SW3220306_email_20230519

Peck, Kaitlin
From:Farkas, Jim J
Sent:Friday, May 19, 2023 9:07 AM
To:David Gusty; Frank McMahan
Subject:RE: \[External\] RE: SW3220306 Preserve at Forest Creek Phase 1
106,231 sf (sidewalk) + 291,048 sf (roadway) + 30,696 sf (other) = 427,975 sf (total common BUA) ≠ 421,991 sf (value
you provided for total common BUA). Please clarify.

Jim Farkas
State Stormwater Engineer
North Carolina Department of Environmental Quality
Office: [phone]
[e-mail]

From: David Gusty <[e-mail]>
Sent: Friday, May 19, 2023 8:57 AM
To: Farkas, Jim J <[e-mail]>; Frank McMahan <[e-mail]>
Subject: \[External\] RE: SW3220306 Preserve at Forest Creek Phase 1

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Jim,
Please see my responses in red below. quantities are directly from the EZ form. Also attached are the revised EZ form
sheets.

Feel free to give me a call if easier to discuss.

Thanks,

DAVID GUSTY, PE
Senior Designer | Charlotte | (o) 704.333.0325

LandDesign.com

LandDesign is observing seasonal hours. All offices close at 12pm on Fridays in their respective locations to provide our
employees flexibility to enjoy moments that matter.

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From: Farkas, Jim J <[e-mail]>
Sent: Thursday, May 18, 2023 3:48 PM
To: Frank McMahan <[e-mail]>
Cc: David Gusty <[e-mail]>; [e-mail]
Subject: RE: SW3220306 Preserve at Forest Creek Phase 1

EXTERNAL

Frank,

I was looking over the additional information you provided on 2/17/2023. Everything looks good except for a few small
issues:

There are still issues with your BUA accounting for this project. Please answer or correct the provided answers (if
needed) for the following statements so I can get a better understanding of the BUA situation for this project and
provide better guidance for how to correct the Supplement-EZ Form:
- The total project area is 4,427,874 sf (as indicated in Section IV, 7 of the Application).
- The total amount of new BUA that will be constructed within the project area for this project is 1,741,052 sf.
o Of this new BUA, a total of 1,319,061 sf is allocated to the individual lots, numbered 1-213 (as indicated
in the deed restriction document).
o Of this new BUA, a total of 421,991 sf will be constructed within the common areas, i.e., not allocated to
the individual lots.
 Of the new BUA constructed within the common areas, 106,231 sf will be sidewalk.
 Of the new BUA constructed within the common areas, 291,048 sf will be roadway/streets.
 Of the new BUA constructed within the common areas, 30,696 sf will be other.

Please correct the following issues with the Wet Pond Page of the Supplement-EZ Form: The majority of these items
were correct but the ones that weren’t are now corrected.
- Line 25 – The elevation of the temporary pool is determined by the invert of the lowest bypass device in the
outlet structure. For Wet Pond #1 this would be the weir at elevation 573.5’, for WP #2 the weir @ 582.75’, for
WP #3 the weir @ 575.75’, for WP #4 the weir @ 586.5’, for WP #5 the weir @ 605.15’, and for WP #6 the weir
@ 613.5’.
- Line 34 – The cleanout depth for the forebays is measured from the permanent pool surface elevation to the top
of the sediment storage zone. For Wet Pond #1 this would be 72”, for WP #2 this would be 60”, for WP #3 this
would be 48”, for WP #4 this would be 48”, for WP #5 this would be 60”, and for WP #6 this would be 60”.
- SCM 1, Lines 43 & 44 – Per the information provided on the plans, the depth of the forebay near the entrance
would be 82” (572.0’ – 565.16’) and for the exit it would be 78” (572.0’ – 565.5’).

Once the BUA situation gets straightened out, I will provide additional comments about the BUA accounting for the site
(on the Drainage Areas Page of the Supplement-EZ Form and possibly the Application Form) and then you can resubmit
the revised items. The other previously issued comments appear to have been addressed.

Jim Farkas
State Stormwater Engineer
North Carolina Department of Environmental Quality
Office: [phone]
[e-mail]
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From: Farkas, Jim J
Sent: Wednesday, January 25, 2023 9:14 AM
To: Frank McMahan <[e-mail]>
Cc: David Gusty <[e-mail]>; [e-mail]
Subject: RE: SW3220306 Preserve at Forest Creek Phase 1

Frank,

I was looking over the additional information you provided on 10/26/2022. Everything looks good except for a few small
issues:

Please correct the following:
- Original Comment 1.a.ii – Per 15A NCAC 02H .1003(3)(b), any off-site areas not bypassed around the SCM must
be accounted for at their full build-out potential which can either be determined by entering into a legal
agreement between the property owners or by assuming that the off-site area is 100% BUA (see original
6/2/2022 Request for Additional Information Letter). It is noted that, in this latest submission, the off-site BUA
values are determined based on allowable zoning densities, however, this is not an acceptable method since the
total amount of off-site BUA directed to the SCM may be in excess of the provided value. For example, if the off-
site property that partially drains to an SCM for this project is limited to a total of 60% BUA per zoning, that off-
site property owner could put more BUA on the portion of their property that drains to this project’s SCM than
was accounted for by just assuming that 60% of the off-site drainage area could be BUA (so long as the off-site
property owner’s overall density remains below 60%). Another situation is that the off-site property owner
could re-grade their property to increase the amount of drainage directed from their property to the SCM for
this project. Either way, we require the off-site area to be considered as 100% BUA if no legal agreement is in
place. The SCMs appear to be adequately sized to take this into account so this is more of an accounting issue
than a design issue. Please revise.
- Original Comment 9.a – The following electronic files do not appear to have been uploaded:
o Calculation booklet (10/22 submission)
o Response to comments (6/22 submission)
o Deed Restriction Document (6/22 submission)
- Application:
o Section IV, 10 – Please revise the Off-site Drainage Area and Off-site BUA values per earlier comment.
Pleas also provide a hard copy of the page with Drainage Areas 5 & 6 on it as this was not provided in
the latest submission (The electronic file had this extra page so it was reviewed).
o Section IV, 11 – See earlier comment, revise as needed.
- Supplement-EZ Form:
o Drainage Areas Page:
 Entire Site Column – There appears to be an issue with the numbers in this column. Line 8
should be the sum of Lines 9 & 10, but it is not (1,741,052 sf ≠ 1,319,061 sf + 427,975 sf). Please
revise any submittal items as needed to address this issue.
 Drainage Area Columns 2-6, Lines 7, 11, & 18 – See earlier comment, revise as needed.
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 Drainage Area Columns 5 & 6, Line 20 – The provided values do not seem correct. Please revise
as needed.
 For Wet Pond 5, the provided value is 24,917 cf. The lowest bypass elevation of the
outlet structure (temporary ponding surface) is at elevation 605.5’ and the provided
stage-storage table indicates that the provided storage between the permanent pool
(604.0’) and the temporary ponding surface (605.5’) is approximately 30,000 cf.
 For Wet Pond 6, the provided value is 21,073 cf. The lowest bypass elevation of the
outlet structure (temporary ponding surface) is at elevation 613.75’ and the provided
stage-storage table indicates that the provided storage between the permanent pool
(612.0’) and the temporary ponding surface (613.75’) is approximately 25,000 cf.
 Line 22 – See earlier comment, revise as needed.
o Wet Pond Page:
 Line 2 – See earlier comment, revise as needed.
 Line 28 – See earlier comment, revise as needed.
 Line 35, Columns 5 & 6 – See earlier comment, revise as needed.
 Line 40 – See earlier comment, revise as needed.
- Calculations:
o Drawdown – The drawdown calculations should be based on the design volume (Line 35) and the
temporary ponding elevation (Line 25). The provided design configurations appear to draw down within
the required window when the design volume is used so this is more of an accounting issue than a
design issue. Please revise.
o Average Depth & Minimum Main Pool Surface Area – The minimum surface area calculations do not
appear to be correct. For example, using Equation 2 to calculate the average depth for Wet Pond 2
(Main Pool surface area = 6,266 sf and volume = 20,418 cf) results in an average depth of 3.26 ft (20,418
cf / 6,266 sf) while the calculations show a value of 3.18 ft. Since the minimum required surface area
calculations are based on the average depth, these calculations are also off. The average depths and
main pools appear to be sufficiently sized when calculated correctly so this is more of an accounting
issue than a design issue. Please revise.

Please provide the following:
- 1x electronic copy of the outstanding electronic files (see above).
- 1x hard copy and 1x electronic copy of the revised pages of the Application Form.
- 1x hard copy and 1x electronic copy of the revised pages of the Supplement-EZ Form.
- 1x hard copy and 1x electronic copy of the revised calculations.
- 1x hard copy (2x hard copies for plans) and 1x electronic copy of any other items needed to address these
issues.

Hard copies should be mailed to me at the following address:
For FedEx/UPS:
Jim Farkas
512 N. Salisbury Street, Office 640M
Raleigh, NC 27604

For USPS:
Jim Farkas
1612 Mail Service Center
Raleigh, NC 27699-1612

Hand Delivery:
Please reach out to me prior to hand delivering a submission to make sure that I (or someone else in my group)
will be able to receive the submission. Do not leave the package in the foyer with the security guard.

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NOTE: Hard copies should not be sent to a Regional Office. Doing so will delay the review process and the
submission package may be lost while being sent from the Regional Office to me in the Central Office.

Electronic copies should be uploaded at the following location:
https://edocs.deq.nc.gov/Forms/SW-Supplemental-Upload

Since these are really minor things, once I get the hard copies, anything else that may have changed from addressing
these issues, and the documents are uploaded to Laserfiche (Provided everything is still in order), we can issue the
permit without doing another formal review.

Let me know if you have any questions.

Jim Farkas
State Stormwater Engineer
North Carolina Department of Environmental Quality
Office: [phone]
[e-mail]

From: Farkas, Jim J
Sent: Thursday, September 22, 2022 3:49 PM
To: [e-mail]; Frank McMahan <[e-mail]>
Cc: Khan, Zahid <[e-mail]>; David Gusty <[e-mail]>
Subject: RE: SW3220306 Preserve at Forest Creek Phase 1

Good Afternoon,
The Division of Energy, Mineral and Land Resources (DEMLR), received additional information for a Stormwater
th
Management Permit Application for the subject project on June 24, 2022. A review of that information has determined
that the application is not complete. Attached is a letter describing the items that need to be submitted. If you have any
questions, please feel free to contact me. My contact information is listed below.
Thank you,

Jim Farkas
State Stormwater Engineer
North Carolina Department of Environmental Quality
Office: [phone]
[e-mail]
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From: Farkas, Jim J
Sent: Thursday, June 2, 2022 3:27 PM
To: [e-mail]; [e-mail]
Cc: Khan, Zahid <[e-mail]>
Subject: RE: SW3220306 Preserve at Forest Creek Phase 1

Good Morning,
The Division of Energy, Mineral and Land Resources (DEMLR), received a Stormwater Management Permit Application
th
for the subject project on March 16, 2022. A review of that information has determined that the application is not
complete. Attached is a letter describing the items that need to be submitted. If you have any questions, please feel free
to contact me. My contact information is listed below.
Thank you,

Jim Farkas
Environmental Engineer
North Carolina Department of Environmental Quality
Division of Energy, Mineral, & Land Resources – Stormwater Program

512 N. Salisbury Street
1612 Mail Service Center
Raleigh, NC 27699-1612

[phone]
[e-mail]

Email correspondence to and from this address is subject to the
North Carolina Public Records Law and may be disclosed to third parties.

Based on the current guidance to minimize the spread of COVID-19, the Department of Environmental Quality has
adjusted operations to protect the health and safety of the staff and public. Many employees are working remotely or
are on staggered shifts. To accommodate these staffing changes, all DEQ office locations are limiting public access to
appointments only. Please check with the appropriate staff before visiting our offices, as we may be able to handle your
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requests by phone or email. We appreciate your patience as we continue to serve the public during this challenging
time.

From: Tran, Kieu M <[e-mail]>
Sent: Tuesday, March 29, 2022 11:47 AM
To: [e-mail]; [e-mail]
Cc: Farkas, Jim J <[e-mail]>; Khan, Zahid <[e-mail]>
Subject: SW3220306 Preserve at Forest Creek Phase 1

Good morning,

We received your post-construction stormwater permit application for the above mentioned project on 3/16/2022.
Reviews under the standard permitting process generally take 45 calendar days, but can take up to 90 calendar days per
statute (our other reviewer, Corey Anen, no longer works for the State, so this review may exceed 45 days). Please
upload all documents that you mailed into our office through the link provided below. Be sure to choose the Central
Office as the Primary Contact office.

https://edocs.deq.nc.gov/Forms/SW-Supplemental-Upload

IMPORTANT NOTE: Please ensure that each file is uploaded under its appropriate file type. Additional file types can be
entered into the electronic form by clicking on the “Add Another Post-Construction File Upload” link directly below the
“State Stormwater Information Uploads” section of the form. Please do not upload entire plan sets through this form,
but rather upload the relevant individual sheets under the appropriate file type. Selecting the correct file type ensures
that the files are properly named in the electronic repository and it helps expedite the review process.

Please type in permit #: SW3220306

If you have any questions, please contact Jim Farkas [e-mail] 919-707-3646.

Thank you,

Kieu Tran
Stormwater Program Administrative Assistant
Office: (919) 707- 3640
[e-mail]

North Carolina Department of Environmental Quality
Division of Energy, Mineral, and Land Resources Stormwater Program

512 N. Salisbury Street, Raleigh, NC 27604 (location)
1612 Mail Service Center, Raleigh, NC 27699-1612 (mailing)
Website: http://deq.nc.gov/about/divisions/energy-mineral-land-resources/stormwater

Email correspondence to and from this address is subject to the North Carolina Public Records Law and may be disclosed
to third parties
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