticizing what she described as threats, harassment and an inadequate response from local police.

Casbarro said she and her husband had been the subjects of rumors and hostile social media posts, including a message suggesting their home and business could be burned down.

She told council members that police had been made aware of the message but said officers did not consider it a threat.

Casbarro also described a break-in at her building approximately two months earlier. She said officers responded but that she had not received a police report.

Her remarks followed an early-morning fire at Ralph’s Pizza on North Granville Street. Authorities have described the fire as suspicious and requested assistance from state investigators. No connection between the reported threats and the fire has been publicly established.

Casbarro, who said she practiced criminal defense law for 37 years, also spoke about the charitable work she and her husband have done since moving to Edenton. She said their business contributed $18,000 in donations during their first year in town.

She expressed frustration with what she described as a culture of gossip and hostility toward people who become targets of criticism.

“I will tell you that I have thought of moving away, but I will never leave now,” Casbarro said. “And I will make sure that everybody hears me loud and clear.”

State grant applications

Two proposed economic development projects, identified as Project Alpha Tango and Project Flagstaff, drew questions from residents after the council approved applications for state Building Reuse Program grants.

The applications were included in the council’s consent agenda, which allows multiple items to be approved together unless a council member requests separate consideration.

No council member requested separate discussion of either application, and the consent agenda was approved without debate.

During the public comment period that followed, resident Joe Angelucci urged the town to conduct thorough financial reviews before advancing public funding associated with Project Alpha Tango.

Angelucci, who said he spent 25 years working in global banking and financial services, specifically referenced a proposal involving 109 Anchors Way. The property was once the home to Daedalus Yachts, a now closed company. They had previously been awarded state grants but were unable to meet the performance metrics and did not receive any state funds.

He raised concerns about the applicant’s financial resources and business history, citing information he said appeared in public records.

Angelucci recommended requiring audited financial documents and comprehensive Dun & Bradstreet business credit reports to evaluate the applicant’s financial position and ability to fulfill its commitments.

“We cannot rely on promises alone,” Angelucci said.

“Before Edenton acts as a conduit for state grant money, let’s ensure strict commercial screening to protect our tax dollars and guarantee the promised job creation is viable,” he said.

The financial concerns Angelucci raised were allegations and questions presented during public comment, not findings established by the council.

Murray also questioned the grant applications, asking how much the town would be required to contribute if the state approved them.

“I’d like to know what is the dollar amount, the dollar amount, not the percentage, but the dollar amount,” Murray said.

Murray said he understood that a local match would be required but had been unable to determine the amount.

“I think for transparency that would be very nice,” he said.

Gooden explained that the council’s action authorized the town to apply for the grants rather than commit to specific expenditures.

He said the actual grant amounts and corresponding local matching requirements would be determined after the applications advanced through the state’s review process and the applicants’ financial commitments were evaluated.

Gooden said the amounts would return to council in a subsequent resolution.

Other council business

Council members also received proposed commercial architectural design standards intended to guide future development.

The proposed standards address the appearance and design of commercial buildings. County Commissioner Larry McLaughlin, speaking during public comment, encouraged the town to adopt the standards and ensure they include an effective enforcement process.

McLaughlin said Edenton’s architecture and appearance have long been important parts of the community’s appeal.

Council members were asked to review the document and sent suggested modifications to town staff. Gooden and Whealton said additional legal and technical review was needed before a revised version could return for consideration at the council’s Nov. 23 meeting.

Economic Development Director Ches Chesson also provided an update on Project Teapot, an economic development project involving the reuse of the former Sears Building on South Broad Street.

He said the business began operations Nov. 2 and had approximately 28 employees, with a goal of reaching 100 employees by the end of the year.

Gooden explained that a budget amendment involving the project concerned an internal lease payment within the financing structure rather than a new payment from the town’s general operating funds. The amendment was included in the consent agenda.

The town manager also reported continued efforts to obtain information from the railroad concerning cleanup of railroad ties. He said town staff had made repeated contacts but had not received a recent response.

Former Councilman Jimmy Alligood raised concerns about the number of political campaign signs displayed along Broad Street during the recent election season. High said the town would ask its attorney to review existing regulations and determine whether additional local restrictions would be permitted.

Nicole Layton, a program support specialist with the Albemarle Commission, invited local organizations to participate in a regional effort to coordinate disaster response resources. She also suggested a community forum bringing together town, county and school officials to discuss local issues and projects.