SW3191101_401 Info_20191223

US Army Corps of Engineers
Asheville Regulatory Field Office
Attn: Mr. Jason Randolph
151 Patton Avenue, Room 208
Asheville, North Carolina 28801-5006
Re: Cambridge Properties
October 10, 2016
NC Division of Water Resources
401 & Buffer Permitting Unit
Attn: Mrs. Jennifer Burdette
1617 Mail Service Center
Raleigh, NC 27699-1617
202 Hwy 16 Business, Denver, North Carolina, 28037
Nationwide Permit 39 Request Additional Information
Corps Action ID: 2016-00916
Jason/Jennifer/Alan:
Atlas is submitting this package as addendum additional information, per our site meeting on
Wednesday October 5, 2016, for the nationwide permit 39 request that has been previously
submitted to your offices. Topics discussed during the site meeting included additional
restoration at the unintended temporary impacts completed by the geotechnical company, the
smaller sub -parcel that the applicant has purchased, minimization of impacts, delineation of
streams and wetlands, potential site plan revisions, detail schematic for the arched span, and
detail schematic for the under drain system. The additional information package addresses all
of the topics that were discussed during the agency site meeting. The Dellinger family has
owned this property since the 1930's. It was noted during the site meeting that the stream has
been ditched, straightened, and manipulated in the past to create more useable land.
Appendix A — Additional Restoration at Wetland Impact 3, Channel Impact 1, and
Channel Impact 2
The unintended temporary stream and wetland impacts that were completed by the
geotechnical company had been restored in late June 2016. During the site meeting last week
Jason wanted additional restoration measures completed at Wetland Impact 3, Channel Impact
1, and Channel Impact 2 (per the map that was previously submitted in the "Pre -Permit Impact
Restoration of Streams and Wetlands" package). I discussed this additional requested
restoration work with Jay Priester of Cambridge Properties, Inc. that afternoon and he
immediately moved forward with securing a grading contractor to be on site the following day.
I met folks with Neill Grading on site the morning of Thursday October 6, 2016 to complete the
additional restoration activities that were requested by Jason the day before. High ground soil
was removed from Wetland Impact 3. The disturbed area was seeded and straw was applied.
The excavated high ground soil was leveled onto an access soil path, seeded, and straw was
applied. A soil berm was constructed at the down slope side of the disposal area and a row of
ATLAS Environmental, Inc.
712 English Tudor Lane
Charlotte, North Carolina 28211
704-512-1206 (m) / 828-712-9205 (o)
www.atlasenvi.com / Serving the Southeast US

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silt fence was installed to further protect the wetland. Photographs of the work completed at
the wetland and two stream crossings are included as Appendix A.
At Channel Impact 1 upland sediment was removed from the stream to re-establish the bed to
the previous natural elevation. The excavation and re -grading allowed the stream to flow freely
once again. Stream banks were re -graded to a more stable slope then seed was sewn, matting
was installed, and straw was applied for stabilization. The fill material that was removed from
the channel was spread across the access path and stabilized as well. Silt fence was installed
across the path and a diversion berm was installed upslope at the confluence of two logging
paths perpendicular to the path and parallel to the stream to further prevent fill material from
being deposited in the stream. Due to a disturbed yellow jacket nest the matting was not
installed to down to the ordinary high water mark on the downstream side of the impact.
At Channel Impact 2 additional debris (composed primarily of limbs, stumps, and roots) was
removed from the stream and area adjacent to the stream. Only one bank at this location had
been previously disturbed. This area was re -graded to create a more stable stream bank. The
disturbed areas were then seeded, matted, and straw was applied upslope of where the
matting was used on the steeper slopes. Silt fence was installed perpendicular to the stream as
an additional preventative measure.
Appendix B — Project Parcel Ownership
Cambridge Properties, Inc. has not purchased the entire 30.55 acres. The sub parcel that
Cambridge plans to develop is 16.15 acres and is located along the west side along NC Highway
16. Mr. Cecil Dellinger Jr and Mrs. Doris Keever retained ownership of the remaining acreage
located on the east side of the larger parcel. Appendix B includes a map depicting the 16.15
acre parcel owned by Cambridge. It is not feasible to rotate the shopping center east as
discussed during the site meeting due to the property line. Originally Cambridge had an
agreement to purchase approximately 15 acres. During the impact minimization discussions
Cambridge approached Mr. Dellinger and Mrs. Keever about purchasing additional acreage to
the east in order to shift the shopping center to the east to avoid stream impacts to the west on
the higher quality reach of stream.
Appendix C — Site Plan Requirements, Pre -Application Avoidance and Minimization,
Additional Impact Reduction, Arch Detail, and Drain Detail
It is essential for the survival of the anchor tenant (Publix) as well as the adjacent small retail
tenants for the parking to be located in front of the shopping center. Industry standard parking
requirements for grocery anchored retail developments is five (5) parking spaces for every
1,000 square feet of retail space. The site plan for Cambridge Village includes 4.81 parking
spaces for every 1,000 square feet of retail space, which includes parking on the sides of the
shopping center and behind the shops. Cambridge Properties were fortunate to be able to work
with Publix and have them agree to a parking ratio less than the standard. Since Cambridge
Village will be a grocery store anchored shopping center it will attract weekly or more frequent
ATLAS Environmental, Inc.
712 English Tudor Lane
Charlotte, North Carolina 28211
704-512-1206 (m) / 828-712-9205 (o)
www.atlasenvi.com / Serving the Southeast US

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visits from customers that will often more than not include these customers pushing shopping
carts in the parking lot. It is critical to have parking close to the front door and as convenient
as possible for the customers. Cambridge Village has already compromised on the overall
number of spaces provided being less than the industry standard and on the location of some of
these spaces being located on the side of the buildings and at the back of the buildings.
It is also critically important for the survival of the small shop tenants to get the "walk by"
traffic that is generated by the grocery store tenant. These shops need to be connected to the
grocery store allowing customers to park and shop at the retail shops, eat at the restaurants,
and shop at the grocery store without having to move their vehicle. Cambridge Village only has
13,100 square feet of smaller tenant shops and will mostly consist of small "mom and pop"
businesses which will need the traffic generated by the large grocery store to survive. This
grocery store foot traffic will be essential for the smaller stores and restaurants. Publix has the
marketing ability and name recognition to bring in customer traffic to the shopping center which
the smaller shops will need to survive. Being attached and sharing a parking lot with the
grocery store is essential to the success of the small businesses.
Prior to submittal of the permit application request Atlas had several conversations with David
Shaeffer (who had subsequent conversations with Scott Jones) about the project. The original
plan (which has already been submitted to your offices) required impacts to the entire reach of
stream on site (approximately 770 linear feet). These impacts included constructing one
stormwater pond along NC Highway 16 within the footprint of the stream. A second option
which was discussed with David would have included an arched span for 475 linear feet.
During the discussions David strongly suggested that the applicant revise the site plan to reduce
impacts below Individual Permit thresholds (less than 300 linear feet of stream impacts). The
design team worked diligently to reduce stream impacts below 300 linear feet. The 292 linear
feet of stream impact requested in the PCN is a 62% reduction from Cambridge Properties
preferred site plan.
On Thursday, October 6, 2016 the design team met again to determine if further minimization
of stream impacts were possible. The design team once again worked diligently to revise the
site plan and have been able to reduce stream impacts further by 30 linear feet to 262 linear
feet by relocating a storm outlet away from the stream. The storm outlet as shown on the
enclosed maps within this appendix has relocated the storm drain outlet to the edge of a 50'
stream buffer and will diffusely flow through the buffer. This outlet includes a level spreader.
When / if the property that Mr. Dellinger and Mrs. Keever have retained is developed this outlet
pipe will serve an additional stormwater pond for that development. The additional reduction of
stream impacts of 30 linear feet represents as additional reduction by 10%. There has been an
overall reduction of stream impacts from Cambridge Properties ideal site plan of 66%. There
will also be temporary impacts during construction near the lower limit of stream impact. These
anticipated temporary impacts, totaling approximately 10 feet, are included in the requested
mitigation despite the plan for mitigating the temporary impacts for function and ascetics of the
property. As requested a detail of the arch detail and drain detail is included on the site plans.
ATLAS Environmental, Inc.
712 English Tudor Lane
Charlotte, North Carolina 28211
704-512-1206 (m) / 828-712-9205 (o)
www.atlasenvi.com / Serving the Southeast US

Appendix D — Brentwood Way Outparcel
One item that was discussed during the agency site meeting was whether or not parking for
Publix and the small retail stores could be located on the vacant / "speculative" lot that is
bordered by Brentwood Way, Atwater Court, and Baxley Court. The proximity and number of
parking spaces for the grocery store tenant and small store tenants has been discussed within
the Appendix C section above. Cambridge Properties began discussions in June 2016 with
Novant Health about a medical building on this out parcel. A site plan dated early August 2016
is included in Appendix D. Unbeknownst to Atlas during the agency site meeting Cambridge
Properties is in contract negotiations with Novant Health for this out parcel which has its own
parking space requirements.
In summary, the additional requested restoration at the unintended temporary impact locations
has been completed. Cambridge Properties did not purchase the entire parcel which has
dictated the location of the grocery store complex. Reduction of stream impacts has also
required the grocery store complex to move eastward. There are industry standards for the
number of parking spaces required for grocery store complexes. The number of parking spaces
being provided to Publix for Cambridge Village is less than the industry standard. The location
of some of these parking spaces is a compromise as well.
A significant reduction of stream impacts (62%) took place prior to submittal of the permit
application request. The project team has made numerous revisions to the site plan for
Cambridge Village in order to minimize impacts to the greatest extent possible, most recently
reducing impacts an additional 10% down to 262 linear feet. A detail of the arched span and
stream/wetland drain system has been included for your review.
Please contact me if you need any additional information. I look forward to hearing from you
soon.
Best regards,
j&M,+ d1&wW_,
Jennifer L Robertson
Copy To: Mr. Alan Johnson, DWR Mooresville Office
A— '—Environmental, Inc.
712 English Tudor Lane
Charlotte, North Carolina 28211
704-512-1206 (m) / 828-712-9205 (o)
www.atlasenvi.com / Serving the Southeast US

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Appendix A — Additional Restoration at Wetland Impact 3,
Channel Impact 1, and Channel Impact 2

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CH 1: Matting
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WL 3: Stabilized removed fill material
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CH 1: Matting
WL 3: Overall

WL 3: Seed, straw, and silt fence
WL 3: Stumps visible from previous logging
WL 3: Hydric soils restored to surface
WL3: Removed soil

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WL 3: Diversion berm and silt fence
CH 2
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Seed and straw to ordinary high water
WL 3: Soil removed from WL 3
CH 2: Seed and straw on bank

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CH i. impact 2 — Graded, matt - ed, seed applied

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Appendix B — Project Parcel Ownership

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October 10, 2016
Re: Cambridge Village Land Purchase
To whom it may concern:
My family owns a tract of land consisting of approximately 30.55 acres Lincoln County, North Carolina.
Cambridge Properties, Inc. contracted to purchase a portion of our land consisting of 15 acres to
develop a grocery anchored shopping center. The remaining balance of the property we plan to retain.
During the due diligence period, Cambridge approached us as the land owner asking to push the rear
property line further back to reduce the amount of impact to the stream on the Cambridge property.
We agreed to allow this shift in the property allowing Cambridge to reduce the impact to the stream.
This increased the Cambridge property to 15.33 acres.
Sincerely,
Cecil M. Dellinger Jr.

1 '
NNIENTAL
Appendix C — Site Plan Requirements, Pre -Application Avoidance and Minimization,
Additional Impact Reduction, Arch Detail, and Drain Detail

H:\2016\NCC162006\DRAWINGS\EXHIBITS\LIMITS OF DISTURBANCE EXH I BIT\NCC162006EXO.DWG PRINTED BY: ASCH I LLINGER 10.12.16 @ 5:36 PM LAST SAVED BY: ASCH I LLINGER

EX. WETLAND IMPACTS NECESSARY
I--' FOR FUTURE DEVELOPMENT
1
EX. JURISDICTIONAL
�. /-WETLANDS (0.018 ACRES)
PROPOSED GROC
PROTOTYPE: 49.5�
WELL CONDITION
49,532 SF
FFE=785.00
EX. JURISDICTIONAL -
WETLANDS (0.002 ACRES)
PERENNIAL
STREAM BEGINS
PERENNIAL
QLLLLD
PROP. RETAINING
PROPOSED ROAD
PROPOSED PROPOSED
RETAINING WALL RETAINING WALL
HEIGHT: ±16.5' HEIGHT: ±16'
PROPOSED CULVERT
LENGTH: ±46LF BOTTOM OF STREAM
BOTTOMLESS CULVERT CROSS SECTION
A - A' (NTS)
EX. JURISDICTIONAL Q
WETLANDS (0.218 ACRES)
N �
13]100
FE=78
EX. PERENNIAL
/-PROP. FR
DRAIN
PROR BYPASS
SPREADER
LIMITS OF
STREAMIMPACTS
PERENNIAL STREAM
TOTAL STREAM IMPACTS 1 262 LF
JURISDICTIONAL WETLANDS DATA
SF
AC
TOTAL JURISDICITONAL
WETLANDS
10,358
0.238AC
IMPACTED WETLANDS
10,358
0.238AC
TOTAL SITE ACREAGE
30.75 AC
LEGEND
-•••-
PROPERTY LINE
-••••-
EXISTING STREAM
�IIII�
IMPACTED STREAM
EXISTING WETLANDS
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IMPACTED WETLANDS
PROPOSED NCPOT
ll57 WASHED STONE
im
Noes.
1. THE UNDER DRAIN SHALL CONSIST OF A MINIMUM 12" WIDE
BY 12" DEEP NCDOT 457 WASHED STONE SECTION FULLY
INCASE IN A NON -WOVEN FILTER FABRIC
2. A4" CORRUGATED PERFORATED HDPE PIPE INSTALLED ON
THE FABRIC BEFORE STONE PLACEMENT
3. THE SPECIFICS OF UNDER DRAIN INSTALLATION AND
MATERIALS SHOULD BE APPROVED BY CESI PRIOR TO
EXCAVATION
4. GEOTECHNICAL REPORT BY CESI " GEOTECHINICAL
ENGINEERING EVALUATION PROPOSED GROCERY AND
RETAIL SITE HIGHWAY 16 AND NORTH PILOT KNOB ROAD,
DENVER, NORTH CAROLINA PROJECT NUMBER 160225.000"
— — PROPOSED FLUME LOCATION
PROP. BOTTOMLESS CULVERT
REFER TO CROSS SECTION A - A' AND B - B'
SUBSURFACESTREAM
L9
Lu
0 50 100
� 1"= 100'
PROJECT NAME: CAMBRIDGE VILLAGE
HWY 16 & HYW 73
DENVER, NC 28037
TM
D O i , SHEET TITLE
STREAM 1 WETLAND DISTURBANCE PLAN
SHEET 1 OF 1
NCBELP-10 SCALE: DATE, CAD ID: PROJECT NUMBER:
1927 S. TRYON STREET, SUITE
E 310 C CHARLOTTE, NC 28203
PHONE: [phone] FAX: [phone] "=100'.01, 10/12/2016 EXO I NCC162006

NNIENTAL
Appendix D — Brentwood Way Outparcel

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