19990834 Ver 1_COMPLETE FILE_19990730

State of North Carolina
Department of Environment
and Natural Resources
Division of Water Quality
James B. Hunt, Jr., Governor
Bill Holman, Secretary
Kerr T. Stevens, Director
e??
ONO% NORTH CAROLINA DEPARTMENT OF
ENVIRONMENT AND NATURAL RESOURCES
September 22, 1999
Iredell County
DWQ Project # 990834
APPROVAL OF 401Quality Certification and ADDITIONAL CONDITIONS
Jim Homan
Charter Properties
1100 South Tryon Street
Charlotte NC 28203
Dear Mr. Homan:
You have our approval, in accordance with the attached conditions and those listed below, to place fill material in 0.36 acres
of wetlands for the purpose of constructing Carriage Club at Bluefield Downs near exit 36 of I-77, as you described in your
application dated July 13, 1998. After reviewing your application, we have decided that this fill is covered by General Water
Quality Certification Numbers 3103 and 3108. These certifications allow you to use Nationwide Permit Numbers 14 and 26 when
the Corps of Engineers issues them. In addition, you should get any other federal, state or local permits before.you go ahead with
your project including (but not limited to) Sediment and Erosion Control, Coastal Stormwater, Non-Discharge and Water Supply
Watershed regulations. This approval will expire when the accompanying 404 or CAMA permit expires unless -otherwise
specified in the General Certification.
This approval is only valid for the purpose and design that you described in your application except as modified below. If
you change your project, you must notify us and you may be required to send us a new application.. If the property is sold, the
new owner must be given a copy of this Certification and approval letter and is thereby responsible for complying with all
conditions. If total wetland fills for this project (now or in the future) exceed one acre, compensatory mitigation may be required
as described in 15A NCAC 2H.0506 (h) (6) and (7). This approval shall expire when the corresponding Nationwide Permit
expires or as otherwise provided in the General Certification. For this approval to be valid, you must follow the conditions listed
in the attached certification and any additional conditions listed below.
1. Deed notifications or similar mechanisms shall be placed on all lots with remaining jurisdictional wetlands and waters and to all
areas within 30 feet of all perennial streams to notify the state in order to assure compliance for future wetland and/or water
impact. These mechanisms-shall be put in place within 30 days of the date of this letter or the issuance of the 404 Permit
(whichever is later).
2. DWQ shall be notified of any changes in the design of the road crossing under NWP 14.
If you do not accept any of the conditions of this certification, you may ask for an adjudicatory hearing. You must act within 60 days of
the date that you receive this letter. To ask for a hearing, send a written petition, which conforms to Chapter 150B of the North Carolina
General Statutes to the Office of Administrative Hearings, P.O. Box 27447, Raleigh, N.C. 27611-7447. This certification and its
conditions are final and binding unless you ask for a hearing.
This letter completes the review of the Division of Water Quality under Section 401 of the Clean Water Act. if you have any
questions, please telephone John Dorney at 919-733-9646.
Attachment
cc: Wilmington District Corps of Engineers
Corps of Engineers Asheville Field Office
Mooresville DWQ Regional Office
File Copy
Central Files
Len Rindner
Sincergly, ? n
C l/ Herr TSieellvensl,' •?/
990834.1tr
Division of Water Quality • Non-Discharge Branch
4401 Reedy Creek Rd., Raleigh, NC 27607 Telephone [phone] FAX # [phone]
An Equal Opportunity Aff irmative Action Employer • 50% recycled/10% post consumer paper
http://h2o.enr.state.nc.us/wetlandc.htmI
MEMORANDUM
TO: John Dorney
Non-Discharge Branch
Regional Contact:
WO Supervisor:
Date:
SUBJECT: WETLAND STAFF REPORT AND RECOMMENDATIONS
Facility Name Carriage Club at Bluefield Downs County Iredell
Project Number 99 0834 County2
Recvd From APP
Region Mooresville
Received Date 7/30/99 Recvd By Region 8/13/99
Project Type residential
Certificates Stream
Permit Wetland Wetland Wetland Stream Class Acres Feet
Type Type Impact Score Index Prim. supp. Basin Req. Req.
26 HWF O Y O N ?- I1-S9-1 WSIV 30,932. 0.36 350.00
F-F-O Y _0N F__ I F__F_-F__ F__ I -
Mitigation Wetland
MitigationType Type Acres Feet
Is Wetland Rating Sheet Attached? O Y ON Did you request more info? O Y ON
Have Project Changes/Conditions Been Discussed With Applicant? Q Y O N
Is Mitigation required? O Y 6 N Recommendation: Q issue O Issue/fond O Deny
Provided by Region: Latitude (ddmmss) 353610 Longitude (ddmmss) 805210
Comments:
Applicant proposes stream and wetland impacts during the construction of a residential/commercial
development- The channel on the western side of the site has 115 feet of impact proposed as the
result of filling for the construction of a clam for a wet pond. 200 linear feet of impact to this channel
will occ! r d! e to pond flooding. The remaining 35 feet of impact will be the result of fill under a
wooden hulkhead. The wet is required y the Iredell County/Town of Mooresville Watershed
Rules The location of the pond appears to be the only place on the site where the pond can be
located due to topographic constraints. Construction of the dam and pond had been completed at the
time of the site visit Siltation of the channel was evident as a result of inadequately maintained
erosion control measures, The ICI R will he advised of these observations.
cc: Regional Office
Central Office Page Number 1
Facility Name Carriag e Club at Bluerield Downs County Iredell

Project Number 99 0834 Regional Contact: Michael L Parker
Date: 9/13/99
Comments (continued from page 1):
Since the road crossing proposed in this application ender NWP 14 will not be completed durina the
construction of the Carriage Club prowect, the 401 should contain a condition that requires the
applicant to advise the Division of any changes to the crossing prior to the crossing actually being
constructed.
cc: Regional Office
Central Office Page Number 2
r i
arriage Club
at
luefield Downs/
Lake Norman Pavillo
Iredell County,
North Carolina
Joint Application Form and Supporting Documentation for
G NATIONWDE PERMITS THAT REQUIRE NOTIFICATION
TO CORPS OF ENGINEERS
NATIONWIDE PERMITS THAT REQUIRE
SECTION 401 CERTIFICATION CONCURRENCE
Prepared For:
Mr. Jim Homan
Charter Properties, Inc.
1100 South Tryon Street, Suite 300
Charlotte, NC 28203
1-704-377-4172
Prepared By:
Leonard S. Rindner, PWS
Environmental Planning Consultant
3714 Spokeshave Lane
Matthews, NC 28105
[phone]
Planners - Brian Sigmon, Landscape Architecture, PA
Civil Engineers-Power Engineering Company, Inc.
*Subject to verification by the USACE & NCDWQ
Date : 7199
I
%
DEM ID: CORPS ACTION ID:'.
NATIONWIDE PERMIT REQUESTED (PROVIDE NATIONWIDE PERMIT #): 14 f& ZO
PRE-CONSTRUCTION NOTIFICATION APPLICATION
FOR NATIONWIDE PERMITS THAT REQUIRE:
1) NOTIFICATION TO THE CORPS OF ENGINEERS
2) APPLICATION FOR SECTION 401 CERTIFICATION
3) COORDINATION WITH THE NC DIVISION OF COASTAL MANAGEMENT
SEND THE ORIGINAL AND (1) COPY OF THIS COMPLETED FORM TO THE APPROPRIATE
FIELD OFFICE OF THE CORPS OF ENGINEERS (SEE AGENCY ADDRESSES SHEET). SEVEN
(7) COPIES SHOULD BE SENT TO THE N.C. DIVISION OF ENVIRONMENTAL MANAGEMENT
(SEE AGENCY ADDRESSES SHEET). PLEASE PRINT.
OWNERS NAME" :
At-
2 . MAILING ADDRESS : 0 a® S9441*.
C_TY. c*l i®f4e-' - STriTE:
SUBDIVISION N:-'_ME.
W` ZIP CODE: &07 le2
.,w
PROJECT LOCATION ADDRESS, INCLUDING SUBDIVISION NAME (IF DIFFERENT FROM
MAILING ADDRESS ABOVE) :

111f.,
C1'r? nac
(ci GIB ? ?`
? 9eL 1? c?Ot n
S 1L.<k0Jww-4s,- f4vt bdo%
3. TELEPHONE NUMBER (HOME) :
(WORK) : -1 I~I2.
4. IF APPLICABLE: AGENT'S NAME OR RESPONSIBLE CORPORATE OFFICIAL, ADDRESS,
PHONE NUMBER:
ke. J ? rv Ayyrjt^ - SrA nm, 44 4la oy..c.
5. LOCATION OF WORK (PROVIDE A MAP, PREFERABLY A COPY OF USGS TOPOGRAPHIC
MAP OR AERT - OT GRP.PHY WITH SCALE) :
COUNTY : nor ! ? NEAREST TOWN OR CITY:
/ - I?XIY•? SO/1
1
SPECIFIC LOCATION (INCLUDE ROAD
NUMBERS, LANDMARKS, ETC.) : PCA? L?1-1 3(0 0? T- --7-1
lc?,v?. win .
G. TVPACTED OR NEAREST STREAM/RIVER: L of ?.rzclc..LVA?(L - wub4
RIVER BASIN: 6&46u-o6-
tr-
IS PROJECT LOCATED NEAR WATER CLASSIFIED AS TROUT-, TIDAL SAJTWATER
-A'j , HIGH QUALITY WATERS (HQW) , OUTST2?d=NG RESOURCE Wi-_TERS (ORW) , WATER
S7-PP- V (WS-I OR WS-II) ? YES [ ] NO IF YES, EX PLAIN:
.. IS THE PROJECT LOCATED WITHIN A NORTH CAROLINA D-71-SION OF COASTAL
'! IAGEMENT AREA OF ENVIRONMENTAL CONCERN (AEC) ? YES L ] NO [!??i"
7.c . IF THE PROJECT IS LOCATED WITHIN A COASTAL COUN-Y (SEE PAGE 7 FOR
=ST OF COASTAL COUNTIES), WHAT IS THE LAND USE PLAN (L`JP} DESIGNATION?
8a. HAVE ANY SECTION 404 PERMITS BEEN PREVIOUSLY REQUESTED FOR USE ON
THIS PROPERTY? YES [ ] NO IF YES, PROVIDE ACTION I. D. NUMBER OF
PREVIOUS PERMIT AND ANY ADDITIONAL INFORMATION (INCLUDE PHOTOCOPY OF 401
CERTIFICATION).
8?. ARE ADDIT?I/ONAL PERMIT REQUESTS EXPECTED FOR TH_S PROPERTY IN THE
^"IUnE? YES PW NO [ ] IF YES, DESCRIBE ANTICIPATED WORK:
A
4a.el%eaL
9a. ESTIMATED TOTAL NUMBER OF ACRES IN TRACT OF LAND: 6*7rAio-f Cc,G?,CJS
5-c, J - 1: Zz. Aerr4
ci. ESTIMATED TOTAL NUMBER OF ACRES OF WETLANDS LOCATED ON PROJECT SITE:
rr
z
IfA

10a. NUMBER OF ACRES OF WETLANDS IMPACTED BY THE PROPOSED PROJECT BY:
FILLING : -CH We`(l S -Y N wP Jt '24--EXCAVATION:
4,0 2 r?Qrr? •. N yr P 0 2-&
. ?y? 7 5r r+wP 44? t°f
FLOODING: .7-5? Pc.-n?anOv4- t4 OTHER:
pof-jaodt --?n[Lb?'IS
B PiAse-.- aOg S?r6a °Od? TOTAL ACRES TO BE IMPACTED :
cAr GeVt,?; &r,,(_ S4 S.
lob. (1) STREAM CHANNEL TO BE IMPACTED BY THE PROPOSED PROJECT (IF
RELOCATED, PROVIDE D_ TANCE BOTH BEFORE AND AFTER RELOCATION):
Ue_I>ar%- ?1195 1f p
? v- 4* 44
LENGTH BEFORE: 1 - :t 15a 14-
AFTER:
7-4, - vuo6 :t W I
WIDTH BEFORE (based f. AFTER: FT
Hv?p ?o-:. Z-nGc.
r:??a7hop?ig' Zvto tF 'y ?t ? cnr?ce?,
?a ?? co?tpours)
: Fm
WIDTH AFTER: _Q Z, -ccj24- fa r 41oodGoc. 4 4'rz4vvv% nT
AVERAGE DEPTH BEFORE: f t FT AFTER: (eAX121 -d r
l ?
(2) STRE LM CHANNEL IMFC"'S W LL RESULT FROM'
- (CHECK ALL Tl ?_ m APPLY)
OPEN CHANNEL RELOCATICN: PLACEMENT OF P=== IN CHANNEL:
CHANNEL EXCAVATION: CONSTRUCTION OF A DAM/FLOODING: l/
OTHER:
lI. IF CONSTRUCTION OF A POND IS PROPOSED, WHAT IS THE SIZE OF THE
WATERSHED DRAINING TO THE POND?f
WHAT IS THE EXPECTED POND SURFACE AREA? to Yecv 't'[ab4C Q I??
12. DESCRIPTION OF PROPOSED WORK INCLUDING DISCUSSION OF TYPE OF
MECHANICAL EQUIPMENT TO BE USED (ATTACH PLANS: 3 1/2" X 11" DRAWINGS
ONLY)
2Z l- 'ts-C,?t? r? p l a^4
13. PURPOSE OF PROPOSED WORK:
25- 42 (4 12,1
3

SUMMARY OF JURISDICTIONAL WATERS OF U
Surface Waters Perennial, and Intermittent tributaries (± 4,000 If) ± 0.60 ac.
Total - Waters of the U.S.
± 0.89 ac.
WETLANDS PERMITTING AND MITIGATION
As depicted on the plans, the layout substantially avoids and minimizes impacts to Jurisdictional Waters of
the U.S. Except for temporary construction and development impacts, the proposed project should not
cause significant impacts to the ecological functions or values of Jurisdictional Waters of the U. S.
Outlet Structure, Grading ± 150 if ± 0.02 ac.
ing Streams for Wet Pond ± 2001f ± 0.03 ac.
Wetlands for Dam Construction ± 0.04 ac.
ing Wetlands in Wet Pond ± 0.25 ac.
wetland areas will be subject to temporary flooding only)
- NWP #26 +3501f ±0.34 ac.
(150 if by fill)
lion Ponds - Flooding Impacts (NWP #26) (±200 if by flooding in place)
this wet detention pond is required
Road Crossing ± 150 If ±0.02 ac.
Headwalls utilized to minimize impacts
TOTAL STREAM IMPACTS BY NWP #26 & NWP #14 BY GRADING =+ 3001f
(2 individual creeks - 150 If/creek)
TOTAL STREAM IMPACTS BY FLOODING FOR WET POND =+ 2001f
TOTAL IMPACTS TO JURISDICTIONAL WATERS =±0.36 ac.
% Stream Preserved =+ 90%
14. STATE REASONS WHY IT IS BELIEVED THAT THIS ACTIVITY MUST BE CARRIED
OUT IN WETLANDS. (INCLUDE ANY MEASURES TAKEN TO MINIMIZE WETLAND
IMPACTS):
G?I/?n /'1'11Y1J t'Yl JZ?s tWln? C,C"? 4 S'Erc+)-kc
On
1S. YOU ARE REQUIRED TO CONTACT' THE U.S. FISH AND WILDLIFE SERVICE
(USFWS) AND/OR NATIONAL MARINE FISHERIES SERVICE (NMFS) (SEE AGENCY
ADDRESSES SHEET) REGARDING THE PRESENCE OF ANY FEDERALLY LISTED OR
PROPOSED FOR LISTING ENDANGERED OR THRw?TENED SPECIES OR CRITICAL HABITAT
IN THE PERMIT AREA THAT MAY BE AFFECTED BY THE PROPOSED PROJECT. DATE
CONTACTED: (ATTACH RESPONSES
FROM THESE AGENCIES.)
16. YOU ARE REQUIRED TO CONTACT THE STATE HISTORIC PRESERVATION OFFICER
;Sr'?O) (SEE AGENCY ADDRESSES SHEET) REGARDING THE PRESENCE OF HISTORIC
PROPERTIES IN THE PERMIT AREA WHICH MAY BE AFFECTED BY THE PROPOSED
PROJECT. DATE CONTACTED:
1?. DOES THE PROJECT INVOLVE AN EXPENDITURE OF PUBLIC FUNDS OR THE USE OF
PUBLIC (STATE) LAND?
YES NO (IF NO, GO TO 18)
a. IF YES, DOES THE PROJECT REQUIRE PREPARATION OF AN ENVIRONMENTAL
DOCUMENT PURSUANT TO THE REQUIREMENTS OF THE NORTH CAROLINA ENVIRONMENTAL
POLICY ACT?
YES [I NO [ J
b. IF YES, HAS THE DOCUMENT BEEN REVIEWED THROUGH THE NORTH CAROLINA
DEPARTMENT OF ADMINISTRATION STATE CLEARINGHOUSE?
YES [1, NO [1
IF ANSWER TO 17b IS YES, THEN SUBMIT APPROPRIATE DOCUMENTATION FROM THE
STATE CLEARINGHOUSE TO DIVISION OF ENVIRONMENTAL MANAGEMENT REGARDING
COMPLIANCE WITH THE NORTH CAROLINA ENVIRONMENTAL POLICY ACT.
QUESTIONS REGARDING THE STATE CLEARINGHOUSE REVIEW PROCESS SHOULD BE
DIRECTED TO MS. CHRYS BAGGETT, DIRECTOR STATE CLEARINGHOUSE, NORTH
CAROLINA DEPARTMENT OF ADMINISTRATION, 116 WEST JONES STREET, RALEIGH,
NORTH CAROLINA 27603-8003, TELEPHONE [phone].
4
4114 40 (?r?•s?frvv}' (,cJa ciy?-? do t, ?r ?a r
A ne?es??r? toad- c,f?xss tK.tn,,., c, f is ; ???! ?4, c,?•
1
• . -,
i
18. THE rOLLOWING I T EMS SHOULD BE INCLUDED WITH, THIS APPLICATION IF '
PROPOSED ACTIVITY INVOLVES THE DISCHARGE OF EXCAVATF-D OR 'E-ILL ATEAIA` -
INTO WETLANDS
a. WtTLAYD DELINEATION MAP SHOWING ALL WETLXNDSa 'STREAMS, TAKES
AND PONDS ON THE PROPERTY (FOR NAT'IONW:DZ PERMIT NUMBERS 14, 18,
29, AND 38). ALL STREMS (INTERMITTENT AND PER.'3.P. WT) ON THE PROPERTY
b , BE EQUALS ON THE MAP. MAP SCALES SHOULD BE I INCH EQUALS 50 tEET CDR I
INCH EQUALS 100 FEET OR THEIR EQUIVALENT.
b. • IF AVAIL&15LE, REPRESENTATIVE PHOTOGRADH OF WETLAN,05 TO'"5Z
IMPACTED By PROJECT.
C. YF DELINEATION WAS PERFOMED BY A CONSULTANT, INCLUDE ALL, .TA.
SFEETS RELE•S X7T TO THE PLACEMENT OF THE DELINEATION LINE.
0. ATTACH a COPY OF T14E STOR.MWATER MAN2,GE,,A4ENT PLM xF Rc",QUIRI ED,,'
e WFAT 15 LAND USE OF SURROUNDING PROPE?kTY?
-1 ,6

f. IF APPLICABLE i WHAT 13 PROPOSED METHOD OF SEWAGE ZISPOSAL? --? ? --
?J??uia? S`?S?firv :.
g. SIGNED AND DATED r'GtNT XUTHORIZAWION LETTER, IF APpLICABLE.`
NCB : WETI I)S OR WATEPS OS- THE U . S . MXY NOT I3E IMPACTEb PRTOR, ? t
1) ISSLIkNCE CAF' A SECTION 4.04 CORPS OF ENGINEER PFRMIT, -
2) EITHER TIDE` ISSUANCE OR WAIVER OF A 401 DIVISION ,or
f-N-VZRONbvMNTAL XANAGE NT (WATER QUALITY) CERTIVICAsTION, AND
3) (Is T E T"WEN"TY COASTAL C,°0VX'I'=9 CYL Y) , .A. LZ TTZA MH THE
NORTH CAROLINA, DIVISION OF COASTAL KWAGEWNT STATING THE PROPO ED
ACTrVITY r$ CONSISTENT WITH THE NORTH CAROLINA COASTAL SAGE -NT
PROGRAM.
)
NE ` . ?sGENNIA'T S IGNAT UP?E
(AGENT" S SIG RE W?=-D ONLY
IF kaTNCRI ZAT ION LETTER, rRON1
THE OWNEP, IS FROVIDED (18g.) )
5
Am?
DA:rz

LEONARD S. RINDNER. PWS
Environmental Planning Consultant 3714 Spokeshave Lane
Professional Wetland Scientist Matthews, NC 28105
Land Planning [phone]
July 10, 1999
Mr. Steve Chapin
US Army Corps of Engineers - Reg. Field Office
151 Patton Avenue - Room 143
Asheville, NC 28801 - 5006
Mr. John R. Dorney
Division of Water Quality - NCDENR
Environmental Science Laboratories
4401 Reedy Creek Road
Raleigh, NC 27607
Mr. Mike Parker
NCDENR - Division of Water Quality
919 North Main Street
Mooresville, NC 28115
Re: The Carriage Club at Bluefield Downs/Lake Norman Pavilion - + Phase-1 (+22 Acres) of 67.44
Acre Site. Mooresville Iredelll County. North Carolina - Nationwide Permit #26 and Nationwide
Permit #14
Dear Sirs:
On behalf of my client, Mr. Jim Homan of Charter Properties, Inc., I am providing you with the following
information concerning the Carriage Club at Bluefield Downs for your consideration. The project site is
located in rapidly developing Mooresville area of Iredell County, NC. The site is currently zoned for a
mixed-use development. The project has been locally approved through the zoning process. Phase - 1
consists of a multi-family housing project, a water quality pond, and a Carriage Club Drive. Current land use
in the vicinity are agricultural land, single family subdivisions, and commercial areas.
The project has been planned sensitively to preserve the perennial and intermittent streams to the extent
feasible. There are approximately 4,0001f of perennial to intermittent streams and approximately 0.29 acres
of riparian wetlands on the site. Approximately 90% of the jurisdictional streams will not be impacted
by the proposed development. Stream and wetland impacts are primarily confined to only those
necessary to implement a required. water quality pond, construct a necessary road crossing.
Headwalls, retaining walls, and clearly defined construction and grading limits will be implemented
to minimize additional impacts as well as to preserve forested buffers to the extent feasible along the
streams. The required water quality pond will include a planted littoral zone and forebay. All fill
material will be unpolluted and appropriate measures to control sedimentation and erosion will be employed.
Wetlands and streams which will not be disturbed will be protected during construction from damage due to
construction traffic, drainage and other forms of disturbance. The proposed road crossing may be
re-examined in the future based on a cost analysis, regulatory issues, and development requirements for
future parcels.
Background
The site is adjacent to intermittent and perennial tributaries to Lake Norman (Catawba River - Water
Classification - IV). The majority of the site is a moderately to a steeply sloping ridge. Most of the land is
Carriage Club @ Bluefield Downs, Page 3
July 10, 1999
agricultural pasture with woodland in secondary succession along drainageways and on steep slopes.
Although the current adjacent land-use is undeveloped and primarily former agricultural land in secondary
succession, many commercial and residential projects are proposed and under construction in the area.
Description
etland HvdroloQv and Hvdric
Wetland hydrology is provided by a seasonal flooding and saturation associated from seeps, springs,
captured surface runoff, and brief flooding over a clayey subsoil. These wetlands can be classified as
Palustrine Forested Broad Leaved, Scrub Shrub, Temporarily to Seasonally Flooded (PFOIA, PFO1C,
PSS1A, and PSS1F). According to Soil Conservation Service, Technical Guide-Section II-A-2, June 1991,
Mixed Alluvial wet (Mn) soils are listed as Map Units with inclusions of Hydric Soils in Iredell County.
Many of the streams on the site (perennial and intermittent) will likely be confirmed as having important
aquatic value by the USACE. Characteristics include persistent pools, riffle and pool complexes (a "special
aquatic site"), and fish in the lower portions, amphibians and macro-invertebrates; evidence of wildlife
utilizing the stream; and rocky, gravelly, and sandy channel substrate.
Hydrophhytic Vegetation
Vegetation in wetland areas and along tributaries is dominated by Facultative, Facultative Wet, and Obligate
Vegetation and include black willow, green ash, red maple, sweet gum, alder, silky dogwood, greenbriar,
poison ivy, and others. Herbaceous plants include sedges, needle rush, jewel-weed, and other typical wetland
species.
SUMMARY OF WATERS OF THE U.S.
Methodology
Preliminary identification and delineation of the Jurisdictional Waters on the site were determined according
to the Corps of Engineers Wetland Delineation Manual, Technical Report Y-87-1, 1987, with Appendices.
Preliminary data gathering included review and interpretation of topographic maps; USDA Soil
Conservation Survey; aerial photographs, . and preliminary site visits to selected areas. Then the Routine
On-Site Determination Method was utilized to determine the upper boundary of the wetlands. In order to
make a positive wetland determination indicators of hydrophytic vegetation, hydric soil, and wetland
hydrology must be identified as described in the manual. The wetlands map has been used for planning and
potential permitting purposes.
The wetlands on this site will be found to have very high function and value in regard to water storage,
pollution removal, bank stabilization, aquatic life resources utilizing Guidance for Rating the Values of
Wetlands in North Carolina - Fourth Version.
Hydrophytic Vegetation has been identified according to the National List of Plant Species That Occur in
Wetlands: Southeast (Region 2), US Department of the Interior, Fish and Wildlife Service.
Carriage Club @ Bluefield Downs, Page 4
July 10, 1999
S2IMM41tYOF,?7 4DIC'710NAL WATERS OF U.S.
Surface Waters Perennial and Intermittent tributaries (± 4,000 If) ± 0.60 ac.
Total - Waters of the U.S. f 0.89 ac.
WETLAIVDS PERMITTIIVG AND MITIGATION
As depicted on the plans, the layout substantially avoids and minimizes impacts to Jurisdictional Waters of
the U. S. Except for temporary construction and development impacts, the proposed project should not
cause significant impacts to the ecological functions or values of Jurisdictional Waters of the U. S.
Outlet Structure, Grading ± 1501f ± 0.02 ac.
ing Streams for Wet Pond -? 2001f ± 0.03 ac.
Wetlands for Dam Construction ± 0.04 ac.
Flooding Wetlands in Wet Pond ± 0.25 ac.
(most wetland areas will be subject to temporary flooding only)
Total - NWP #26 +350 if ±0.34 ac.
f150 6f by fill)
Detention Ponds - Flooding Impacts (NWP #26) {±200 If by flooding in plaee)
Note: this wet detention pond is required
lad Crossing ± 150 If ±0.02 ac.
madwalls utilized to minimize impacts
)TAL STREAM IMPACTS BY NWP #26 & NWP #14 BY GRADING =±300N
individual creeks -1501flcreek)
)TAL STREAM IMPACTS BY FLOODING FOR WET POND =± 200 If
TOTAL IMPACTS TO JURISDICTIONAL WATERS =±0.36 ac.
% Stream Preserved =± "%
Carriage Club @ Bluefield Downs, Page 5
July 10, 1999
it R rsL1?i ORMUMNo n?I U
- As depicted on the plans, the wetlands and streams areas have been carefully incorporated into the layout
of the site thereby preserving nearly all the streams on.the site.
- The stream crossing is as perpendicular as feasible to the stream and/or wetlands to minimize impacts.
- Except for the functional and necessary wetland and stream crossings the overall. plan has been designed to
retain forested buffers along the wetlands and streams. Therefore the streams and wetlands remaining on the
project site will be enhanced by buffers. Best Management Practices will also be employed to minimize
impacts to Jurisdictional Waters. These will include:
a) Siltation Barriers; Sediment Traps and Diversion Ditches
b) Barricades to define construction limits to sensitive sites and to protect trees
c) Preconstruction meetings
d) Vehicular access will be restricted to specific areas to avoid disturbance to adjacent wetlands and
natural areas to be preserved.
e) Methods to prevent short term impacts will be inspected regularly and maintained during
construction of the project.
f) Wetlands to be preserved will be clearly marked prior to construction to prevent accidental damage
to wetlands. The contractors will be held responsible for unauthorized wetland damage not
permitted according to plans and specifications. Preconstruction meetings shall be held if necessary
with representatives of the USACE and the NCDWQ.
g) Project construction will strictly adhere to an approved Sedimentation and Erosion Control Plan.
Best Management Practices will include utilizing siltation trapping ponds and other erosion control
structures where appropriate. Impacts from hazardous materials and other toxins to fish and
aquatic life, such as fuels will be avoided by not permitting staging areas to be located near surface
waters.
A mitigation plan is proposed for a "no net loss" of stream habitat, value, and function to the extent feasible
on this site. Unavoidable iWacts to streams by grading are proposed to be mftated by preserving
ri[?ar.an_ buffers to the extent feasibit` Areas within the buffers which. may be cleared due to grading
requirements will be revegetated to the following standards which are derived from Mecklenburg
County/City of Charlotte Watershed Buffer Guidelines - May 11, 1994. Within these guidelines, they
discuss the value of establishing and maintaining a natural, forested, low maintenance ecosystem in reducing
the volume of runoff, and thereby reduce erosion and pollutants (such as nutrients) coming from an area of
more intensive land use (such as lawns and landscaping) to a water body. The reduction of erosion and
pollutants occurs through natural mechanisms such as deposition, infiltration, adsorption, absorption,
filtration, and decomposition. Natural forest buffers where removed will be re-created by planting native
trees at 12 trees/1000 SF. The minimum caliper at installation would be 1 1/4" with a 6'-T Height. The area
should be stabilized with mulch and or groundcover. Recommended trees include a mixture of oaks,
persimmon, green ash, pine, bald cypress, red maple, black tupelo, magnolia, red cedar, and flowering
dogwood. Ornamental trees and shrubs such as Ligustrum and Eleagnus species, and typical lawn grasses
shall not be utilized to accomplish revegetation of buffers where required.
Stream impacts by flooding will be mitigated by the protection of the remaining channels and the
development of a forebay/ and vegetated littoral zone in connection with the required detention ponds.
Areas within the buffers cleared due to grading requirements will be revegetated with riparian trees, shrubs,
and groundcovers, to match adjacent conditions to a minimum of 30' wide.
Carriage Club @ Bluefield Downs, Page 6
July 10, 1999
STORMWA TER MANAGEMENT PLAN
A Stormwater Management Plan will be designed and implemented for the project to meet the 401 Water
Quality Certification requirements where required for office and commercial parcels. It is expected that
water quality ponds will be required by local agencies. The planners will utilize information and guidelines
provided by the North Carolina Department of Environment and Natural. Resources Water Quality Section.
A wet detention basins shall be the primary treatment system for stormwater runoff from paved surfaces and
landscaping on commercial, office, business, and institutional parcels. The wet detention basins will be
designed to attenuate the first inch of rainfall over a 24 hour period from approximately 60 acre of urbanized
land within the ponds drainage area. Water will be released over a 2 to 5 day period. Discharge velocity of
will be less than five cfs. A littoral zone/forebay will be incorporated into the design of the ponds to
encourage additional nutrient removal. The planners will utilize information and guidelines provided by the
North Carolina Department of Environment, Health, and Natural Resources in developing the design of wet
detention basins Table r
1995. Other forms of stormwater treatment may be appropriate such as extended dry detention basins
combined with filter strips, if feasible.
PROTECTION FROM FUTURE DEVELOPMENT
The preserved wetlands and streams will be protected from future impacts by the applicant or by a group
designated by the applicant for this purpose. As required, development of these areas will be deed restricted
in accordance with restrictive covenants, or similar mechanisms which will be developed for approval by the
USACE and/or NCDWQ.
AQUATIC HABITAT
The aquatic systems in the project area consist of wetlands and intermittent tributaries of Lake Norman
Creek. A variety of wildlife is supported by these systems including mammals, birds, reptiles, amphibians,
fish, insects, mollusks, and crustaceans. Therefore strict adherence to an approved erosion and sedimentation
control plan will be maintained during the construction period in order to control degradation of water
quality downstream and protect the areas to be preserved. Short term construction impacts, primarily
stream sedimentation will affect aquatic habitat, however this will be minimized to the extent practicable to
promote rapid recovery. Best Management Practices will include utilizing siltation trapping ponds and other
erosion control structures where appropriate. Impacts from hazardous materials and other toxins to fish and
aquatic life such as fuels will be avoided by not permitting staging areas to be located near surface waters.
Also, as required by the 401 Water Quality Certification conditions, measures will be taken to prevent "live"
or fresh concrete from coming into contact with waters until the concrete has hardened. Aquatic resources
are expected to be enhanced through the development of the stormwater detention ponds and littoral zones.
State Protected Species
The Carolina Darter (Etheostoma collis) is a fish that inhabits small streams such as those found in the
project area. This species has a federal status of Proposed Special Concern and a state status of Special
Concern. The species prefers small clear streams of less than 15' width with moderate to swift current and a
sand/gravel benthic composition. It apparently tolerates a wide range of water quality conditions and
vegetation types adjacent to the streams and appears resistant to pollution. (E. Menhinick). Therefore, strict
adherence to an approved erosion and sedimentation control plan will be maintained during the construction
period in order to control degradation of water quality.
Carriage Club @ Bluefield Downs, Page 7
July 10, 1999
CONCLUSION
Based on the value of the jurisdictional waters and wetlands on this site, the developer through sensitive and
creative planning has chosen to balance the site's economic viability with its environmental value and
permitability. The goal of the Site Plan and Mitigation Plan is to help balance the environmental
consequences of this development by creating a beneficial aquatic resource that will help maintain or
minimize degradation of waters of the U.S. downstream of the project and through enhancement of
remaining streams. The undisturbed wetland areas and the mitigation sites will be preserved by the applicant
or by a group designated by the owner for this purpose.
Please contact me if you have any questions or require additional explanation. Thank you for your
consideration.
Sincerely
onard S. 'ndner, PWS
Environmental Planning Consultant
Profession Wetland Scientist
cc: Mr. Jim Roman
Charter Properties, Inc.
1100 South Tryon Street, Suite 300
Charlotte, NC 28203
1-704-377-4172
s UNITED STATES USES MAP-MOORESVILLE
DEPARTMENT OF THE INTERIOR
9ti? GEOLOGICAL SURVEY
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INTERMITTENT CHANNEL
EVALUATION FORM
ACTION ID APPLICANT NAME Ck4L1r"f t i9 a?•* "? DATE
PROPOSED CHANNEL WORK (i.e., culvert, relocation, etc.) 60*V%
WATERBODY/RIVER BASIN Ur 44 ??Q?CL_ f !ffyngtr1 COUNTYICITY ??TE.I 1
RECENT WEATHER CONDITIONS
Does Channel Appear On A Quad Or Soils Map? N Approx.'Drainage Area:
///llllll/!lJ!!/!/lJl///ll/llll/O//lllJ//l/Il//JJl//llJ!//J/lJl/llll//lllllllll/l/l/ll/Jl///l/l/l/l////l/l/lJl/l//Jl!/I/lll/l/ll/llllll/lllllll///lllll!//lll/lllJl/l//l//I////////llJl/lJll//l/l/////l//////J/l/ll1/ll//!/l/
Determination:
Perennial Channel (stop) Important Channel: 00 ± t--K PROJECT MGR Initials
ntermittent Channel (proceed) !Unimportant Channel: LF
Ephemeral Channel (no jd) (attach map indicatiatiofo? pottant/unimportantcha rmel)
Ditch Through Upland (no jd)
Evaluator's Signature-
iE. project manager)
P=Present SP=Stongly Present NP=Not Present
Important To Domestic Water Supply? ON
T
INTERMITTENT CHANNEL EVALUATION FORM
ACTION ID APPLICANT NAME T 1 DATE
PROPOSED CHANNEL WORK (i.e., culvert, relocation, etc.) 1?UNTYXITY
WATER
BODY/RIVER BASIN 6 m n
RECENT WEATHER CONDITIONS
QJ y
'r NY Observation Comments or Description
Fish/Shelifish/Crustaceans Present
Benthic Macro Invertbrates
Amphibians Present/Breeding
Algae And/Or Fungus (water quality function)
Wildlife Channel Use (i.e. tracks, feces, shells, others)
Federally Protected Species Present (Discontinue)
Riffle/Pool Structure
Stable Streambanks
/
r Channel Substrate
(i.e. gravel, cobble, rock, coarse sand)

00014 Riparian Canopy Present (SP =h 50% closure)
Undercut Banks/Instream Habitat Structure
Flow In Channel
Wetlands Adjacent To/Contig. With Channel (Discontinue)
Persistent Pools/Saturated Bottom
(June thru Sept.)
Seeps/Groundwater Discharge (June thru Sept.)
Adjacent Floodplain Present
Wrack Material or Drift Lines
Hydrophytic Vegetation in/adjacent to channel
Important To Domestic Water Supply? 0 N
Does Channel Appear On A Quad Or Soils Map? Y / N Approx. Drainage Area:
liilt?uii?uiuiaii/rilii/rmm?ia/iul/uiuiiiiuu/nnlu/aailia//uanlr?aaialiiniiuuiurnlrliiiuuiiuiu?iiuuriniunuinunuauiiinilrluiauiinuuui/ilriuuii/raiuiliiiriuiiiii/ni
Determination:
Perennial Channel (stop) Important Channel:t 1"LF PROJECT MGR Initials
'Intermittent Channel (proceed) Unimportant Channel: LF
Ephemeral Channel (no jd) (attach map indicating location of important/unimportant channel)
Ditch Through Upland (no jd)
Evaluator's Signature:
(if other than C.O.E. project manager)
„nn„,n..nunn..u...... auiniaullllll//1111!/1//l1//l1///!/Il/11/l/l1/!llllll/!l1/!lllllllll/l//lllllJll/il/l//lllll/l/l/!/////l/1//l/lll/ll!/llll//l1//1/ll/l/1//l1/l/l////ll//l/
P=Present SP=Stongly Present NP=Not Present
DATA FORM
ROUTINE WETLAND DETERMINATION
0 987 COE Wetlands Delineation Manual)
Project/Site: Date:
Applicant/Owner: County:
yr&W?-
Investigator: p, V-48"d _
State: 4
Do Normal Circumstances exist on the site? No Community ID:
Is the site significantly disturbed (Atypical Situation). Yes ® Transect 10:
Is the area a potential Problem Area? Yes Plot ID:
IL- (If needed, explain on reverse.)

" wtiTwllo M44444- Ct A AA6 O ' 4v W aJ- Lakc.. A>,?wvt..,
VFOETATION
Dominant Plant Soecies Stratum Indicator Dominant Plant Species Stratum Indicator
rr
2 ? '1° 14C.? 1 a. [mac. Q!MD. - -
3• 11. 1?? ?ltQr
ra_ s
a bL•
4. t)r ?
_
12.
13.
6.? S rr?.til v? _ 14.
7 ?*y
8. CAN& 16.

Percent of Dominant Species that a re OBL, FACW or FAC a
(excluding FAC-).
Remarks:
HYDROLOGY
Recorded Data (Describe in Remarks):
-Stream, Cake, or Tide Gauge
_ Aerial Photographs
_ Other
-No Recorded Data Available Watland Hydrology Indicators:
Primary Indicators:
_ Inundated
-Saturated in Upper 12 Inches
Water Marks
ft Lines

Field Observations: g!!' dimant Deposits
_0 Drainage Patterns in Wetlands
Secondary Indicators (2 or more required):
Depth of Surface Water: "Now
fin.) _
Oxidized Root Channels in Upper 12 Inches

Depth to Free Water in Pit: fin.) _ Water-Stained Leaves
_?Local Soil Survey Data
/?? ?•
Depth to Saturated S
VC?? ?r
il _ FAC-Neutral Test
o
:
(in.) _ Other (Explain in Remarks)
Remarks:

WTI, 1995 196-
SOILS
hase):
F e
. ubgroup):
A Ivvi*4
Profile Descriotion:
Depth Matrix Color Mottle Colors Mottle
inches) Horizon (Munsell Moist) (Munsell Moist) Abundance/Conrrest
N
Texture, Concretions,
Structure, etc.
-G" 104-0%
Gem - - 3' ? lot A;
Sr? ??" f
Hydric Soil Indicators:
_ Histosol
_ Histic Epipedon
_ Sulfidic Odor
Aquic Moisture Regime
Red ing Condi
pc ' tions
Keyed d or Low-Chroma Colors
Remarks:
WETLAND DETERMINATION
Hydrophytic Vegetation Present? No (Circle)
Wetland Hydrology Present? No
Hydric Solis Present? M 10
No
_ Concretions
_ High Organic Content in Surface Layer in Sandy Soils
_ Organic Streaking in Sandy Soils
_ Listed on Local Hydric Soils List
_ Listed on National Hydric Soils List
_ Other (Explain in Remarks)
(Circle)
Is this Sampling Point Within a Wetland? Yes o
Remarks:
wilfae'-" GQOt t hr?.tL r'1'hGs(_.1 +?
wou; 4k 40t rip"
b&r^ Is
-197- win, 1995
Drainage Class: 5vy r p
Reld Observations /
Confirm Mapped Type? yes CN<