20191669 Ver 1_PCN Form Submission_20191205

DWR
mrlslon of Water Resources
Pre -Construction Notification (PCN) Form
September 29, 2018 Ver 3
Initial Review
Has this project met the requirements for acceptance in to the review process?*
r Yes
r No
Is this project a public transportation project?*
G Yes r No
Change only if needed.
BIMS # Assigned
20191669
Is a payment required for this project?*
r No payment required
r Fee received
r Fee needed - send electronic notification
Select Project Reviewer*
Alan Johnson:eads\adjohnson1
Information for Initial Review
1a. Name of project:
COURTESY COPY - Broadstone Highland Creek
1a. Who is the Primary Contact?*
Jennifer Burdette
1b. Primary Contact Email:*
[e-mail]
Date Submitted
12/5/2019
Nearest Body of Water
Stony Creek
Basin
Yadkin-PeeDee
Water Classification
C
Site Coordinates
Latitude: Longitude:
35.373929-80.781977
A. Processing Information
County (or Counties) where the project is located:
Mecklenburg
Is this project a public transportation project?*
r Yes r No
1a. Type(s) of approval sought from the Corps:
W Section 404 Permit (wetlands, streams and waters, Clean Water Act)
r Section 10 Permit (navigable waters, tidal waters, Rivers and Harbors Act)
1b. What type(s) of permit(s) do you wish to seek authorization?
* Nationwide Permit (NWP)
* Regional General Permit (RGP)
7 Standard (IP)
Version#*
1
Reviewing Office*
Mooresville Regional Office - [phone]
1c. Primary Contact Phone:*
[phone]
V

1c. Has the NWP or GP number been verified by the Corps?
r Yes r No
Nationwide Permit (NWP) Number:
NWP Numbers (for multiple NWPS):
1d. Type(s) of approval sought from the DWR:
W 401 Water Quality Certification - Regular
r Non-404 Jurisdictional General Permit
F Individual Permit
29 - Residential Developments
le. Is this notification solely for the record because written approval is not required?
For the record only for DWR401 Certification:
For the record only for Corps Permit:
F 401 Water Quality Certification - E)press
F Riparian Buffer Authorization
1f. Is this an after -the -fact permit application?*
r Yes r No
1g. Is payment into a mitigation bank or in -lieu fee program proposed for mitigation of impacts?
r Yes r No
1g. Is payment into a mitigation bank or in -lieu fee program proposed for mitigation of impacts?
r Yes r No
Acceptance Letter Attachment
1h. lathe project located in any of NC's twenty coastal counties?
r Yes r No
1j. Is the project located in a designated trout watershed?
r Yes r No
B. Applicant Information
1d. Who is applying for the permit?
r Owner W Applicant (other than owner)
le. Is there an Agent/Consultant for this project?*
r Yes r No
2. Owner Information
2a. Name(s) on recorded deed:
Mallard Creek Optimist Club, Inc.
2b. Deed book and page no.:
04244-183
2c. Responsible party:
A. Stewart Mallard
2d.Address
Street Address
5502 McChesney Drive
Address Lim 2
City
Charlotte
Postal / Zip Cate
28269
2e. Telephone Number:
[phone]
2g. Email Address:*
[e-mail]
3. Applicant Information (if different from owner)
State / Province / Region
NC
Country
USA
2f. Fax Number:
r Yes r No
r Yes r No
3a. Name:
Donald Santos

3b. Business Name:
Alliance Realty Partners, LLC
3c.Address
Street Address
200 Providence Road, Ste 250
Address tine 2
City
State / Province / Region
Charlotte
NC
Postal / Zip Code
Country
28207
USA
3d. Telephone Number:
3e. Fax Number:
[phone]
3f. Email Address:*
[e-mail]
4. Agent/Consultant (if applicable)
4a. Name:
Jennifer Burdette
4b. Business Name:
McAdams Company
4c.Address
Street Address
2905 Meridian Parkway
Address Une 2
City
State / Province / Fbgion
Durham
NC
Fbstal / Zip Code
Country
27713
USA
4d. Telephone Number: 4e. Fax Number:
[phone]
4f. Email Address:*
[e-mail]
Agent Authorization Letter*
ALL18040_RidgeRd_Mallard Creek Agent Auth SIGNED.pdf 67.37KB
ALL18040_RidgeRd_Alliance Agent Auth SIGNED.pdf 628.43KB
C. Project Information and Prior Project History
1. Project Information
1b. Subdivision name:
(d appropriate)
1c. Nearest municipality/ town:
Charlotte
2. Project Identification
2a. Property Identification Number:
2b. Property size:
02941110
11
2c. Project Address
Street Address
Ridge Road
Address Une 2
City
State / Rovince / Region
Charlotte
NC
Postal / Zip Code
Country
USA
3. Surface Waters
3a. Name of the nearest body of water to proposed project:*
Stony Creek
3b. Water Resources Classification of nearest receiving water:*

3c. What river basin(s) is your project located in?*
Yadkin-PeeDee
3d. Please provide the 12-digit HUC in which the project is located.
030401050103
4. Project Description and History
4a. Describe the existing conditions on the site and the general land use in the vicinityof the project at the time of this application:*
The project area consists primarily of upland mixed hardwood and pine forest dominated by shagbark, white oak, sweetgum, green ash, and winged elm. A sanitary sewer easement
runs east -west through the northern portion of the property. Figure 1 depicts the location of the property on the US Geological Survey (USGS) Cornelius and Derita, NC 7.5-minute
quadrangle topographic maps. Figure 2 shows the location of the site on the Web Soil Survey map. Figure 3, attached at the end of the application, depicts the subject property on an
aerial photograph of the area. Land use in the vicinity of the project consists of primarily of residential subdivisions with retail development along Ridge Road.
4b. Have Corps permits or DWR certifications been obtained for this project (including all prior phases) in the past?*
r Yes r No r Unknown
4d. Attach an 8 1/2 X 11 excerpt from the most recent version of the USGS topographic map indicating the location of the project site. (for DWR)
ALL18040_RidgeRd_Fig 1 USGS.pdf 2.13MB
4e. Attach an 8 1/2 X 11 excerpt from the most recent version of the published County NRCS Soil Survey map depicting the project site. (for DWR)
ALL18040_RidgeRd_Fig 2B Buffer Subj Soil Survey.pdf 2.14MB
4f. List the total estimated acreage of all existing wetlands on the property:
0.06
4g. List the total estimated linear feet of all existing streams on the property:
675
4h. Explain the purpose of the proposed project:*
The purpose of the project is provide retail/commercial and residential space to meet the market demand in the Charlotte area.
41. Describe the overall project in detail, including indirect impacts and the type of equipment to be used:*
This is a mixed -use development with retail/commercial and multi -family, multi -family and single-family buildings with attendant roads, parking, garages, trash facilities and an amenity
area/urban open space. Stormwater generated by the development will be treated by two stormwater control measures consisting of an underground detention/sand filter systems.
One road crossing required to provide safe egress for the development would permanently impact the perennial stream that bisects the project area. Grading to establish a contiguous
footprint for the mixed -use development would also permanently impact the tip of a wetland that extends into the proposed footprint.
Typical construction equipment will be used consisting of front-end loaders, bulldozers, paving equipment, graders, and earth movers.
4j. Please upload project drawings for the proposed project.
ALL18040-G1-impact Map.pdf 2.73MB
5. Jurisdictional Determinations
5a. Have the wetlands or streams been delineated on the property or proposed impact areas?*
r Yes r No r Unknown
Comments:
David Shaeffer, USACE field verified the surface water and wetland delineation on November 1,
2019 upon a request for a Preliminary Jurisdictional Determination (PJD). Mr. Shaeffer was notified
that this application was imminent so that the PJD could be issued with the Nationwide Permit.
5b. If the Corps made a jurisdictional determination, what type of determination was made?
r Preliminary r Approved r Not Verified r Unknown r N/A
Corps AID Number:
SAW-2019-01755
5c. If 5a is yes, who delineated the jurisdictional areas?
Name (if known): Jennifer Burdette
Agency/Consultant Company: McAdams Company
Other:
5d. List the dates of the Corp jurisdiction determination or State determination if a determination was made by the Corps or DWR
November 1, 2019 - Meeting with David Shaeffer, USACE
5d1. Jurisdictional determination upload
ALL18040_RidgeRd_Fig 4 PJD Map Verified.pdf
6. Future Project Plans
111KB
6a. Is this a phased project?*

O Yes
O No
Are anyother NWP(s), regional general permit(s), or individual permits(s) used, or intended to be used, to authorize any part of the proposed project or related activity?
NA
D. Proposed Impacts Inventory
1. Impacts Summary
la. Where are the impacts associated with your project? (check all that apply):
W Wetlands W Streams -tributaries F Buffers
r Open Waters r Pond Construction
2. Wetland Impacts
2a1 Reason (?) 2b. Impact type * (?) 2c. Type of W.* 2d. W. name * 2e. Forested * 2f. Type of 2g. Impact
Jurisdicition*(?) area
W1
Fill
P
He adwater Forest
W-3
Yes
Both
0.007
(acres)
W2
Construction Access
T
Headwater Forest
W-3
Yes
Both
2g. Total Temporary Wetland Impact
0.002
2g. Total Wetland Impact
0.009
2h. Comments:
See the PJD map for the wetland identification.
3. Stream Impacts
2g. Total Permanent Wetland Impact
0.007
F
3a. Reason for impact (?)
3b.lmpact type *
3c. Type of impact*
3d. S. name*
3e. Stream Type *
3f. Type of
3g. S. width *
3h. Impact
(?)
Jurisdiction*
length*
S1
Road Crossing
Temporary
Other
EOny Creek
Perennial
Both
5
15
Average (feet)
(linearfeet)
3Y
Road Crossing
Permanent
Rip Rap Fill
UT to Stony Creek
Perennial
Both
5
19
Average (feet)
(lir�rfeet)
S3
Road Crossin 9
Permanent
Culvert :Y,
Ston Creek
Y
Perennial
Both
5
68
Average (feet)
(linearfeet)
H
Road Crossing
Lmporary
Other
LIT to Stony Creek
Perennial
Both
5
23
Average (feet)
(linearfeet)
31. Total jurisdictional ditch impact in square feet:
0
31. Total permanent stream impacts:
87
31. Total stream and ditch impacts:
125
31. Total temporary stream impacts:
38
3j. Comments:
Other =construction access including space required to pump stream flow around the culvert/riprap installation area
E. Impact Justification and Mitigation
1. Avoidance and Minimization
1a. Specifically describe measures taken to avoid or minimize the proposed impacts in designing the project:
The applicant requested a delineation of surface waters and wetlands prior to designing a site plan to avoid and minimize impacts to these resources
to the ma>amum extent practicable. The stream channel on the property bisects the project area. As part of the rezoning, the City of Charlotte would
only allowone road connection to Prosperity Ridge Road. Two access points are required to ensure safe egress should one of the access points be
blocked. Therefore, the proposed road crossing could not be avoided. The proposed wetland impact is a linear feature that protrudes a small amount
(0.007 ac) into the contiguous footprint required for the development that is impracticable to avoid.
1b. Specifically describe measures taken to avoid or minimize the proposed impacts through construction techniques:
A Sediment and Erosion Control Plan will be developed and approved by City of Charlotte, and the project will comply with the supplementary NPDES
Construction Stormwater Permit (NCG010000) including a plan to pump the stream flow around the culvert/riprap area during construction.

2. Compensatory Mitigation for Impacts to Waters of the U.S. or Waters of the State
2a. Does the project require Compensatory Mitigation for impacts to Waters of the U.S. or Waters of the State?
r Yes r No
2b. If this project DOES NOT require Compensatory Mitigation, explain why:
Because the permanent impacts of the project do not exceed 150 linear feet of stream or 0.10 acre of wetland, mitigation should not be required.
F. Stormwater Management and Diffuse Flow Plan (required by DWR) U
1. Diffuse Flow Plan
la. Does the project include or is it adjacent to protected riparian buffers identified within one of the NC Riparian Buffer Protection Rules?
r Yes r No
If no, explain why:
The project is not located within an area that requires state protected riparian buffers.
2. Stormwater Management Plan
2a. Is this a NCDOT project subject to compliance with NCDOT's Individual NPDES permit NCS000250?*
r Yes r No
2b. Does this project meet the requirements for low density projects as defined in 15ANCAC 02H .1003(2)?
r Yes r No
2c. Does this project have a stormwater management plan (SMP) reviewed and approved under a state stormwater program or state -approved local government stormwater
program?
r Yes r No
2d. Which of the following stormwater management program(s) apply:
W Local Government r State
Local Government Stormwater Programs
W Phase II r NSW r USMP f Water Supply
Please identify which local government Stormwater program you are using.
City of Charlotte
Comments:
The proposed development is located within the Yadkin-PeeDee River basin with stormwater runoff from the proposed development draining into an unnamed tributary to Stony Creek.
Per the City of Charlotte regulations, stormwater management on this site shall meet the stormwater management performance standards for development set forth in the
City of Charlotte design standards. The proposed project will result in a significant increase in peak flow rates to downstream properties. To mitigate these impacts, the proposed
stormwater management facility has been sized such that post -development peak flow rates are no greater than pre -development levels in the 10-, and 25-year storm events on site.
Two proposed stormwater control measures consisting of an underground detention/sand filter system are designed as "optimal efficiency' stormwater facilities according to Chapter 4.3
of the Charlotte -Mecklenburg BMP Design Manual
(Revised July 1, 2013). The proposed stormwater facilities will provide the required 85 % TSS removal as well as the 70 % total Phosphorus removal required in this watershed.
G. Supplementary Information
1. Environmental Documentation
la. Does the project involve an expenditure of public (federal/state/local) funds or the use of public (federal/state) land?*
r Yes r No
2. Violations (DWR Requirement)
2a. Is the site in violation of DWR Water Quality Certification Rules (15A NCAC 2H .0500), Isolated Wetland Rules (15A NCAC 2H .1300), or DWR Surface Water or Wetland Standards or
Riparian Buffer Rules (15A NCAC 2B .0200)? *
r Yes r No
3. Cumulative Impacts (DWR Requirement)
3a. Will this project result in additional development, which could impact nearby downstream water quality?*
r Yes r No
3b. If you answered "no," provide a short narrative description.
The proposed project is a mixed -use development that is not anticipated to result in additional development.
4. Sewage Disposal (DWR Requirement)
4a. Is sewage disposal required by DWR for this project?*
r Yes r Nor NIA

4b. Describe, in detail, the treatment methods and dispositions (non -discharge or discharge) of wastewater generated from the proposed project. If the wastewater will be treated
at a treatment plant, list the capacity available at that plant.
The project will be connected to the City of Charlotte sanitary sewer system.
5. Endangered Species and Designated Critical Habitat (Corps Requirement)
5a. Will this project occur in or near an area with federally protected species or habitat?*
r Yes
r No
5b. Have you checked with the USFWS concerning Endangered Species Act impacts?*
r Yes f No
5c. If yes, indicate the USFWS Field Office you have contacted.
Asheville
5d. Is another Federal agency involved?*
r Yes r No
5e. Is this a DOT project located within Division's 1-8?
r Yes r No
5f. Will you cut any trees in order to conduct the work in waters of the U.S.?
r Yes r No
5g. Does this project involve bridge maintenance or removal?
r Yes r No
5h. Does this project involve the construction/installation of a wind turbine(s)?*
r Yes r No
r Unknown
51. Does this project involve (1) blasting, and/or (2) other percussive activities that will be conducted by machines, such as jackhammers, mechanized pile drivers, etc.?
r Yes r No
5j. What data sources did you use to determine whether your site would impact Endangered Species or Designated Critical Habitat?
See attached response from Byron Hamstead with USFWS dated October 1, 2019.
Consultation Documentation Upload
ALL18040_Mallard_USFWSResponse.pdf 355.04KB
6. Essential Fish Habitat (Corps Requirement)
6a. Will this project occur in or near an area designated as an Essential Fish Habitat?*
r Yes r No
6b. What data sources did you use to determine whether your site would impact an Essential Fish Habitat?*
The Essential Fish Habitat (EFH) Mapper (https://www.habitat.noaa.gov/protection/efh/efhmapper) was accessed on December 5, 2019.
7. Historic or Prehistoric Cultural Resources (Corps Requirement)
7a. Will this project occur in or near an area that the state, federal or tribal governments have designated as having historic or cultural preservation status?*
r Yes
r No
7b. What data sources did you use to determine whether your site would impact historic or archeological resources?*
After McAdams' request for an environmental review of the proposed project, NC SHPO issued a letter on October 14, 2019 indicating that they are
aware of no historic resources that would be affected by the project.
7c. Historic or Prehistoric Information Upload
ALL 18040_RidgeRd_SHPOResponse Ltr. pdf
8. Flood Zone Designation (Corps Requirement)
8a. Will this project occur in a FEMA-designated 100-year floodplain?*
r Yes
r No
8c. What source(s) did you use to make the floodplain determination?*
NCFIRM Map Number: 3710456900J, Revised: 03/02/2009
Miscellaneous
Comments
Miscellaneous attachments not previously requested.
ALL18040_RidgeRd_Fig 3 Aerial.pdf
95.11 KB
2.81 MB
Signature

R By checking the box and signing below, I certify that:
• I have given true, accurate, and complete information on this form;
I agree that submission of this PCN form is a "transaction" subject to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act');
• I agree to conduct this transaction by electronic means pursuant to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act');
• I understand that an electronic signature has the same legal effect and can be enforced in the same way as a written signature; AND
• I intend to electronically sign and submit the PCN form.
Full Name:
Jennifer Burdette
Signature
Date
12/5/2019

'J MC A DA M S AGENT AUTHORIZATION FORM
All Blanks To Be Filled In sy The Current Property Owner
PIN(s):
029-411-10
MALLARD CREEK OPTIMIST CLUB INC
5502 McChesney Drive, Charlotte, NC 28269
Name:
Address:
Phone/Email:
70` a
Project Name:
5050 Ridge Road — Mixed -Use Development
Project Number:
ALL-18040
Project Manager:
Jennifer Burclette
US Army Corps of Engineers
Asheville Regulatory Field Office
151 Patton Avenue, Room 208
Asheville, NC 28801-5006
Re: Wetlands Related Consulting and Permitting
To Whom It May Concern:
NC Division of Water Resources
401 & Buffer Permitting Branch
512 N. Salisbury Street
Raleigh, NC 27604
I hereby designate and authorize The John R. McAdams Company, Inc. to act in my behalf as my agent in the
processing of permit applications, to furnish upon request supplemental information in support of applications, etc.
from this day forward.
I, the undersigned, a duly authorized owner of record of the property/properties identified herein, do authorize
representatives of the Wilmington District, U.S. Army Corps of Engineers (Corps) and NC Division of Water Resources
to enter upon the property herein described for the purpose of conducting on -site investigation and issuing a
determination associated with Water of the U.S. subject to Federal jurisdiction under Section 404 of the Clean Water
Act/Section 10 of the Rivers and Harbors Act of 1899 and/or Waters of State and/or Riparian Buffer Rules.
This notification supersedes any previous correspondence concerning the agent for this project.
NOTICE: This authorization, for liability and professional courtesy reasons, is valid only for government officials to
enter the property when accompanied by The John R. McAdams Company, Inc. staff.
,l exll
Print Property Owner Name & Title
Date
creating experiences through experience
2905 Meridian Parkway, Durham, NC / 919. 361. 5000

AGENT AUTHORIZATION FORM
2905 Meridian Parkway, Durham, NC / 919. 361. 5000 creating experiences through experience

All Blanks To Be Filled In By The Current Contract Purchaser
Project Area PIN(s): 029-411-10
Name:
Address: 200 Providence Road, Suite 250
Phone/Email:
Project Name: 5050 Ridge Road – Mixed Use Development
Project Number: ALL-18040
Project Manager: Jennifer Burdette

US Army Corps of Engineers NC Division of Water Resources
Asheville Regulatory Field Office 401 & Buffer Permitting Branch
151 Patton Avenue, Room 208 512 N. Salisbury Street
Asheville, NC 28801-5006 Raleigh, NC 27604

Re: Wetlands Related Consulting and Permitting
To Whom It May Concern:
I hereby designate and authorize The John R. McAdams Company, Inc. to act in my behalf as my agent in the
processing of permit applications, to furnish upon request supplemental information in support of applications, etc.
from this day forward.
I, the undersigned, a duly authorized contract purchaser of record of the property/properties identified herein, do
authorize representatives of the Wilmington District, U.S. Army Corps of Engineers (Corps) and NC Division of Water
Resources to enter upon the property herein described for the purpose of conducting on-site investigation and
issuing a determination associated with Water of the U.S. subject to Federal jurisdiction under Section 404 of the
Clean Water Act/Section 10 of the Rivers and Harbors Act of 1899 and/or Waters of State and/or Riparian Buffer
Rules.
This notification supersedes any previous correspondence concerning the agent for this project.
NOTICE: This authorization, for liability and professional courtesy reasons, is valid only for government officials to
enter the property when accompanied by The John R. McAdams Company, Inc. staff.

Print Contractor Purchaser Name & Title Signature

Date

PLEASE
COMPLETE
Alliance Realty Partners, LLC
704-941-0972 [e-mail]
Donald Santos, Vice President
08/19/2019
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, EsriJapan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c)OpenStreetMap contributors, and the GIS User Community
0 2,0001,000 Feet1 inch = 2,000 feet
$
FIGURE 1. USGS TOPOGRAPHIC VICINITY MAP5050 RIDGE ROADCHARLOTTE, MECKLENBURG COUNTY, NC
<UND>NOTES:</UND>1. USGS; 7.5 MINUTE, QUAD, "CORNELIUS" & "DERITA," NORTH CAROLINA; 20162. LAT: 35.373929, LONG: -80.781977
8/19/2019
pierzgaALL-18040DATE:JOB NO:DRAWN BY:
Y:\Projects\ALL\ALL-18040\Storm\Natural Resources\GIS\ALL18040_RidgeRd_Fig 1 USGS.mxd, 8/19/2019 10:38:06 AM, pierzga
1VERSION:
0 2,0001,000 Feet1 inch = 2,000 feet
$
FIGURE 2B. BUFFER SUBJECTIVITY SOIL SURVEY5050 RIDGE ROADCHARLOTTE, MECKLENBURG COUNTY, NC
<UND>NOTES:</UND>1. NRCS; SOIL SURVEY SHEETS 2 & 4, MECKLENBURG COUNTY, NC (1980)
Y:\Projects\ALL\ALL-18040\Storm\Natural Resources\GIS\ALL18040_RidgeRd_Fig 2B Buffer Subj Soil Survey.mxd, 8/19/2019 11:21:41 AM, pierzga
8/19/2019
pierzgaALL-18040DATE:JOB NO:DRAWN BY:
1VERSION:
CLIENT
REVISIONS
PROJECT NO.ALL-18040
FILENAME
CHECKED BY BGP/JBW
DRAWN BY DMD
SCALE
DATE 10. 18. 2019
N0.DATE
Y:\Projects\ALL\ALL-18040\Land\Construction Drawings\Current Drawings\ALL18040-G1-Impact Map.dwg, 12/5/2019 3:26:12 PM, Woodard, JonathanThe John R. McAdams Company, Inc.
www.mcadamsco.com
3430 Toringdon Way
Suite 110
phone [phone]
fax [phone]
license number: C-0293, C-187
Charlotte, NC 28277
BROADSTONE HIGHLAND CREEKCONSTRUCTION DRAWINGS5050 RIDGE ROADCHARLOTTE, NORTH CAROLINA, 28269SHEET
PLAN INFORMATION
FINAL DRAWING - RELEASED FOR CONSTRUCTION
ALL18040-G1-Impact Map
ALLIANCE RESIDENTIAL
KRISTIN VINESETT
200 PROVIDENCE ROAD, SUITE 250
CHARLOTTE, NORTH CAROLINA, 28207
PHONE: [phone]
GRAPHIC SCALE
0 20 40 80
1 inch = 40 ft.EX-1
1"=40'
OVERALL IMPACT MAPCONTRACTOR SHALL NOTIFY "NC811" (811) OR (1-800-632-4949) AT
LEAST 3 FULL BUSINESS DAYS PRIOR TO BEGINNING CONSTRUCTION
OR EXCAVATION TO HAVE EXISTING UTILITIES LOCATED.
CONTRACTOR SHALL CONTACT ANY LOCAL UTILITIES THAT PROVIDE
THEIR OWN LOCATOR SERVICES INDEPENDENT OF "NC811".
REPORT ANY DISCREPANCIES TO THE ENGINEER IMMEDIATELY.
R
PROSPERITY RIDGE ROAD
(70' PUBLIC R/W)
UNIT OWNERSHIP FILE 831, PG 1)
RIDGE ROAD - SR 2601
(VARIABLE PUBLIC R/W)
OLD RIDGE ROAD
(60' PUBLIC R/W)
MB 28, PG 102
GOOSE CREEK DR
(72' PUBLIC R/W)RUISSEAU
ST
GRADING LEGEND
MIXED-USE
1
BUILDING
MIXED-USE
2
BUILDING
RESIDENTIAL
3
BUILDING
RESIDENTIAL
4
BUILDING
1
2
3
4
5
6
7
GARAGE
GARAGE
GARAGE
GARAGE
ALL CONSTRUCTION SHALL BE IN ACCORDANCE
WITH THE CURRENT CITY OF CHARLOTTE LAND
DEVELOPMENT STANDARDS MANUAL
STORMWATER CONTROL
MEASURE "A"
(SEE "C9" SHEETS)
STORMWATER CONTROL
MEASURE "B"
(SEE "C9" SHEETS)
AMENITY AREA
GRAPHIC SCALE
0 15 30 60
1 inch = 30 ft.GOOSE CREEK DR(72' PUBLIC R/W)
RESIDENTIAL
4
BUILDING
GARAGE
ALL18040-G1-Impact Map
Y:\Projects\ALL\ALL-18040\Land\Construction Drawings\Current Drawings\ALL18040-G1-Impact Map.dwg, 12/5/2019 3:26:31 PM, Woodard, Jonathan
BROADSTONE HIGHLAND CREEK
IMPACT INSET
5050 RIDGE ROAD
CHARLOTTE, NORTH CAROLINA
PROJECT NO.PSR-18000
FILENAME
CHECKED BY JBW
DRAWN BY DMD
SCALE 1"=30'
DATE 11. 21. 2019
The John R. McAdams Company, Inc.
www.mcadamsco.com
phone [phone]
fax [phone]
license number: C-0293
3430 Toringdon Way
Suite 110
Charlotte, NC 28277
PLAN INFORMATION
RUISS
E
A
U

S
T
EX-2
DOWNSTREAM CULVERT CROSS SECTION
DOWNSTREAM CULVERT CROSS SECTION
ALL18040-G1-Impact Map
Y:\Projects\ALL\ALL-18040\Land\Construction Drawings\Current Drawings\ALL18040-G1-Impact Map.dwg, 11/26/2019 11:04:49 AM, Doan, Diana
BROADSTONE HIGHLAND CREEK
CULVERT CROSSING - GRADING PLAN
5050 RIDGE ROAD
CHARLOTTE, NORTH CAROLINA
PROJECT NO.PSR-18000
FILENAME
CHECKED BY JBW
DRAWN BY DMD
SCALE 1:40 HOR; 1:4 VERT
DATE 11. 21. 2019
The John R. McAdams Company, Inc.
www.mcadamsco.com
phone [phone]
fax [phone]
license number: C-0293
3430 Toringdon Way
Suite 110Charlotte, NC 28277
PLAN INFORMATION
EX-3
Ridge Rd
Ridge Rd
0 8040Feet1 inch = 80 feet
$
FIGURE 4. PRELIMINARY JURISDICTIONAL DETERMINATION MAP5050 RIDGE ROADCHARLOTTE, MECKLENBURG COUNTY, NC
(As verified by David Shaeffer, USACE on November 1, 2019.)
DP#1(approximate loca tion)
W-1+/- 0.052 ac
Y:\Projects\ALL\ALL-18040\Storm\Natural Resources\GIS\ALL18040_RidgeRd_Fig 4 PJD Map.mxd, 11/1/2019 2:14:11 PM, burdette
11/1/2019
burdetteALL-18040DATE:JOB NO:DRAWN BY:
2VERSION:
W-2+/- 0.033 ac
W-3+/- 0.011 ac
T-1Perennial+/- 675 LF
Legend
Project area
Tribut aryPotential Non-wetlandWaters of the US
WetlandsPotential WetlandsWaters of the US
2ft Contours
DP#2

North Carolina Department of Natural and Cultural Resources
State Historic Preservation Office
Ramona M. Bartos, Administrator
Governor Roy Cooper Office of Archives and History
Secretary Susi H. Hamilton Deputy Secretary Kevin Cherry
Location: 109 East Jones Street, Raleigh NC 27601 Mailing Address: 4617 Mail Service Center, Raleigh NC 27699-4617 Telephone/Fax: [phone]-6599

October 14, 2019

Jennifer Burdette
McAdams
2905 Meridian Parkway
Durham, NC 27713

Re: Construct Apartments, 5050 Ridge Road, Charlotte, Mecklenburg County, ER 19-2802

Dear Ms. Burdette:
Thank you for your letter of September 13, 2019, concerning the above project.
We have conducted a review of the project and are aware of no historic resources which would be affected by
the project. Therefore, we have no comment on the project as proposed.

The above comments are made pursuant to Section 106 of the National Historic Preservation Act and the
Advisory Council on Historic Preservation’s Regulations for Compliance with Section 106 codified at 36 CFR
Part 800.

Thank you for your cooperation and consideration. If you have questions concerning the above comment,
contact Renee Gledhill-Earley, environmental review coordinator, at 919-807-6579 or
[e-mail]. In all future communication concerning this project, please cite the above
referenced tracking number.
Sincerely,

Ramona Bartos, Deputy
State Historic Preservation Officer

Prosperity Ridge Rd
Ridge Rd
NC Center for Geographic Information & Analysis
0 8040Feet1 inch = 80 feet
$
FIGURE 3. AERIAL MAP5050 RIDGE ROADCHARLOTTE, MECKLENBURG COUNTY, NC
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pierzgaALL-18040DATE:JOB NO:DRAWN BY:
1VERSION:
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Asheville Field Office
160 Zillicoa Street
Asheville, North Carolina 28801

October 1, 2019

Jennifer Burdette
McAdams
2905 Meridian Parkway
Durham, North Carolina 27713

Subject: Broadstone Mallard Creek Residential Development; Cleveland County, North
Carolina
Log No. 4-2-19-395

The U.S. Fish and Wildlife Service (Service) has reviewed the information provided in your
correspondence dated September 24, 2019, wherein you request concurrence with your effect
determinations for project-mediated impacts to federally protected species. We submit the
following comments in accordance with the provisions of the Fish and Wildlife Coordination
Act, as amended (16 U.S.C. 661-667e); the National Environmental Policy Act (42 U.S.C. §4321
et seq.); and section 7 of the Endangered Species Act of 1973, as amended (16 U.S.C.
1531-1543) (Act).

Project Description
According to the information provided, the Applicant proposes to construct a multi-family
apartment community on approximately 10.5 wooded acres in Charlotte, North Carolina. Onsite
habitats consist of upland mixed hardwood and early successional vegetation along a
disturbed/maintained sanitary sewer easement. Surrounding land use is dominated by residential
developments.

The project would entail the construction of four apartment buildings, townhomes, garages, and
appurtenant parking infrastructure. Your assessment indicates that the site is bisected by
approximately 675 linear feet of a small unnamed tributary, and three wetlands totaling 0.096
occur onsite. A description of proposed impacts to Waters of the U.S. has not been provided at
this time, but development plans call for one roadway crossing of the unnamed tributary stream,
and a 50-foot wide riparian buffer along a portion of the stream.

Federally Listed Endangered and Threatened Species
According to Service records, suitable summer roosting habitat may be present in the project
area for the federally threatened northern long-eared bat (Myotis septentrionalis). However, the
final 4(d) rule (effective as of February 16, 2016), exempts incidental take of northern long-eared
bat associated with activities that occur greater than 0.25 miles from a known hibernation site,
and greater than 150 feet from a known, occupied maternity roost during the pup season (June 1
– July 31). Based on the information provided, the project (which may or may not require tree
clearing) would occur at a location where any incidental take that may result from associated
activities is exempt under the 4(d) rule. Although not required, we encourage you to avoid
2

any associated tree clearing activities during the maternity roosting season from May 15 –
August 15.

Suitable habitats occur onsite for the federally endangered smooth coneflower (Echinacea
laevigata), Schweinitz’s sunflower (Helianthus schweinitzii), and Michaux’s sumac (Rhus
michauxii). Service records indicate records of Schweinitz’s sunflower in the project vicinity.
However, survey efforts conducted during optimal survey windows did not detect any evidence
of these plant species. Therefore, we agree with your determination that the proposed
project may affect, but is not likely to adversely affect these species.

Based on the information provided, and our familiarity with the streams in the area, we believe
that onsite aquatic habitats would not support the federally endangered Carolina heelsplitter
(Lasmigona decorata). Therefore, we would not object to an action agency determination of “no
effect” for this species.

We have no concerns for project-meditated impacts to any other federally protected species and
we require no further information at this time. Please be aware that obligations under section 7
of the Endangered Species Act must be reconsidered if: (1) new information reveals impacts of
this identified action that may affect listed species or critical habitat in a manner not previously
considered, (2) this action is subsequently modified in a manner that was not considered in this
review, or (3) a new species is listed or critical habitat is determined that may be affected by the
identified action.

We offer the following general recommendations on behalf of natural resources:

Road Crossings and Parking Infrastructure
We encourage you to consider the use of bridges or spanning structures for all permanent
roadway crossings of streams and associated wetlands. Structures should span the channel and
the floodplain in order to minimize impacts to aquatic resources, allow for the movement of
aquatic and terrestrial organisms, and eliminate the need to place fill in streams and floodplains.

If bridges are not possible and culverts are the only option, we suggest using bottomless culverts.
Bottomless culverts preserve the natural stream substrate, create less disturbance during
construction and provide a more natural post-construction channel. Culverts should be
sufficiently sized to mimic natural stream functions and habitats located at the crossing site;
allow for water depth, volume (flow), and velocity levels that will permit aquatic organism
passage; and accommodate the movement of debris and bed material during bank-full events.

In the event that a traditional culvert is the only option, the culvert design should provide for a
minimum water depth in the structure during low-flow/dry periods. Sufficient water depth
should be maintained in all flow regimes so as to accommodate both the upstream and
downstream movement of aquatic species. Water depth inside the culvert must be adequate for
fish to be completely immersed and all other aquatic life to move freely. The culvert should be
designed and installed at the same slope as the stream grade to maintain an acceptable water
velocity for aquatic life passage and for stream substrate characteristics to be retained within the
culvert.
3

Where feasible, we recommend the use of multiple barrels, in addition to the low-flow barrel(s),
to accommodate flood flows. Floodplain barrels should be placed on or near stream bank-full or
floodplain bench elevation and discharge onto floodplain benches. Where appropriate, install
sills on the upstream end of floodplain barrels to restrict or divert the base stream flow to a single
barrel. If the culvert is longer than 40 linear feet, alternating or notched baffles should be
installed in a manner that mimics the existing stream pattern. This will enhance the passage
of aquatic life by: (1) depositing and retaining sediment in the barrel, (2) maintaining channel
depth and flow regimes, and (3) providing resting places for fish and other aquatic organisms.

We also recommend that consideration be given to the use of pervious materials (i.e.,
pervious concrete, interlocking/open paving blocks, etc.) for the construction of roads, and
parking infrastructure. Pervious surfaces minimize changes to the hydrology of the watershed
and can be used to facilitate groundwater recharge. Pervious materials are also less likely to
absorb and store heat and allow the cooler soil below to cool the pavement. Additionally,
pervious concrete requires less maintenance and is less susceptible to freeze/thaw cracking due
to large voids within the concrete.

Erosion and Sediment Control
Measures to control sediment and erosion should be installed before any ground-disturbing
activities occur. Any instream work should occur under dry conditions utilizing a
temporary diversion/pump-around system. Grading and backfilling should be minimized, and
existing native vegetation should be retained (if possible) to maintain riparian cover for fish and
wildlife. Disturbed areas should be revegetated with native grass and tree species as soon as the
project is completed. Ground disturbance should be limited to what will be stabilized quickly,
preferably by the end of the workday. Natural fiber matting (coir) should be used for erosion
control as synthetic netting can trap animals and persist in the environment beyond its
intended purpose.

Riparian Buffers
Natural, forested riparian buffers are critical to the health of aquatic ecosystems. They
accomplish the following:

1. catch and filter runoff, thereby helping to prevent nonpoint-source pollutants
from reaching streams;
2. enhance the in-stream processing of both point- and nonpoint-source
pollutants;
3. act as “sponges” by absorbing runoff (which reduces the severity of floods)
and by allowing runoff to infiltrate and recharge groundwater levels (which
maintains stream flows during dry periods);
4. catch and help prevent excess woody debris from entering the stream and
creating logjams;
5. stabilize stream banks and maintain natural channel morphology;
6. provide coarse woody debris for habitat structure and most of the dissolved
organic carbon and other nutrients necessary for the aquatic food web; and
7. maintain air and water temperatures around the stream.
4

Forested riparian buffers (a minimum 50 feet wide along intermittent streams and 100 feet wide
along perennial streams [or the full extent of the 100-year floodplain, whichever is greater])
should be created and/or maintained along all aquatic areas. Impervious surfaces, ditches, pipes,
roads, utility lines (sewer, water, gas, transmission, etc.), and other infrastructures that require
maintained, cleared rights-of-way and/or compromise the functions and values of the forested
buffers should not occur within these riparian areas.

Pollinator Habitat
Pollinators, such as most bees, some birds and bats, or other insects, including moths and
butterflies, play a crucial role in the reproduction of flowering plants and in the production of
most fruits and vegetables. Over 75 percent of flowering plants and about 75 percent of crops
are pollinated by these pollinators. A recent study of the status of pollinators in North America
by the National Academy of Sciences found that populations of honey bees (which are not native
to North America) and many wild pollinators are declining. Declines in wild pollinators are a
result of loss, degradation, and fragmentation of habitat and disease; while declines in honey
bees has also been linked to disease. Because loss of habitat and diminished native food sources
have decreased the populations and diversity of pollinators throughout the country, we
recommend that development projects be sited in areas that are previously disturbed (fallow
fields, closed industrial sites, etc.) or sites that do not impact mature forests, streams, or
wetlands.

The rusty-patched bumble bee (Bombus affinis) historically occurred in North Carolina’s
Mountain and Piedmont provinces. Although not required, we encourage your client to consider
the recommendations below to benefit the rusty-patched bumble bee and other pollinators.
Moreover, the creation and maintenance of pollinator habitats throughout the site, (and especially
open areas proposed for common use), may increase the value of the project for the community
and help reduce the spread of invasive exotic plants. Please consider the following:
1. Sow native seed mixes in disturbed areas or in designated pollinator areas with plants
that bloom throughout the entire growing season.
2. Taller growing pollinator plant species should be planted around the periphery of the
site and anywhere on the site where mowing can be restricted during the summer
months. Taller plants, left un-mowed during the summer, would provide benefits to
pollinators, habitat to ground nesting/feeding birds, and cover for small mammals.
3. Low growing/groundcover native species should be planted in areas that need to be
maintained. This would provide benefits to pollinators while also minimizing the
amount of maintenance such as mowing and herbicide treatment. Milk weed species
are an important host plant for monarch butterflies.
4. Avoid mowing of flowering plants. Designated pollinator areas show be mow only
50% of the plant height, but no lower than 8 inches.
5. Avoid mowing outside the active season for rusty-patched bumble bee and other
pollinators (April 15 – October 15).
6. Leave slash piles, mulch piles, or loose dirt piles along woodland edges. These areas
provide nesting habitats and/or nest materials for some pollinators.
7. Avoid the use of pesticides and specifically neonicotinoids.
5

8. Additional information regarding plant species, seed mixes, and pollinator habitat
requirements can be provided upon request.

The Service appreciates the opportunity to provide these comments. Please contact Mr. Byron
Hamstead of our staff at 828/258-3939, Ext. 225, if you have any questions. In any future
correspondence concerning this project, please reference our Log Number 4-2-19-395.

Sincerely,

- - original signed - -

Janet Mizzi
Field Supervisor