20081042 Ver 1_More Info Received_20090224

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LMG
LAND MANAGEMENT GROUP INC.
Environmental Consultants
November 7, 2008
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TO: Ms. Joanne Steenhuis *ILWIS
NC Division of Water Quality
127 Cardinal Drive Extension
Wilmington, NC 28405 (? ,k S
RE: Additional Information for 401 Water Quality Certification Application p V Q v
Surf City Commons; Pender County, NC; DWQ# 08 1042 r.
Commercial Property Analysts, Inc. DEC 1 2 2008
DENR - WATER QUALITY
WETLANDS AND STORMWATER BRANCH
Dear Joanne:
Thank you for your letter dated September 24, 2008 in which you request additional information
regarding the 401 Water Quality Certification application submitted for the Surf City Commons project in
Pender County, NC. Below is a response to each of your comments.
1. Information needs to beprovided that shows all considerations to avoidandminimize wedandimpacts
for this project were considered and that there are no practical alternatives. Please note, in our
meeting on July 24, 2008 we discussed that buildings located entirely on wetland fill are not usually
considered an avoidance. No minimization of wetland impacts has been achieved on your proposed
design. Please consider incorporating bridges with the large road crossing, reducing the road
crossing footprint at Crossing #1 by having it go directly towards the larger store (Sheet W5) and
accessing the other stores (Sheet W4) via road crossing #2, hence the parking spaces (Sheet W4)
could then be relocated to areas that are now shown as roads. Include the location of utilities to show
that additional wetland impacts will not be required.
As mentioned in the original application submittal, the applicant reviewed several site designs and had
already reduced impacts from 12.4 acres of wetlands and 432 LF of stream down to 8.65 acres ofwetlands
and no stream impacts. Based on comments received from DWQ and the Corps, the project engineer has
further reduced wetland impacts to 5.53 acres by eliminating two outparcels, changing the road
configuration leading into the property, and repositioning the Retail A buildings. Please note that utilities
will be located within the proposed impact footprint.
The applicant did evaluate the potential to bridge the three road crossings within the site plan. The main
entrance road spans approximately 410 feet through wetlands. The other two crossings are approximately
45 feet and 75 feet in length. Based on estimates obtained by the engineer, bridging these wetlands would
cost approximately $4500 per linear foot or $2,365,000 total. This option would not be economically
feasible for the applicant.
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

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in addition to the economic considerations, bridging is not a feasible option for other reasons as well.
Bridges create maintenance and ownership issues as well as community safety concerns with regards to
limiting emergency vehicle access, elevation changes and steep slopes. Furthermore, the difference in
elevation between the lowest points in the wetlands to the adjacent upland is minimal. In our opinion,
constructing a bridge or pre-manufactured concrete arch span to traverse the wetland is not a feasible
alternative due to this lack of elevation change. The bottom of the girders, or span would be flush with the
wetland surface unless the entire upland on the approach and decent of the bridge were raised at least two
(2) or more feet, one hundred feet in each direction. Accordingly, the proposed development would also
require significant fill amounts to promote positive drainage. For these reasons, bridging is not considered
feasible.
2. In the July 24, 2008 meeting, we discussed the number of parking spaces that will be required by Surf
City. You had stated that Surf City had not yet approved the proposed commercial facility. Have you
presented your proposal to the Planning Board for Surf City for their approval so that the number of
parking spaces required could be correctly calculated and used in the avoidance and minimization
requirement for this project?
Although the project has not yet been submitted to Surf City's Planning Board, Mr. Todd Rademacher, the
Planning Director for Surf City, has written a letter in support of the project (enclosed). In this letter he
states that "Parking for shopping centers in excess of 100,000 square feet of floor area are required a
minimum of 4 parking spaces per 1000 square feet and a maximum of 5 parking spaces per 1000 square
feet."
In general, the revised site plan conforms to the Town's minimum parking requirements given the types of
stores anticipated to be located within the shopping center. Retail A is 146,000 sf in size. The revised site
plan shows a total of 586 spaces for this area, which is just slightly over the Town's minimum requirement
of 584 (see site plan for additional parking details). Retail B is 68,000 sf in size. The revised site plan
includes 220 spaces for this area, which exceeds the minimum requirements of 170 spaces. However, more
flexibility in Retail B is needed because of the likelihood that this area will contain restaurants, which have
higher parking requirements.
3. Please provide the date of incorporation/organization of "Commercial Property Analysts" and Mr.
Joseph Boan 's connection to the business. The business is not recognized by the Secretary of State 's
website when I searched the database. Please provide the correct name of the business, in some places
in the application it is referred as incorporated and other places it is referred to as a limited liability
corporation. Also include Mr. Boan 's affiliation with the business.
We apologize that the applicant's contact information in the IP application was incorrect. Commercial
Property Analysts, Inc. is based out of Palm Beach, Florida. Mr. Boan is the president. The revised IP
application that contains the applicant's accurate information is included with this letter.
. a

4. Please provide additional information as to the alternative off sites looked at (including the ones we
discussed in the meeting) and detail the criteria reviewed and why they were deemed unsuitable for
this project include such things as costs and additional environmental factors.
As discussed in the project narrative and the meeting, the applicant evaluated four sites: the Register Tract,
the Sidbury Tract, the Yang Tract, and the preferred alternative.
J.E. Register Tract (4215-99-0423-000L)
This 32.59-acre tract is located directly north of the preferred site, north ofHighway 17 (Figure
5). This site was not considered feasible for a retail development for several reasons. The tract is long
and narrow with limited frontage off of Highway 17. Any retail stores would have limited visibility
from passing traffic. In addition, it contains a very large pond that would need to be filled and obtaining
adequate fill material for the pond would be expensive. In addition, the site contains a cell tower-that
would require relocation, which would cost approximately $1 million. The site is also located adjacent
to the Holly Shelter Game Lands. Development of this site could potentially be detrimental to sensitive
habitat in this area. Finally, the price of the tract and terms of a potential sale were unreasonable to the
applicant. For these reasons, this tract was not considered feasible.
Sidbury Tract (4226-21-9367-0000)
This 29.12-acre tract is located off of Highway 17, southwest of the intersection ofHighway 17
and Manhollow Church Road and northeast of the preferred site (Figure 6). The applicant was
interested in this tract because it is located adjacent to a retail and commercial development that is
currently being constructed and the applicant's project could tie directly into this development.
However, the owner was not interested in selling the property. Therefore, this is not considered a
viable alternative.
Yang Tract (4226-22-6774-0000)
This 152-acre tract is located at the intersection of Highway 17 and Buck Shot Road (see enclosed
figure). Mr. Randy Cox with Prudential Real Estate has contacted Mr. Yang several times regarding
this property and found that he is not willing to sell his property at this time. Furthermore, this tract is
not in the current scope of retail activity for the Town of Surf City. Please note that the "For Sale" sign
at the corner of Highway 17 and Buckshot Lane is actually for a tract located approximately one mile
up Buckshot Lane that is owned by Mr. Joe Beasley. This tract was considered too far removed from
Highway 17 to be a feasible alternative.
It is also important to note that the Town of Surf City has been working diligently to provide
interconnectivity in and around the retail and residential developments located at the Highway 17/210
intersection. Their intent is to keep as much local traffic off of 210, especially during the rental summer
season. As opposed to the sites listed above, the preferred site is located between existing developments. It
will help to provide connection (either direct or indirect) between the existing Lowes Home Improvement,
Harris Teeter Shopping Center, a new apartment complex, and the Dogwood Lakes residential community.
In addition, the Town is planning to install a traffic light on Highway 210 at the Harris Teeter. This
intersection will provide access to the Walmart Shopping Center and a residential complex and will
eventually connect to Manhollow Church Road. This pattern of development will connect over 1000 new
3

residences and five commercial projects.
5. Include a draft copy of your `preservation document "for the remaining on-site wetlands. Please be
aware that the State requirement for mitigation is PI for this project.
The applicant is currently working on a preservation map and document for remaining wetlands on site. In
addition, he proposes to buy into the NC Ecosystem Enhancement Program to meet the 1:1 mitigation
requirement.
6 Please send a new first page for the PCN form with the correct address for this project (i. e. the
address in Florida) since the original hold letter was not received at the present address on the
application and was returned to NCDENR as undeliverable.
Enclosed is the revised IP application form.
I hope this response adequately addresses all of your comments. Please contact me if you have any
additional questions. Thank you for your assistance with this project.
Sincerely,
Kim Williams
End
C: Mr. Ronnie Smith, ACOE
Mr. Ian McMillan, DWQ
Mr. Stephen Rynas, DCM
Mr. Joseph Boan, Commercial Property Analysts, Inc.
Mr. Randy Cox, Prudential
Mr. Jack Reel, Thomas and Hutton
4
Ate�LMG
LAND MANAGEMENT GROUP INC.
1�aw Environmental Consultants
TO: Mr. Ronnie Smith
U.S. Army Corps of Engineers
P.O. Box 1890
Wilmington, NC 28402
US -(049 -
February 20, 2009
FEB 2 4 2009
RE: Additional Information for Individual Permit Application
Surf City Commons; Pender County, NC; Action ID# SAW -2008-01902
Commercial Property Analysts, Inc.
Dear Ronnie:
DENR - WATER UUAUTY
WETLANDS AND STORMWATER BRANCH
Enclosed please find a revised site plan for the Surf City Commons project. Revisions were made based on parking
requirements from the Town of Surf City and comments received from both the NC Division of Water Quality and the U.S.
Army Corps of Engineers during a meeting held on January 16ffi, 2009.
As stated during the meeting, the Town of Surf City is requiring the applicant to have a minimum of four parking
spaces for every 1000 square feet of gross leasable area (SFGLA). Please see the attached letter from Mr. Todd
Rademacher. Since the project will have 214,000 SFGLA, a minimum of 856 parking spaces is needed. The project engineer
has revised the plan to include additional parking spaces in order to meet this minimum requirement. No additional wetland
impact was needed to accommodate these extra spaces. As requested by the agencies, the site plan has also been modified to
reduce fill slopes to 2:1, which resulted in a reduction of 0.2 acres of wetland impacts. Therefore, total proposed wetland
impact is now 5.33 acres.
I hope this response adequately addresses all of your comments. Please contact me if you have any additional
questions. Thank you for your assistance with this project.
Sincerely,
Williams !�1
Encl.
C: Mr. Ian McMillan, DWQ
Ms. Joanne Steenhuis, DWQ
Mr. Stephen Rynas, DCM
Mr. Joseph Boan, Commercial Property Analysts, Inc.
Mr. Randy Cox, Coldwell Banker
Mr. Jack Reel & Brian Riley, Thomas and Hutton
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

FROM Town 04 Surf City
(THU>FEB U 2008 15: 30/ST. 13: 30 /No. 7327205246 P 2
om
TOWN OF SURF CITY
P. O. BOX 2475 214 N. NEW RIVER DRIVE SURF CITY, NC 28445
Telephone: [phone] Fax: [phone]
http://surfeity.govoffice.com
A. D. (Zander) Guy, Jr., Mayor
Nelva R. Albury, Council Member
Michael H. Curley, Council Member
February 5, 2009
RE: Surf City Commons
To Whom It May Concern:
Donald R. Helms, Council Member
Douglas C. Medlin, Mayor Pro -tem
William J. (Buddy) Fowler, Council Member
This letter is to confirm that the parking regulat oins.for shopping centers at 1 parking
space per every 400 square feet :of gross leasable area;(SFGLA) for shopping centers less
that 100,000 SFGLA. Shopping centers larger than 100;000 SFGLA must have a
minimum of 4 parking spaces for every 1000 SFGLA. `The proposed Surf City Commons
project will be reviewed as one large project and therefore will:be required to meet the
requirements of 4 parking',spaces for every 1000`.SFGLAW.
If you have any fuither questions please contact The' at 91073284131
Sincerely,
Todd J. Rademacher
a�nning Dir r
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