HomeMy WebLinkAbout20140822 Ver 1_Add Info WQC Mtg_20140507Sti morel
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September 27, 2013
April 10, 2014 (Appended)
Town of Kernersville
P.O. Drawer 728
Kernersville, NC 27285
Attn: Russell Radford, PE, Town Engineer
Subject: Request for Variance for
Stormwater Management Requirement in the Pre - Developed Condition
Blue Diamond Property adjacent to the Proposed Veterans Administration Hospital
Dear Russell,
I am writing this letter on behalf of Blue Diamond Investments to request a variance in the timing of installation of
stormwater management BMP's for the subject property. The Veterans Administration (VA) Hospital site lies downslope of
the Blue Diamond Investments property. The VA site will have its own stormwater management system, sized to treat
runoff from its site only, therfore a stormwater bypass system must be constructed to convey stormwater runoff from the
Blue Diamond property around or through the VA site to keep runoff from Blue Diamond property separate from that of the
VA site. The bypass system discharge point falls within the West Fork Deep River buffer which is a tributary within the
Randleman Lake Water Supply Watershed. A rip rap lined channel will be provided through the buffer from the discharge
point to the river. The Randleman Rules require that concentrated runoff from manmade conveyances be converted to
diffuse flow before the runoff enters Zone 2 of the buffer, unless stormwater management is provided for the runoff. The
State's Stormwater BMP Manual requires 50 linear feet of level spreader per cfs of flow to provide diffuse flow from a
concentrated discharge point. For the 1.0 in. /hr. rainfall, 1,778 linear feet of level spreader is required for the flow from the
bypass line. A second requirement for level spreaders per the State Manual is that the maximum flow that can be directed
to a single level spreader is 2 cfs. With this limitation, the flow from the bypass line would have to be split into 18 discrete
level spreaders. Additionally, flows that exceed the 2 cfs capacity of the level spreaders are required to be diverted away
from the level spreaders. These higher rate flows would have to be channelized through the buffer to the stream as
currently planned, which is what the developer is requesting approval of. Given these constraints, it is impractical to
convert concentrated flow from the bypass line to diffuse flow. Since sufficient space to convert discharge from the bypass
system to diffuse flow is not available outside the buffer, a stormwater BMP is required by the Rules. Given the
topographic characteristics of the Blue Diamond property and other upslope properties, Blue Diamond Investments is
requesting a variance to delay installation of the BMP until such time as development of the Blue Diamond property
begins.
A development plan has not been prepared for the Blue Diamond property. Designing and building a stormwater BMP
without a development plan in place causes the development to be designed around the BMP, which may not yield the
best and highest use of the property. The topography of the Blue Diamond property upslope of the VA site forms two
drainage basins. Providing stormwater management for the property prior to development would require two BMP's to be
constructed, or the majority of the property to be graded to drain to a central location. If BMP's are constructed at the
current drainage collection points prior to development, these locations may not work with the final development plan and
would have to be moved. This would certainly be the case for the drainage feature adjacent to Kernersville Medical
Parkway, as the road frontage will be the most valuable property from a development perspective. Either of these
scenarios, mass grading or building BMP's represents a significant financial burden to the developer prior to development
activity commencing.
60,11 fit, Trade Streal Suite, 2114
ffim t n Sotern„ NC 2711011.2916
R 336723,1067 F: 336323 1069
Blue Diamond Property
Stormwater Management Variance Request
September 27, 2013
Page 2
What are the impacts to the VA site if their BMP is upsized to treat post - developed runoff from the Blue Diamond
property ?:
As the attached VA storm drainage plan reflects, there is little to no room to expand the stormwater pond. We have
consulted with the VA's Civil Engineering consultant regarding upsizing their pond to accommodate runoff from the Blue
Diamond and upslope residential properties in a developed condition. The VA's consultant looked at this during the design
phase of the project and a pond of that size would not fit within the available space on the property.
What are the impacts to the VA site if their BMP is upsized to treat pre - developed runoff from the Blue Diamond
property, then bypass Blue Diamond runoff in the post - developed condition ?:
Although not specifically studied, it is possible that the VA pond as designed could accommodate the area draining to the
bypass system in the pre - developed condition, however when the Blue Diamond property develops, the bypass system
would have to be disconnected from the VA pond and extended to the Deep River, causing significant disruption and
damage to the VA site. Given this, it is unlikely that the VA and the site developer would agree to this arrangement.
What are the impacts to water quality in the Deep River if pre - developed runoff from the Blue Diamond property is
not treated ?:
The total basin area draining to the bypass system is approximately 48 acres. The Blue Diamond property (28.8 acres) is
undeveloped, with 0% built upon area (BUA). The remaining drainage area (19.2 acres) upslope of the Blue Diamond
property is very sparsely developed as large lot residential. The upslope area currently has approximately 7% BUA. The
aggregate BUA of all properties upslope of the VA site is 2.79 %. Runoff from this area flows overland through wooded
areas and vegetated conveyances to the point where the bypass system through the VA site would intercept this water.
The shortest flow path from the nearest rooftop is at least 700 feet from the bypass system inlet point.
Given the extremely low BUA of the upslope properties and the length of the vegetated conveyances, we believe that
adequate treatment is already being provided within the natural system without having to build an engineered BMP prior to
development of the property. Untreated stormwater runoff from the Blue Diamond property discharged into the buffer from
the bypass system will have the same characteristics in terms of quality as untreated runoff from the same area discharged
into the buffer through the natural system that existed prior to development of the VA site. We believe that water quality
will not be compromised by deferring installation of the Blue Diamond stormwater management BMP until development of
that property occurs, and that the intent of the Randleman Rules will be satisfied.
Blue Diamond Investments understands that stormwater management will be required for their development. They are
simply requesting that final design and construction of the stormwater BMP be deferred until development of their property
begins. The specific time frame anticipated for development of the property to begin moving forward is unknown, however
we believe that completion of the Kernersville Medical Parkway in the fourth quarter of 2013 will be a primary catalyst for
development in this area.
We believe that granting this variance request is justifiable for the following reasons:
• It is a minor deviation from the requirements of the Randleman Rules, since it only requests that implementation of
the stormwater management plan be deferred until development of the Blue Diamond property.
• Deferring implementation of the stormwater management plan will not negatively impact surface waters.
• The requirement for implementation of the stormwater management plan prior to development of Blue Diamond
property is not due to actions of Blue Diamond Investments, but rather due to development of the adjacent VA
property.
• The requirement for implementation of stormwater management prior to development of property is rare, and in
this case only applies to Blue Diamond Investments and not to the upslope residential property owners, which are
Blue Diamond Property
Stormwater Management Variance Request
September 27, 2013
Page 3
also contributors of runoff to the bypass system.
It is in harmony with the general purpose and intent of the State's riparian buffer protection requirements and the
Town's Ordinance and preserves its spirit.
The public safety and welfare have been assured, water quality has been protected and substantial justice has
been done.
Thank you for your consideration of this variance request. Please contact me if you require additional information.
Sincerely,
J. Neal Tucker, PE
Stimmel Associates, PA
Cc: Jeff Hunter, Pope Companies
Ana Jaramillo, Town of Kernersville
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April 16, 2014
Ms. Jennifer Burdette
401 /Buffer Coordinator
401 & Buffer Permitting Unit
Wetlands Branch
NCDENR — DWR
1650 Mail Service Center
Raleigh, NC 27699 -1650
Subject: Answers to Questions from the Water Resources Committee Regarding the
Blue Diamond, LLC Variance Request
Dear Ms. Burdette,
Stimmel Associates, P.A. is working as an engineering consultant to Blue Diamond Investment Company, LLC for their
property east of the Veterans Administration Hospital in Kernersville. The purpose of this letter is to address questions
from the Water Quality Committee outlined in your e -mail to Ana Jaramillo with the Town of Kernersville dated April 7,
2014. The questions / additional information requested and answers are as follows:
1. Conceptual plan of BMP on the VA site to handle all stormwater from upslope.
A: A conceptual plan of a BMP located on the VA Hospital site sized to handle all stormwater from both the VA
site plus all upslope properties is not available. There was never a consideration to build a single BMP to handle
all stormwater runoff for a number of reasons. Building a single BMP sized to handle all runoff places a financial
burden on the VA Hospital due to the need to purchase more land to accommodate a larger BMP. There are
difficulties with having multiple owners responsible for constructing and managing a single BMP, such as how are
the construction costs and maintenance costs for each party equitably determined, and in situations where
liabilities arise, such as a drowning, how are the liabilities shared. Building a single BMP sized to handle all runoff
could pose a greater threat to water quality in the event of a failure of the BMP by 1) releasing a greater volume of
sediment into the Deep River at the time of failure, and 2) stormwater from the drainage area would receive no
treatment at all while the BMP is being repaired. Building a single BMP sized to handle all runoff could pose a
greater threat to stream degradation at the point if discharge into the Deep River, since flows from the combined
drainage area would likely be at a higher flow rate and velocity, and for a longer duration. Discharges from two
BMP's would enter the stream at different points, at lower flow rates and velocities, and for shorter durations. A
single, larger BMP would be more difficult and expensive to clean and maintain than two smaller BMP's. It is
generally accepted that stormwater treatment is more efficiently provided closer to the source of the pollution (in
this case sediment) than further from the source.
2. Cost difference between the VA treating only their stormwater vs. treating all stormwater from upslope.
A: Since there was never a consideration for combining stormwater treatment into a single BMP for all properties
draining to the VA site, the cost difference of providing combined treatment versus separate treatment was not
determined.
3. Conceptual plan and design of BMP for Blue Diamond site including calculations used to size the BMP.
A: See the attached Drainage Area Map by Stimmel Associates with backup calculations. This drawing
601 N, Trade Street Suite 200
Winston: Salerno, NC 27101.2916
P' 336 723 1067 P° 336 723.1069
Blue Diamond Property
Stormwater Management Variance Request
September 27, 2013
Page 2
represents a single wet detention pond to handle runoff in the developed condition. The pond is sized to provide
90% TSS removal. Per the NCDENR BMP's Manual, the pond will also provide some nutrient removal (25% total
nitrogen, 40% total phosphorus), however nutrient removal is not required by the Randleman Watershed Rules.
The plan does not represent the two separate BMP's that would be required for the pre - developed condition due to
the site topography. Providing two BMP's would represent higher initial construction cost as well as higher
maintenance cost. It is unlikely that both the BMP's would work in the developed condition, therefore one of the
BMP's would have to be phased out and filled and the other would have to be increased in size, or relocated.
4. A complete site plan for the BMP on the VA site.
A: See the attached Overall Storm Drainage Plan by Littlejohn Engineering, and annotated by Stimmel
Associates.
5. Ownership history.
A: See letter from Jeff Hunter with Pope Companies, partner in Blue Diamond Investment Company, LLC,
addressing ownership history.
6. Determination if EO 13514 applies to the VA Hospital. If yes, then what provisions will be taken to comply
with the Executive Order.
A: The VA's Solicitation For Offers (SFO) did not specifically mention Executive Order 13514, although it did
mention other EOs.
Although EO 13514 was not mentioned, most of the pertinent goals of EO 13514 were requirements of the SFO,
including sustainable design. In fact, the proposed facility has been designed to be certified as LEED Silver,
possibly Gold. The areas of concentration include water efficiency, energy efficiency, recycling and reuse of
demolition and building materials, green roofs, preferred parking spaces for energy efficient and alternative fuel
vehicles, preferred parking spaces for carpool vehicles, and stormwater management measures.
Please contact me if you require additional information.
Sincerely,
J. Neal Tucker, PE
Stimmel Associates, PA
Attachments
Cc: Jeff Hunter, Pope Companies
Ana Jaramillo, Town of Kernersville
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Project : Kernersville Medical Parkway Sheet : 1
Project No.: 08 -032 Date : 4/16/2014
Designed by: BMH
Checked by: JNT
Blue Diamond Property - Option 5 East Pond Drainage Area
SCS RUNOFF CURVE NUMBERS
PRE - DEVELOPED CONDITIONS
BASIN LAND USE
SOIL
NAME
HYDROL.
GROUP
AREA
(AC.)
AREA
( %)
CURVE NO
(CN)
CN x
AREA
Onsite - Pervious
CiB*
B
19.06
76.95%
61
1163
Onsite - Impervious
CiB*
B
0.00
0.00%
98
0
Offsite - Pervious
CiB*
B
5.34
21.56%
61
326
Offsite - Impervious
CiB*
B
1 0.37
1.49%
98
36
TOTALS 24.77 100.0% 1525
WEIGHTED CN (PRE - DEVELOPED) = 62
POST - DEVELOPED CONDITIONS
- Onsite Developed Only
BASIN LAND USE
SOIL
NAME
HYDROL.
GROUP
AREA
(AC.)
AREA
( %)
CURVE NO
(CN)
CN x
AREA
Onsite - Pervious
CiB*
B
5.72
23.08%
61
349
Onsite - Impervious
CiB*
B
13.34
53.86%
98
1308
Offsite - Pervious
CiB*
B
5.34
21.56%
61
326
Offsite - Impervious
CiB*
B
1 0.37
1.49%
98
36
POST - DEVELOPED CONDITIONS
TOTALS 24.77 100.0% 2018
WEIGHTED CN (DEVELOPED) = 81
- Onsite & Offsite Developed
BASIN LAND USE
SOIL
NAME
HYDROL.
GROUP
AREA
(AC.)
AREA
( %)
CURVE NO
(CN)
CN x
AREA
Onsite - Pervious
CiB*
B
5.72
23.08%
61
349
Onsite - Impervious
CiB*
B
13.34
53.86%
98
1308
Offsite - Pervious
CiB*
B
1.71
6.92%
61
104
Offsite - Impervious
CiB*
B
1 4.00
16.14%
98
392
TOTALS 24.77 100.0% 2153
WEIGHTED CN (DEVELOPED) = 87
* Various soils present - CiB, FaB, FaC, FcB2, FcC2, FcE3, Gu, HaA
Dominant hydrologic soil group is B
Project: Novant- Kernersville
Project No.: 13 -114
Designed By: BMH
Checked By: JNT Date: 8/5/2013
Revised: 4/16/2014
WATER QUALITY POND DESIGN
(Option 6
On -Site Drainage Area to Pond =
28.84 acres
On -Site Proposed Impervious Area =
20.19 acres
On -Site Future Impervious Area =
0.00 acres
Total On -Site Impervious Area =
20.19 acres
Total Project Site Area =
28.84 acres
Offsite Drainage Area to Pond =
Offsite Impervious Area =
Offsite Future Impervious Area =
Total Offsite Impervious Area =
WATERSHED INFORMATION
Watershed = West Fork Deep River
Classification = WS -IV
70.00% Drainage Area Impervious Percentage
70.00% Project Area Impervious Percentage
19.20 acres
1.35 acres
0.00 acres
1.35 acres 7.03% Drainage Area Impervious Percentage
Total Watershed Area to Pond = 48.04 acres
Graded Area to Pond = 20.19 acres
Temporary Sediment Storage Used = n
Temporary Sediment Storage =
Permanent Sediment Storage =
Current Composite Impervious Percentage =
Maximum Impervious Percentage =
Permanent Water Quality Pool Depth (3'min.) _
Surface Area / Drainage Area Ratio =
Temporary Water Quality Depth to be Controlled =
Elevation at Bottom of Pond = 911.50
Elevation at Bottom of PSS = 911.50
Elevation at Bottom of PWQ = 912.50
Elevation at Bottom of TWQ = 916.00
Elevation at Top of TWQ = 917.35
Elevation at Emergency Spillway = 0.00
Elevation at Top of Dam = 920.00
Invert of Barrel = 911.50
Elevation at Bottom of Pond = 911.50
Elevation at Bottom of TWQ = 916.00
0.50 ac -in.
0.125 ac -in.
44.84%
45.00%
3.00 FT
2.800%
1.0 Inch
Surface Area = 45,381 SF
Surface Area = 45,381 SF
Surface Area = 47,904 SF
Surface Area = 60,427 SF
Surface Area = 71,435 SF
Surface Area = 45381 Square Feet
Surface Area = 60427 Square Feet
Allow 75% of Basin Volume To Water Quality Orifice =
30�D Woot Fourth Street, Suite 1 -A Phone (33(b) 723 -1067
Stimmel A000ciateo, F.A. Winston Salem, NC 27101 Fax (330) 723 -1009
Elevation at Bottom of PSS = 911.50
Elevation at Middle of PSS = 912.00
Elevation at Bottom of PWQ = 912.50
Surface Area = 45381 Square Feet
Surface Area = 46643 Square Feet
Surface Area = 47904 Square Feet
Volume Provided =
PERMANENT WATER QUALITY SURFACE AREA REQ'D 58600 Square Feet
Normal Pool Elevation = 916.00
Surface Area Provided = 60427 Square Feet
OK
Rv= 0.455 in /in
(Based on Max Imp. %)
Elevation at Bottom of TWQ = 916.00 Surface Area = 60427 Square Feet
Elevation at Top of TWQ = 917.35 Surface Area = 71435 Square Feet
Volume Provided =
Elevation at Top of Riser =
917.35
Elevation at Bottom of Water Quality Release Hole =
916.00
Maximum Release Rate =
2 Days
Minimum Release Rate =
5 Days
Maximum Hole Size = 0.168767956
5.56 in. dia.
Minimum Hole Size = 0.067507183
3.52 in. dia.
Orifice Size Chosen = 4.00 in. dia.
Orifice Coefficient = 0.60
Orifice Area = 0.087 SF
Maximum Release Rate = 0.49 CFS
WQ Drawdown Time = 4.22 Days
Elevation at Normal Pool =
Elevation at Bottom Of Pond =
Release Rate =
Minimum Hole Size =
916.00
911.50
3 Day
0.205417815 6.14 in. dia.
30�D Woot Fourth Street, Suite 1 -A Phone (330) 723 -1007
Stimmel A000ciateo, F.A. Winston Salem, NC 27101 Fax (330) 723 -1009
PROJECT: KERNERSVILLE MEDICAL PARKWAY
PROJ. NO.: 08 -032 SHEET: 1
DESIGNED BY BMH DATE: 04/16/14
CHECKED BY JNT DATE:
LOCATION / DESCRIPTION
BLUE DIAMOND PROPERTY SWM POND
IMPOUNDMENT VOLUMES BY INTERPOLATION
INPUT DATA
BEGIN DATA INPUT AT LOWEST CONTOUR
911.5
0
FOREBAY
MAIN BODY
TOTAL POND
12" CONTOUR CONTOUR
CONTOUR
CONTOUR INCR. CUMUL.
STAGE ELEVATION AREA
AREA
AREA VOLUME VOLUME
(FT) (FT) (SF)
(SF)
(SF) (C F) (C F)
0.00
911.5
0
45,381
45,381
0
0
1.00
912.5
0
47,904
47,904
46,643
46,643
4.00
915.5
0
55,814
55,814
155,576
202,219
4.50
916.0
0
60,427
60,427
29,060
231,279
5.00
916.5
0
65,198
65,198
31,406
262,685
8.50
920.0
0
75,729
75,729
246,622
509,307
Volume Query by Elevation
Element Elevation Cumul_ Volume Surface Area Stane
Perm. Sedim. Stor.
912.50
46,643
47,904
1.00
Perm. Pool
916.00
231,279
60,427
4.50
Top Temp WQ
917.24
310,901
70,758
5.74
Top Riser
917.35
318,271
71,435
5.85
Top of Dam
920.00
509,307
75,729
8.50
Bot of Shelf
915.50
202,219
55,814
4.00
Elevation Query by Volume
Element Cumul_ Volume Elevation Surface Area Stane
Perm. Sedim. Stor.
46,643
912.50
47,904
1.00
Perm. Pool
231,279
916.00
60,427
4.50
Temp. WQ
310,633
917.24
70,987
5.74
P. Pool Depth= 3.50 Ft.
Average Depth = 3.27 Ft.
Avg. depth calculated by Option 2 method.
NCDENR BMP Manual
1" Storm
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COMPANIES
INDUSTRIAL • COMMERCIAL • LAND DEVELOPMENT
1349 -C SOUTH PARK DRIVE KERNERSVILLE, NC 27284 (336) 996 -5000 Fax (336) 996 -3858
VIA EMAIL: Jennifer.Burdettegncdenr. ov
April 14, 2014
Ms. Jennifer Burdette
401 Buffer Coordinator
Wetlands Branch
NCDENR -- Division of Water Resources
Water Quality Programs
1650 Mail Service Center
Raleigh, NC 27699 -1650
Re: Blue Diamond Variance
Dear Ms. Burdette:
Please allow this letter to clarify the relationship between Blue Diamond Investment
Company, LLC and Lend Lease (US) Healthcare Development LLC. Blue Diamond sold
39 acres to Lend Lease for the development of the new VA hospital. Blue Diamond has no
interest in the land or development of the VA hospital.
Sincerely,
tiunter
cc: Neal Tucker, Stimmel Associates, PA (via email: NTucker(2stimmelpa.com)