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Home My WebLink About19930786 Ver 2_CAMA Application_20070305LMG LAND MANAGEMENT GROUP irrc. Environmental Consultants February 28, 2007 TO: Ms. Noelle Lutheran Division of Water Quality 127 Cardinal Drive Extension Wilmington, NC 28405 RE: 401 Water Quality Certification Application The Reserve at St. James Plantation; Brunswick County, NC The Reserve Development Co. LLC Dear Noelle: 8 3_ 0 7 8 6 P~'~~'~v~ENT RECEIVED u ~~~~~~ D M~~ ~ ZpQ7 p N~ ~ W `I`i~~ E.4~~ITY ~~ ~~~E~ i V2 Enclosed is a 401 Water Quality Certification application for your review. This application is submitted on behalf of The Reserve Development Company, LLC. The applicant plans to construct the Reserve at St. James Plantation, aplanned-unit development to be located in St. James, NC. The applicant proposes to build residential lots, multi-family units, commercial development, and amenities within the site. However, several wetland fingers need to be crossed in order to gain access to uplands. The project would impact 1.99 acres of 404 wetlands. In order to mitigate for these impacts, the applicant proposes to preserve remaining wetlands and create two acres of wetlands on site. The application form, project narrative, associated maps, and site plan are enclosed for your review. Please contact me if you have any questions. Thank you for your assistance with this project. Sincerely, I~~----ter ~ / Kim Williams Encl. C: Ms. Noelle Lutheran, DWQ Mr. Ian McMillan, DWQ Mr. Stephen Rynas, DCM Mr. Mark Brambell, The Reserve Development Co. www.lmgroup.net • info@Imgroup.net • Phone: 910.452.0001 • Fax: 910.452.0060 3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402 LMG LAND MANAGEMENT GROUP irrc. Environmental Consultants February 28, 2007 TO: Mr. Tom Farrell U. S. Army Corps of Engineers P.O. Box 1890 Wilmington, NC 28402 RE: Individual Permit Application The Reserve at St. James Plantation; Brunswick County, NC; Action ID# 200200768 The Reserve Development Co. LLC Dear Tom: Enclosed is an Individual Permit application for your review. This application is submitted on behalf of The Reserve Development Company, LLC. The applicant plans to construct the Reserve at St. James Plantation, aplanned-unit development to be located in St. James, NC. The applicant proposes to build residential lots, multi-family units, commercial development, and amenities within the site. However, several wetland fingers need to be crossed in order to gain access to uplands. The project would impact 1.99 acres of 404 wetlands. In order to mitigate for these impacts, the applicant proposes to preserve remaining wetlands and create two acres of wetlands on site. The application form, project narrative, associated maps, and site plan are enclosed for your review. Please contact me if you have any questions. Thank you for your assistance with this project. Sincerely, ~~ ~ ~~ Kim Williams Encl C: Ms. Noelle Lutheran, DWQ Ms. Ian McMillan, DWQ Mr. Stephen Rynas, DCM Mr. Mark Brambell, The Reserve Development Co. www.lmgroup.net • infoClmgroup.net • Phone: 910.452.0001 • Fax: 910.452.0060 3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402 LM G LAND MANAGEMENT GROUP rrrc. Environmental Consultants February 28, 2007 TO: Stephen Rynas Federal Consistency Coordinator NC Division of Coastal Management 400 Commerce Avenue Morehead City, NC 28557 RE: Request for concurrence; The Reserve at St. James Plantation; Brunswick County, NC The Reserve Development Co. LLC Dear Mr. Rynas: On behalf of the Reserve Development Company, LLC, Land Management Group, Inc. requests concurrence from the Division of Coastal Management of the applicant's consistency certification. The applicant plans to construct the Reserve at St. James Plantation, aplanned-twit development to be located in St. James, NC. The applicant proposes to build residential lots, multi-family units, commercial development, and amenities within the site. However, several wetland fingers need to be crossed in order to gain access to uplands. The project would impact 1.99 acres of 404 wetlands. In order to mitigate for these impacts, the applicant proposes to preserve remaining wetlands and create two acres of wetlands on site. The applicant has applied for an Individual Permit and a 401 Water Quality Certification for this project. We have reviewed the State's coastal program regulations (ie.15A NCAC 07M) and the local Land Use Plan for Brunswick County. The proposed project complies with the enforceable policies of North Carolina's approved coastal management program and will be conducted in a manner consistent with such program. Enclosed are of the Project Narrative and the Individual Permit application, which describe this project's compliance with the coastal program regulations, specifically avoidance and minimization of wetland impacts, water quality protection, and mitigation. Please let me know if I can be of further assistance in this process. Thank you. S ~ rely,I . lam' Kim Williams Encl. C: Mr. Tom Farrell, ACOE Ms. Noelle Lutheran, DWQ Mr. Ian McMillan, DWQ Mr. Mark Brambell, The Reserve Development Co. www.lmgroup.net • info@Imgroup.net • Phone: 910.452.0001 • Fax: 910.452.0060 3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402 AGENT DISCLOSURE FORM TO WHOM TT MAY CONCERN: Uwe, the undersigned, hereby authorize Land Management Group, Tnc. to act as our agent in the preparation and representation of information related to the permit application for The Reserve at St. James project. All questions in regards to this project should be directed to Land Management Group, Inc. Sincerely, OwnerlApplicant Print Name ~~,,.,¢ (E ~ f d~ Date H ~'; ~ V 2 APPLICATION FOR DEPARTMENT OF THE ARMY PE~tMIT ~~„v2 Privacy Act Statement Authority: 33 USC 401, Section 10: 1413, Section 404. Principal Purpose: These laws require permits authorizing activities in, or affecting, navigable waters of the United States, the discharge of dredged or fill material into waters of the United States, and the transportation of dredged material for the purpose of dumping it into ocean waters. Routing Uses: Information provided on this form will be used in evaluating this application for a permit. Disclosure; Disclosure of requested information is voluntary. If information is not provided however, the permit application cannot be processed nor can a permit be issued. One set of original drawings or good reproducible copies which show the location and character of the proposed activity must be attached to this application (see sample drawings and instructions) and be submitted to the District Engineer having jurisdiction over the location of the proposed activity. An application that is not completed in full will be returned (ITEMS 1 THRU 4 TO BE FILLED BY THE CORPS) 1. APPLICATION NO. ~ 2. FIELD OFFICE CODE ~ 3. DATE RECEIVED ~ 4. DATE APPL. COMPLETE (ITEMS BELOW TO BE FILLED BY APPLICANT) 5. APPLICANTS NAME 8. AUTHORIZED AGENTS NAME AND TITLE (an agent is not required) The Reserve Development Company, LLC Land Management Group, Inc. c/o Mr. John Atkinson, Jr. c/o Ms. Kim Williams 6. APPLICANTS ADDRESS 9. AGENT'S ADDRESS P.O. Box 10879 P.O. Box 2522 Southport, NC 28461 Wilmington, NC 28402 7. APPLICANT'S PHONE NOS. W/AREA CODE 10. AGENT'S PHONE NO. W/AREA CODE a. Residence N/A 910-452-0001 b. Business (910) 253-4739 910-452-0060 (fax) 11. STATEMENT OF AUTHORIZATION I hereby authorize Land Management Group, Inc. to act in my behalf as my agent in the processing of this application and to furnish, upon request, supplemental information in support of this permit application. See attached form PAYMENT APPLICANT'S SIGNATURE DATE RECEIVED NAME, LOCATION AND DESCRIPTION OF PROJECT OR ACTIVITY 12. PROJECT NAME OR TITLE St. James Plantation; The Reserve 13. NAME OF WATERBODY, IF KNOWN (if applicable) 14. PROJECT STREET ADDRESS (if applicable) Polly Gully Creek and Beaverdam Creek Off of Highway 211 15. LOCATION OF PROJECT COUNTY Brunswick STATE NC 16. OTHER LOCATION DESCRIPTIONS, IF KNOWN 17. DIRECTIONS TO THE SITE From Wilmington, Take US Hwy 17 to 133 S towards Oak Island. Turn right onto Highway 211. Site will be on the left, after intersection with Long Beach Road. 18. NATURE OF ACTIVITY (Description of project, include all features) 1213 single-family residential lots, 1912 multi-family buildings, 842 assisted-living units, and commercial/retail space. Please see Project Narrative for details. ti 19. PROJECT PURPOSE (Describe the reason or purpose of the project) To develop final phase of St. James Plantation and provide access to uplands within the site. USE BLOCKS 20-22 IF DREDGED AND/OR FILL MATERIAL IS TO BE DISCHARGED 20. REASON(S) FOR DISCHARGE To provide access to uplands within the site. 21. TYPE(S) OF MATERIAL BEING DISCHARGED AND THE AMOUNT OF EACH TYPE IN CUBIC YARDS Clean, compacted sub-grade soil materials, clean ABC aggregate, pavement etc. See map for area in each location. 22. SURFACE AREA IN ACRES OF WETLANDS OR OTHER WATERS FILLED 1.99 acres of 404 wetlands 23. IS ANY PORTION OF THE WORK ALREADY COMPLETE? No IF YES, DESCRIBE THE COMPLETED WORK 24. ADDRESSES OF ADJOINING PROPERTY OWNERS, LESSEES, Etc., WHOSE PROPERTY ADJOINS THE WATERBODY See attached list. 25. LIST OTHER CERTIFICATIONS OR APPROVALS/DENIALS RECEIVED FROM OTHER FEDERAL, STATE, OR LOCAL AGENCIES FOR WORK DESCRIBED IN THIS APPLICATION AGENCY TYPE APPROVAL* IDENTIFICATION NUMBER DATE APPLIED DATE APPROVED DATE DENIED 26. Application is hereby made for a permit or permits to authorize the work described in this application. I certify that the information in this application is complete and accurate. I further certify that I possess the authority to undertake the work described herein or am acting as the duly authorized agent of the applicant. ~$ z ~ C ~h~~ SIGNATURE OF APPLICANT DATE 18. U.S.C. Section 1001 provides that: Whoever, in any manner within the jurisdiction of any department or agency of the United States knowingly and willfully falsifies, conceals, or covers up any trick, scheme, or disguises a material fact or makes any false, fictitious or fraudulent statements or representations o rmakes or uses any false writing or document knowing same to contain any false, fictitious or fraudulent statements or entry, shall be fined not more than $10,000 or imprisoned not more than five years or both. 93_0 786 v2 PROJECT NARRATIVE February 2007 The Reserve at St. James Plantation Brunswick County, NC INTRODUCTION St. James Plantation proposes to develop its final phase of residential development, the Reserve, which will contain 1213 single-family residential lots, 1912 multi-family buildings, 842 assisted-living units, and commercial/retail space. In order to access uplands within the site, twenty-three wetland crossings will be needed. Total proposed impacts are 1.99 acres of 404 wetlands. The project area is located within the Lower Cape Fear River Basin and is 2372.24 acres in size. EXISTING CONDITIONS The site is located in Brunswick County, southwest of the intersection of Highway 211 and Midway Road in St. James, NC (Figure 1). A site delineation of 404 wetlands was performed by Land Management Group, Inc. and was approved by the U.S. Army Corps of Engineers on 06/12/02 (Figure 2). The site contains a total of 1,290 acres of 404 wetlands, most of which are Carolina Bays. Most of the wetlands can be classified as non-riparian, however the upper limits of Polly Gully Creek, one unnamed tributary to Polly Gully Creek, and two unnamed tributaries of Beaverdam Creek exist within the property (Figure 3). All of these tributaries are classified as SC, Sw, and HQW by the NC Division of Water Quality. The SC classification is given to all tidal salt waters protected for secondary recreation such as fishing, boating and other activities involving minimal skin contact; aquatic life propagation and survival; and wildlife. Stormwater controls are required under CAMA and there are no categorical restrictions on discharges. The Swamp Waters designation is a supplemental classification intended to recognize those waters that generally have naturally occurring very low velocities, low pH and low dissolved oxygen. No specific restrictions on development are involved. The High Quality Waters designation is a supplemental classification intended to protect waters with quality higher than state water quality standards. There are associated wastewater treatment and development controls enforced by DWQ. According to the Brunswick County Generalized Soil Survey, uplands within the site are classified as Leon fine sand, Kureb fine sand, and Mandarin fine sand (Figure 4). Wetlands within the site are shown as Murville fine sand. Uplands support loblolly pine (Pinus taeda), live oak (Quercus virginiana), longleaf pine (P. palustris), wax myrtle (Myrica cerifera), and turkey oak (Q. laevis). Pond pine (P. serotina), loblolly bay (Gordonia lasianthus), black gum (Nyssa sylvatica), red bay (Persea borbonia), and titi (Cyrilla racemiflora) are the dominant plant species that exist in the wetlands on this property. There are several dirt logging roads located throughout the tract, most are approximately 20' wide. Surrounding land use currently consists of previous phases of St. James Plantation residential development to the east and southeast, undeveloped land to the west, Highway 211 to the north, and undeveloped land to the southwest (Figure 5). Please note that NC Department of Transportation is proposing a road that will extend from Highway 211 to the west end of Oak Island and will be located just west of this tract. NC DOT has acquired a portion of the St. James property in order to construct the road. Environmental impacts associated with this road (including those that were once on St. James property) are being evaluated through the road's permitting process. A search of the North Carolina Natural Heritage Program database was conducted to determine whether any state or federally listed rare species have previously been observed within or near the project area (1/2 mile radius). This search found several rare plants, animals, and community types within and surrounding the site. Within the site, Carolina goldenrod (Solidago pulchra; state-listed Endangered and federal-listed Federal Species of Concern) was observed in the northern corner of the tract. In addition, brown bogbottom (Lachnocaulon minus; state watch-list species) was observed in one of the smaller Carolina Bays in 1993. A rare community type, Wet Pine Flatwoods, was noted in the center of the tract. Finally, most of the tract (except for the southwestern corner and a small area along the eastern property line) is located within a Natural Heritage Priority Site, the Boiling Spring Lakes Wetlands Complex. This is because of the number of rare species, community types, and Carolina Bays in the area. 2 There were also several rare plant, animal, and community type sightings surrounding the tract. Several rare plant species have been observed to the west and north of the tract. In 2000, over 500 rough-leaf loosestrife (Lysimachia asperulifolia; state-listed and federal-listed Endangered) approximately 60 Venus flytrap (Dionaea muscipula; state-listed Significantly Rare-Limited (also as Special Concern) and federal-listed as Federal Species of Concern), and between 25 and 50 spoonflower (Peltandra sagittifolia; state-listed as Significantly Rare) individuals were all observed in a powerline right-of--way located just southwest of the tract. Additionally, in 1996 red-cockaded activity was noted approximately one-half mile south of the site. A cavity hole and several start holes were noted in this area. Table l .Federally-listed endangered and threatened species known to occur in Brunswick County, NC, excluding coastal and marine species. Common Name Scientific Name Status Animals American alli ator Alli ator mississip iensis T(S/A) Bald eagle Halieetus leucoce halus T Eastern cou ar Felis concolor cou ar E Red-cockaded wood ecker Picoides borealis E Shortnose star eon Aci enser brevirostrum E West Indian manatee Trichechus manatus E Wood stork M cteria americana E Plants Cooley's meadowrue Thalictrum cooleyi E Rou h-leaf loosestrife L simachia as erulae olia E KEY: Status Definition Endangered A taxon "in danger of extinction throughout all or a significant portion of its range." Threatened A taxon "likely to become endangered within the foreseeable future throughout all or a significant portion of its range." T(S/A) Threatened due to similarity of appearance - a species that is threatened due to similarity of appearance with other rare species and is listed for its protection. The property is zoned R-7500 by Brunswick County, which allows low-density, single- family residential development providing other required attributes of a neighborhood. Brunswick County lists the current tax value of the tract as $27,519,090.00. 3 The Brunswick County CAMA Land Use Plan classifies a majority of the tract as `Area of Town & Village Clusters'. Most of the Carolina Bays in the northern and western part of the tract are classified as `Conservation & Resource Management Areas'. Several small pockets located in the western part of the site are labeled `Rural Areas'. The Land Use Plan states "The Area of Town and Village Clusters has been applied to those parts of the unincorporated area where: (1) authorization for regional sewer service is already in place or (2) where initiatives are underway which have a significant probability of establishing authority for regional sewer service within the next five years and where: (3) county water service is already in place or planned to be in place within the next five years. These areas include, principally, developable areas adjacent to the incorporated areas or extraterritorial jurisdictions of the Towns of Leland, Navassa, Belville, Southport, Long Beach, Holden Beach, Ocean Isle Beach, Sunset Beach, and Calabash." "The purpose of the Conservation class is to provide for the effective long-term management and protection of significant, limited, or irreplaceable areas. Management is needed due to the natural, cultural, recreational, scenic or natural productive values of both local and more than local concern. As such, the Conservation class should be applied to areas that should be either not developed at all (preserved), or if developed, done so in a very limited manner characterized by careful planning and cautious attention to the conservation of environmental features. Urban services, public or private, should not be provided in these areas as a catalyst to stimulate intense development. In most cases, limited on-site services will adequately support any limited development within this class and will also protect the very features which justify the area's inclusion in the Conservation classification." "The Rural class is to provide for agriculture, forestry, and other allied uses traditionally associated with an agrarian region. Very low density dispersed residential uses on large lots with on-site water and sewer are consistent with the intent of the Rural class. Areas meeting the intent of this classification are appropriate for or presently used for agriculture, forestry, and other similar uses. Population densities are generally very low. The Rural class is the broadest of the several general land classes and thus constitutes the major land class on the Brunswick County Land Classification Map. The vast majority of all interior land areas, away from the ocean and 4 Intracoastal Waterway, have been designated Rural." The Plan states that the "Rural class is intended for areas that are not expected to become urban within the next decade." ALTERNATIVES ANALYSIS The alternatives evaluated include a no-action alternative, off-site alternatives, on-site alternative site layouts, and the preferred project. No-Action Alternative The no-action alternative would keep the site in its current, undeveloped condition and would prevent St. James Plantation from expanding its subdivision into this area. The no-action alternative is not considered feasible for several reasons. St. James Plantation already owns this property and has owned it for many years. Although an appraisal of this land has not recently been conducted, similar tracts located off of Highway 211 have been sold for between $10,000 and $30,000 per acre. Furthermore, NC DOT is paying $100,000 per acre for the road corridor within the Reserve property. The no-action alternative would leave approximately 1000 acres of uplands undeveloped. Assuming a price of $20,000 per acre, this would cost St. James approximately $20,000,000 in potential land revenue. Furthermore, Brunswick County is experiencing rapid growth. The inability to expand development within this tract of land would be a significant loss of return for the applicant and a loss of housing for this section of Brunswick County. Alternate Sites The proposed project will become an expansion of the existing St. James Plantation community. This expansion would connect into existing roads and utilities. Because of this, the off-site alternatives evaluated were adjacent, large, undeveloped tracts. Two tracts meeting these criteria were located. Morehead Farms Tract This tract encompasses 1460 acres and is located across from the existing St. James Plantation development, on the northern side of Highway 211. The tract is currently undeveloped. The Morehead Farms Tract is located near the junction of NC 5 Highway 211 and NC Highway 133. The site is approximately 800 acres in size. The Brunswick County .soil survey indicates that all soils on the tract range from somewhat poorly drained to very poorly drained and approximately 80% may be wetlands. The current tax value of the tract is $3,695,290. A recent inquiry into the tract found that the owners were asking $30,000 per acre or approximately $24,000,000 for the tract. Because of wetlands and the price of the land, the development of this site by St. James Plantation is not considered a feasible alternative. Williamson Tract This 3500 acre tract is located directly west of the preferred alternative. According to the Corps-approved wetland survey, approximately 35% of the tract consists of wetlands. Based on information from Brunswick County, the current owners are already planning to develop the property. In addition, there is no direct connectivity with this tract without crossing the Reserve site and the proposed DOT corridor. Therefore, it is not considered a viable alternative. On-site Alternatives Two on-site alternatives were evaluated. The first option is an alternate site plan that would develop property without crossing any wetlands and would avoid any wetland impact. The second alternative would develop uplands within the entire site by bridging most of the wetland and stream crossings. 1. Alternate Site Plan Avoiding Wetland Impacts An alternate site plan was evaluated in which wetlands were not crossed except for the construction of one bridge over a stream (as proposed in the preferred alternative). This site plan allows the development of approximately 960 single-family lots and 1360 multi- family units. This alternative would develop 805 fewer lots/units than the preferred alternative, which would present a financial loss to the applicant. In addition, this site plan would restrict the interconnectivity within the subdivision, which could pose a safety hazard. Because of these reasons, this site plan is not considered a viable alternative. 6 2. Bridging Wetlands The applicant evaluated the potential to construct all development activities as proposed in the preferred project by bridging nineteen of the wetland and stream crossings. The remaining eight crossings, which would include road widenings and tips of wetland fingers, would be crossed utilizing standard culverts. In general, bridges are not considered to be a wetland impact by the Corps and DWQ and could provide a mechanism to avoid most wetland impacts within the tract. Nineteen bridges would need to be constructed. This site plan would impact approximately 0.368 acre of 404 wetlands. Based on the estimate provided for the stream crossing (enclosed), constructing these bridges would cost approximately $6,000,000. This option is not economically feasible. Preferred Project The preferred project consists of constructing 1,213 single-family lots, 1,912 multi- family units; 842 assisted-living units, 39.55 acres of commercial/retail space, and associated roads within the property (Figure 6). In addition, 237.1 acres of open space are planned. Roads would have a 50 foot or 60 foot right-of--way. These roads would require crossing twenty-eight wetland fingers (Figures 7-15). Of these crossings, five are widenings of existing roads and four are tips of wetlands. The improvements at The Reserve will consist of roadway grading and paving, the installation of water main and services, and the installation of stormwater and wastewater collection systems. Culverts will be installed at crossings where wetlands exist on either side of the road (Figures 16 and 17). Utilities would be extended into this area within the road right-of- way. Water and sewer utilities will tie into the Brunswick County system. One bridge will be constructed over the UT of Polly Gully Creek to avoid permanently impacting this system (Figure 18). POTENTIAL ENVIRONMENTAL IMPACTS The proposed project would impact 1.99 acres of 404 wetlands (Figure 6). Secondary impacts to wetlands and water quality could occur during and after construction of the project through erosion and stormwater runoff. These potential impacts will be minimized by the 7 development and implementation of a Stormwater Plan and a Sedimentation and Erosion Control Plan. These plans will reduce the potential for erosion or runoff into wetlands and other water bodies located off site. It should be noted that some wetland disturbance has occurred in the past within previous phases of St. James Plantation development. During the initial development of St. James Plantation, some ditches were installed that were considered in violation of state wetland regulations. These ditches were filled and all violations rectified. In addition, individual lot owners have applied for and received permits for minimal wetland impacts. MITIGATION To mitigate for proposed wetland impacts, a conservation easement will be placed on all remaining wetlands and streams within this tract to prohibit any wetland fill beyond what is being requested here. Please note that the applicant has already placed a conservation easement on some of these wetlands through the North American Land Trust. Additionally, NC DOT will preserve wetlands adjacent to the new road to mitigate for proposed wetland impacts associated with that road. The applicant will preserve the balance of wetlands not already preserved and not proposed to be impacted through this site plan. Overall, approximately 1280 acres of wetlands will be protected. In addition, the applicant plans to create two acres of non-riparian wetlands located adjacent to the NC DOT road way (Figure 19). The applicant is in the process of developing a mitigation plan for this work. 8 .. ,. ~ ~~ ° ~. ~ a :'.. ~" ~ ~ Y ~. ~ ~ ~ ~~~^~ auxc n ... FSntNnsa SpFMs9 Lath .~ ~" € Bft<ns•n ii y~._~ '~ i~ ~ , ...~f: y, r,nu ~~ t,E _ '`„~.1" 133 ~ t S. l_ , \ J ; _.. sb Mu RARYr cxtAt+Tt~-An,~f- __ .r ~. ~~ ~ g ""iSI1NNti PQ~NT. .1.'"" r 3 SITE `~ + r ,r l t '~~ ,{ ~~ ~.. . 4~ J. - ,_i~_ Lighthouse r I i a,. h A ~-~ ~ `. 87 r .. e.®:'° _ ~ t~~4u-. f i nKr 6~kwthpat W .. ~ eP y 3,~, tJfrwl Fi51xr F(vry 21r • v .,., m i~¢ ,a, .,ounty A.NWrt/~ •i i '~•~ ~~'~ pG.w+w.,ea. 111MV1 ~ ~~~ W ~. '3e~lnx tlaAnw s"'~" - ter t~ 't'Hri t ny , Suuthp(N1 _ r., . t33 Stfnt:nq '~ Itler•4 C- Oak Islmnd • Huron oR!~ u+n..ry \~ ~~.,. .. ~ rs. r•>., ~~ Oak Island Forr L,khlh~~..~.., Caswell (:RSVadI HracA ,~r r.~, - ,1 ~ ~ ~,.•~ ~,,w i+s«r ~ ~ „,,,, `~ . / ., .~~s_orao~~~M~~~ MAR ~ ~AA7 "Boundaries are approximate and are ^S~TE i~kiiM~6M~l~p~~lt~l not meant to be absolute. SCALE 1" = 1 Mile Map Source: North Carolina Atlas 8 Gazetteer. Pg 87.2003 The Reserve at St. James Brunswick County, NC LMG Figure 1 02-06-223 LANDMANAGEMEhTGRUUPu:e Vicinity Map Environmental Consultnnts February 2007 ~' ` r 0 0 ~~ 0 N Y YLAi Or SUHVCY FOK BRUNSWICK LAND AND TIMBER $~.Qrl.\O t0< :vETLtti51q St00 <CR! TR<CT IOC<wOW FJ4~ TOIY~rS-lr', aRiATNI« CpNTY ST. JAMES, RORTN []ROI.IN< 0' I00' <00' 600' gCR1~t! '° "" ;,~fi~r~' ~ ~ .r'~IN021 ~' Y •.• o• ~~4 o• ^ c ~> >.~ ..., a a...., ~ < ~ ~ ~,~m ~ , ~.f ,....,.. o>~ ..~, ^ ° i;;~: ~~ / /6 62-~ McHENRY SURVEYING PEOFESSIONAL LAND SUgVEVOA Y.O, 9OX IJ.T • IOS 9.E. 4BfP STHEE7 OAK /SLANG, N.O. 1aJa5 TEL: 9fb1Ta-9aT1 FAX: 9f0.1T8J199 M~aD ~DM~~~VaT OD Q]wwft~yppN iA; a u: em; v n p.v din ""Y04 "O °`~° 1, I (fl U t~93_0786vz ] ~v y LfOT ~~/ D a~. '~ GC+ ~1) rv Tit fw t1 . ' V~ r ppttb '.IV ..~: FIGURE 2. WETLAND SURVEY & TRI-CITY M ~~x~ ~~ ~~ ~•~.. ~~... 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Ue ~ .~`Si 1 ... 1111 .~~M11 IN0.'i' .. ~._ .. -, +.~~W?~ REDUCED COPY SCALE NOT PRECISE .aib, •Y- i.11 Y S Liup Sr.' 'IMF ' ~Y"" ~~, ~ ; u3, f!~ ' LW W .: i '`' L kj ' F ._.. .-~ S' . `f ~. ~F ,y,~J ~ ` c~ ~ ~tl++4 ~6~~'L.5~r5'~'$.,~~'~~~~G.~~..~r&~,~.L...~~Td..'iu.ie,~Y" 0 0 Q 0 Y 3 U t~ s f} C Lr ~aU Q Z UO ~J ~ tY S1f~•,4-~-~ l,P.a..~pfi~o•~, ,2yca ow-~ T~~ " ~~z-a z - _ <. ~ ; ',.` L. 1 :; ~ u 11 um vK u1~r uiil ~~ 3 O O i 0 0 O 3 U i L (,{ f~'c L~' ~/~ ~ao~~oo76&' BRUNSWfCK ~- ~ O ~ / L_ ~-L ~ V .~- .s.~~ 3 of 7 PLAT OF SURVEY FOR LAND AND TIMBER & TRI-CITY $11a Mlia LOL 'FE114Y05 IN 1400 dfR~ TFdCT ~ocawoao ra~r Tow.~lswr, ewwsw~a cawrr sr. ones. r+wTr~ ccxt.lva o' zoo' <ao• eoo~ ~Te~~ REDUCED CUPY SCALE NAT PRECISE I h ~0%t C1 OPIa'SY f w ~ l ° ?' • b MINTIY•l ~. • Ip tr• T.' f "13 ~y ~'` t • r r9 1 t : ' ~ , ;~ ; ; a , » R~ J au, ' r n , 4. Tw r I L a wae~ Lw s i w x loaem~ ~ :. nv .• _ .: I ... . .. .: '., . :. 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V° :. t ~ .. . i .. .•. .... . ... .. .. . ~ ': ;~' ,:.. ... ., .. -~ ~ lie ~ oo . ... , . ..„ ui0 ! 4 %. . `~r' ' :., ., .,.,.. .; a .. ~. ~.umT 4:":. ~ , .. .. .. .. .~. r I,J: ml ~: uJ: s ~.8 f e ~~,Fr ~ E > ~ I~,~ ~~u ;f•.1 ~.~ tip ~'' tl4 i c 0 _~ U eti _,___ -~I.~ _, Goo c~~~~5~. ~,,,,` .~:;~ ~o~ o~ Q ~' ` ~ 1 PIO SN S ~, GP '~_ ``~~'~_ `` ~~~ ~ ~iSA~r ~`~ ~' 2pDa6° ~`~ ~ ~J f 1 ^ O i ~~ S~ ~ ~ ~ PLAT OF SURVEY FOR BRUNSWICK LAND AND TIMBER & TR1-CITY von:r+c cce wen_aros w r oa .ca= raac- ,uccanaao - - crc <ouv-r rIXST. :aY.ES„I AOR IN CaRO_INa t00' <00' 600' arZ.vu . ~ ~>o ,~ I u: i~a uu: ~::' '~:u ~, ~A~, u"`"uq •' i nn ~>o -, : u~ :.' ISNI lava '~ lJCOa c 0 c, 0 0 N n Q .v i Y C O 3 .c. ~`~ ~..~.~ r' ~.. a~ ~~.~~ T p L y a .,4.L Y ~ " b J . .;` , i '~ ilw L113Y y ~ j ' ' ' :. uM~ ,~~ . t ~I' .(., •Lr i • Gw ma'y' Lin?'. r .;L it~N u knil.: ~;tiN L " > (iiV' ~ LiYa ` ~9., uea i cl~ Lnq;. '.. W00 r ~.'/ . `~4fl v d~ 3 5~ 3• A J ' !~ r.~.. J ` '0~ ,w 330 ~ s• 1 ,.f. . i' ~• ~' r ~CYL~~ ,~ rli •. yy r,4 ~•Y r~ %4,.. Ipy id... u L]IO !' ... V ~l' r" Tin' •~: , .'d` v a , +. . 1b . °~~: 9 i Ys ~' ,~4 :W x 4 C: ,~a ~", .Si' s. ;'G' . uin:'.~, i..ul C~ 9.: 4 i,, 3 ur ~.,c :. Q Q J' 9 4 ~'~ n Sa 4 e'I uIL I z'. lWY ue uts L 4~ ....: '~ ~ ': lam. tL HN ~ L 'Lr~ a~µ.'.~~ •~. py ` ~ ,LwN,yn ~ ~ ~ %1 t'~ ~ JA lWi 1 !~'.~131 .+b: NJ u, .b L ~~ y'-~. 7 L uw°5 q4 "° Lew 44~ LY'Gi~ Luv~ G~ ,. ,.,.._ Y °e .. .,. .. ... .. s~ALE ucED SOP ~ ~~T PRECIS L~~~ ~~ E ~;-. ~lU ~:. .lNnn ~T, ,': ~n~~ ~aooz~ ~~ ~~~ ~~ STf"~e^""' ~ ~~ ~a~-- G -i 2~oz rs„~.*.~ s sf 7 ~ ~.~ ~~.i „. N ~,4~ 4g4`~~a R `'flea a~~ Tim.-~.F!" ~sA~~r F~tiy~^--~ zoo/Zoa ~6~ -' O r~ 1 3 D I_T O v 0 ~~ o° N Y O 3 ~c U U R~ovNo~ PR SGP~E PLAT OF 5'JRVEY FO! BRUNSWICK LAND AND TIM Sh:C!'N:NG GJC ii: BANGS iN L4p0 RG.e, LOCR4V000 Fh! Y iC:VNSNIY, dMJNSM!C sr..:ads, NoarN Cadn -7.1,1 ~ f `~ t~~ u... ~! >. '~:w' ~ „ „,r' aIY '' ~~': sia? ~ V~fM 4 4~ v~ti ~~ .W ,iV ~ i " ss , 4~ 1 i! `~ `. aa~. •am . „ avr _ _ ~ n i ~:.. ~ awl E vi ~ _`l v .,='_~ l . ` fo ,~W .wf0 t ~uxdc x .: ~ ~ia1/! l,a, .. . .. .. ~ Ye U]el t ~ _ id~~ ' C~ ian ~~ ? `y~ . , `a`~ ~: om +1 ~~ ' ,~' i, , t ' ~tH~a.~ 4 I. caul'. ~' 1 .., ,, ~.ars 1 1 r" ~~e ~ ~.L' we ~ ua,; ,~ l ;.~:~ ~ w `:_ 1 G I /'.. ~~ ~ _ ~f // / ~, >- U I W ~~ a a o ~ ~s$ ~_ 3 >~$~~$ y ~p ~= e az~~~ ~ Q ~° ~ a ~~~ a z o~ Y „~ o U z m s.~ ~ ,~ ~ p~-„~i ~ ~ ~z~ULba~6~ ~ S~ ~ `~ ~ ECG"i--L ~- REDUCED PRECISE SCALE NOT 0 0 0 0 Q N O O Q N O 3 U ___ -. __ __IC__ _ ~ i _ r ~ ' ~ - t.. _ ,,,, _ ~, _ ~ t i ~ - ~ ~ = ; ~. ` 4 A: I ~~ - - - - - ~:, :.. SITE ~ ,;_~-. , ~ r~l~ ~ 1 ~ ~ t , . ' - . - ., i } ~ b,~ t ~ ~. ,~ .7 - - ~ _ -- ~+ ~' ~' ~., i - ~ i , a . _ ~~ sc~~ .~v` i . _ G _ ~ -• .. ,- .~ ;'~ e -~. ~ _ ,~ ~ t t - i ., _„ , -_ ~~, a _ ,~ i I ~~_ - ~, r Heron E ~~ I ,~,-- ~. ;y ~ .. D .. (n _ ~. 1. ~ N ct ~r~ 7c~AI ~ ~ ~ , .u.W - .I cc. . ~ WN+. . 1'1_1.. M:r.,l'1r - I....,A..~ ~_- 1 ~ - ~ ,. ~w~n .AM t -..'"~,. _ s. I ' I i i ~ ~ _- _.__-__. _~._ F I .I I I ' _ _ a ~ 1•~ I ~ ~ ~ ~ i I ~ ~ ' I i I ' W ~'S _.- ~_' --- J._. .._ __.. - f.. _._ _. _ -. I i t. ~ ~ O I i f '~ r t I j + GI I I MAR 5 2007 *Boundanes are approximate ana are ~ SITE V~~Tq ~T~ ', not meant to be absolute. Map Source: Lockwoods Folly & Southport Quadrangles 7.5 minute (topographic) 1990. SCALE 1" = 5000' The Reserve at St. James LMG Figure 3 Brunswick County, NC LASiDMANAGEMENTGROUPIac USGS Topgraphic Map 02-06-223 Environmental Consultants February 2007 Lo M Fo To Mu Mu To Fo a B No Wo Mu o Pn Fo o CT Ro LY Mk Ra Lo KrB Wo L To o Pn o L ` ' k _Fo Ra Lo Lo ~ a Mu Mu Mu a c u Lo Mu Mu Mu ~'~r'S Chub Mu B/~, Mu Ma Ma Mu Mu Lo Mu KrB Kr6 Kr Mu ~ Mu Ma Mk a Mk KrB CT Kr6 Mu L L o Mu Lo Wa6 Ma KrB a < r6 Ma Kr6 Ma Ma a :,f Lo L o Ma rB Lo Mu Mk ' O Bea eek a6 DO a pp w - Mk Tm k' rB Tm Tm Mu Mu Lo Tm Lo Tm Tm ~ - Mu T Tm Mu Lo Q~ ~ 1=J ~~ ~ ~ 1ppl ~Baundaries are approximate and are SITE MAR ~ ~~~,;~~~~` upN SCALE 1" = 2500' not meant to be absolute. ~ Map Source: NRCS Soil Survey. ~,,~' The Reserve at St. James LMG Figure 4 Brunswick County, NC 02-06-223 LANAMAhAGEMEhTGROUPrvc Soils Map Environmental Consultants February 2007 x ~~ ~~ r d ~ r, 4n~ R~ l; .~1 sf~„ x ..:fix ~C . ~,"Yj~ i y ~ . .v t?' ~ t~ ` ~ ~d~ r ~N G ly f ~ t ..,., ~ G { ~ y '~ A ~ .~'^ r f r. ~~- V R -~ '..F `-' ~ i -. ~ .. .~ . P. ~ f t ~ ~ oe ~uf ~ r~ a3~~.`d i~ ~~ h _2., r ~ C '...~, ~ ~ ~ F ~ v ,7 dYAx' q't ~ 'n..s t , ~x ~, t ~ ~ at~x '~ ~ ~ ~~~ ~t~~ _ ~~~j{ ~ ~' ~ ~ ^ t_" 3S ~~ *~ x ~*r *ufi' . o;r ur r ~.' r; q A ~ v~~~i1 ~4 tin ~ +_ r ~ ~;~ t }} r ~ rj ~ ~ KE4 Y ~~ ~ ~ E * r Y p ~ { _ i *Boundanes are approxirna~e any are ' ~S17E not meant to be absolute. Map Source: 1998 NAPP aerial photography J ~A , ~ - t a , .: ~' ~ x` 4 [ 5 +S~,y~,„ Yx 3'a~~ ~F' eA tJN._ ps y _ ~ p ~~C~C~Od~ p MAR 5 2Q07 r~cr~,~l~~ABRIMI~M ~~ _ , SCALE 1 - 2500 The Reserve at St. James LMG Figure 5 Brunswick County, NC LA?IDMANAGEMETTGROUPrac Aerial Photograph 02-06-223 Envin~nrnentnl Cansultnnts Fek~ruary 2OQ7 CD ~ ~' ~ 0 \ ^Y~~ \'J V/ ~ . ., ... , ~ ~ ``' ~ ` ` ~1.. ~ ,~, ~ a #~ . •. ~ y . . • 6 ~ b • .. S fI/ V! li li Vl 41 ivy li li4 ~ t~ '.N VI 00 ~ ~ < fp .. ~ a~ 0 N~N< (/1 Nf/1 tON n~fV W N ~ 7 M a0 v M] Y M0~00~ v O~ n ., O ~ ~v 'Mk VM ~•~p •~ \•.• ~ is M` WHO I~ppp~' iARVG ~ i~~k pk ~ 4 NN 0 ONm i a 6 UU a. a a a ' UUU' • aaa. U U a s ml~mm rin1O.~ ~~ as ~ ~~` _ Z~ ~~ _~ ~~~ ~. ~ l l aaa f'~~ III as 3 ~ I I NNI~I7 ~. ~~,/ 1~ ~ 1\\\\\\\ I II 4 ~~ Vl V1 f/1 ~ O N m ~ ~~ N~ H ~ U nUa. a a ~ ~s n n n n n w. r U a a s } s ~ O O W N O U N N O r '1 J J N d a 00 ~ Fo w ~ W U Z O JJm z~ 5~ 7i ~ a N ~ Vl OD (~ ~ ~ O ~ U ~ O a o ~ I ~ - i rn a o ' ~ ~ ~N D Z ~ ° °. o - x Z Q N C ~ ~(~// Ll_ Ql d- Q O N ` r U ~ ~ ~ a E Q ~ N ~ - y ~ ~ ~ d O I ~ O ~ J (Z LL w ~LL IN N ~ n _ p N LL t0 il] f/1 v v ~ O r m (/~ n i SM 1- b V v Q Oa. N 3 ~ ~ ~ ~ O ~ ~ rn ~a11 ~ a ~ _~ No 8 0 ~ ~ m„ r N Z d ~ ~ N ~ v N Ci q~h VNk U 1 H H W 5 \ S a a °-~ ~J ~ ~ 3 ~ Y~ \ ~ o` ,I -•~ O o~ • ,spy-1t~_I--~ ~.~ .~' ~~ ~; ~ -1' ~ ,q ,~,J ~~ . ' , ~~•. ~o ,,~~ \ 1 ~ ~ ~ ` . !~ ~ r' •• 1 +S ~ , .4~ .:..~ E ~ t ~1 t\ 4 li LL li li li Vj N Vl f/1 VI Ul d M N ~ M m N T ~ O N ~ O a0 ~O ~; ap v v v v v ~ ~ -'INk i~h iNh '~ ~ ~ 3 ~ ~ ~ IMPACT #1 (7952.3 SF) HWY 211 ASSISTED LIVING r. COM ASSISTED LIVING COMMERCIAL PRELIMINARY- FOR REVIEW PURPOSES ONLY 404 Wetlands ;~'i Proposed Impact to 404 Wetlands v~- Q° °z ~ ~ Figure 7. Wetland Impact #1 ~D ~g~ ~ vQ February 2007 ~~~ _.- ,~,~ ~j ~ ~ fioder~fanziale 0 100 ~-200 m 400 y~G --3 ~ w°""~"' ~lj1vFIC~I&CRE® ~. wm.roP. a,mi~.~~m,. SCALE 1 "= 200, ~ ~a,~"`i~'1e`~I6.jBt~~d9 ~aa..~. O co 0 N V ~~ ® 404 Wetlands ~ + 0 150 300 600 Proposed Impacts to 404 Netlands ~~ SCALE 1 "= 300 / ~o ~t.llG V. VYGIIQIIU IIIIt./QVI.J iT'G - TT't CJ~ February 2007 o '~ C. _ ~} idader~tanziale ~' ~ o ~~~~~9 ~TFIQM&CRE® s!~ ienaMae arwitacwra ,.,~~ J J aeao awa~~G'~'3iw"$11'~' ol'A3. @a°"• ~ ~ ~4~4~ ~,~~. ~~II .-- /' '`~ ~ r~ ;: .~.:~a. ~, ~ :: ~, F'3 I°. -~ MULTI-FAMILY P `` ~~f .4~_ ~ ,' ~I ~ ~`l 2g .;=:.; O PRELIMINARY- FOR REVIEW PURf~~E~L~~~®~/~ MqR 6 ~S ~y~,~~ zoos D ® 404 Wetlands ~~;~SrT~R~!/ ';~` Proposed Impacts to 404 Wetla ~e~' 28 2~ 28 1 2 ti CT -- o~ ~,, / 10 11 i , ~` _ 'r 72 ~3 1~ Z5 ~6 32 . / / 23 2~ ~ ~ ~~ /, 21 20 1g ~,._, ~, ~, ' .. ~ // / O /r e~ 3d 11 18 D g g _ p ~ 8 Figure 9. Wetland Impacts #5 - #9 V 2 February 2007 _..._.. ~~_ _~~ _ a ef~tanziale 0 100 200 400 Plannirq o,µ'ttltltu,e ImtlocaPe ~~~ „~~,a ~ `n~ 5a~18~~1~1~9a ~>oa.~ sca~E i "=zoo' ~,~~_~_-~~, ~ - - X61 PCT `~ 3~~.F. ;, o _ - ~~6 59 ~, `, ,, ' ,._.. ,,.:... :~ ~:,, O ~1 t:; ,< . O 96 __-...... 91 90 Sg _ .......................... a T~# 7 I~ ~~~ ~~ g2 ~ ___ _ 98 ~~ s ~g ~'° rt IMP 2, 2~Z-~.F) x,32 100 133 a 12~ 12Q 130 13 1 ~~5 6 128 13 \ - ,~ \ 1 1~ ,; ~~ PRELIMINARY- FOR REVIEW PURPOSES ONLY ~ ~~ ~ ~ ~ Figure 10. Wetland Impacts #10 - #15 ~ y ~ '~ ~D :~ 3 - {) ( ~ 6 V 2 February 2007 4G~ Wetlands ~' ;~..~ ® ~ ~ ~ _ ... ~' ~ ~ --- ~ - Nodeirstanziole Ipndacopp areFiteeture ~/~ Praposed IrnpactS to 404 Wetland~~~ `' ~t' ~~ 0 100 200 -~ 400 '~"""~"' ~M~~6'~~ ~} ~. a ~_ ~ > .rangy wu r. ad.n.im ~.~~ SCALc t ~~= 200 _ . vco-n COMMERCIAL ~'~! ~'/T- PRELIMINARY- FOR REVIEW PURPOSES ONLY ® 404 ;Netlands Proposed Impacts to 404 Wetlands C. rfi; ."~"~- __ _1 ~~ \._/, 37.7 ~i ~L 9 3 - 0 7 ~ ~ Figure 11. Wetland Impact #16 February 2007 V~ 0 100 200 -^._ _. 400 SCALE 1"= ?_00' ~, ':t' MULTI-FAMILY Haderstanziale a'Re~ oa o,«~,««~~> ~j2vFIQM&CRF.ED ~C (Q~.5~2 / ~ r 1~ 1 12 15 11 g ~.., ~ 0 ,. y r`.~ .ti ~ ,,, 3~ ; ~~ ° ~ ~ ~* 6 v PREUIMINARY- FOR REVIEW PURPOSES Y >r"~ Z `~ ~' ~ ~ ® 404 Wetlands ~y ~ i3~ G~ ~'~" Proposed Impacts to 404 V~taand ~; ` ~_ -~ - ~. 3 ~~~ ~, 1 ~ 9 3 - ~ 7 g Figure 12. Wetland Impacts #17 - #19 v 2 (-ebruary 2007 _ .. j~" ~ ____; _; HadenStanziale IenESCWS orchllecture 0 100 200 400 °'°""'"' ~~~&~ SCALD 1°=200 W'"c~.7,"6cu:'~18'~R'e6~:9~~d3.~~ f _...._.. _....... Q ...._..._ - ~--.. _ - - _._ j _ _........ _........ 3~ ...~ l ~~ ~ ~ ~~ -'' 1 ~ ~~ ~ ~-'- ?$ 30 ' j ~/ ~ -_- ~~ _----- ~~ ,' O ...__~. -., ~ G ! 1 ,~+ i i f \~~ ;~ f' f f~ ..... ~ ii ._.~ .. ......... .. \ 1 %~~ ~' 1a 15 14 ~`<~ /L <;` w+ MULTI-FAMILY 1? _ 13 -°%'" 1a ~F° j~ 12 ~~~ '~J „-- ^~ _ _ ~ \ ---~ 4u~ 20 11 y ~! 5 4 fr} `y'~6 I~py ~,~ ~12~ a MILY - ° - ~ ~ ~ 3 \, fr ~J ~"-'__z 10 g a ~ ~? 2 ~ F~ 85 O~~ -_ ~ 21 ~ ~t 1 ~ aq :3 2~~ _ ~ek~~ `~ 3 ,F ~~ ~"~~ 5 2g 30 31 32 ~ a2 ~ EXISTING ST. JAMES ~'2 24 2 2 2? 2a 33 ~ ¢ 91 ~ DEVELOPMENT 6 a _~----_ __ 50 A9 4a a0 12 11 10 9 a 4 1 ~, f_.,~i G Q O (N TLAND I P 3) 5 ~ f-~-_~/ ?g I ~ / _~_ 45 \-``` - --~~ ~ ~ i ;~~~~~ 51 52 ~~ 'O ~ 3a ?a ~ Spark _ ,~\~`~, 53 54 ~'''a 43 42 / % 37 ?? t'~ 219 41/ % ~t 21a 55 '/ 40 3g 3$ ?5 ~ 21? 5a -- a? ?5 21a ~.,, ~^ as 4 ? ,' ` ' ~~ 5? 95 ~~ 93 ~ ag 104 'f j -~4k '----- - ------ --- `3~ ~ ~l ~ 92 91 q3/ ~ PRELIMINARY- FOR REVIEW PURPOSES ONLY ~ ~ e ~ ~ ~+ ~ Y2 ~ Figure 13. Wetland Impacts #20, #21, J ~~ and Bridge Location ® 404 Wetlands February 2007 NadenStanziole ~ 0 150 300 60G Pinnning B~t~,t&c1tE~ /~/ Proposed irnpacts to 404 Wetlands ~°^°.°°,.°,~,~~°°~°,° ~ ~°~~o m~ °~~s:~~;av~.s~ ~^~.. 5CA.1_E: 1 "= 300' " .°'v"•~"' ® 404 Wetlands ~_ ~~ I~ ,_m _ l-loder~tonziale ' 0 100 2.00 400 "'°""'"" ~ijIvX~vI&CRfiED Proposed Impacts to 404 Wetlands ~°^~°<°,°°,«,~~~..° SCl\LE 1'=200' ~'9'"p'3A~~F9Bfe~~,kda..~ PRELIMINARY- FOR REVIEW PURPOSES ONLY ~ ~ _ ~ ~ ~ ~ ~~~ r ~D Figure 14. Wetland Impacts #22 - #27 rebruary 2007 ® 404 Wetlands -- Proposed Impacts to 404 Wetlands 0 100 200 400 SCALE 1 "= 200' lladenstnnziale ~i..,,i.v ~1V1~TQMfYQZF.~ io.,a,..,v wonie..m., `' - " " " Figure 15. Wetland Impact #28 ~D V 2 February 2007 Tyuical Cross Section without Culvert 0+10' 0+5' Al 60'-wide ROW Proposed Grade i~ ~ Uplands i ~ Existing Grade Upland/Wetland boundary A2 /Silt Fence ~ nn IG ~~~ II -- 0+0' 0+0' 0+10' 0+20' 0+30' 0+40' 0+50' Proposed fill in 404 wetlands 0+60' 0+70' Horizontal: 1" = 10' Vertical: 1" = 5' NOTE: Final road specifications to be determined by project engineer and DOT. 9 3 ~ ~ 7 a 6 Y 2 Elevations shown are estimates and are given to demonstrate relative positions. St. James Plantation• The Reserve Land Management Group, Inc. ~ Environmental Consultants Figure 16. Typical Road Cross-Section Brunswick County, NC Wilmington, N.C. without culvert February 2007 Tvnical Cross Section with Culvert 0+10' 60'-wide ROW Proposed Grade Proposed culvert ~~'~ - - - _ __, . _ _ - -- -- __ _ - ~~' `~~ ~~ 0+5' ~ „~-~~ ~ Existing Grade ~ ~~ ~_ .,... --- _ ~~~1 0+0' 0+0' 0+10' 0+20' 0+30' 0+40' 0+50' 0+60' ~' Proposed fill in 404 wetlands ~ ..~ ,~ ~ ~" ~ -~ _ ~ fl a 5 ~"''~ NOTE: Final road specifications to be determined by project engineer. Elevations shown are estimates and are given to demonstrate relative positions. St. James Plantation; The Reserve Brunswick County, NC 93-0 786 v2 Land Management Group, Inc. Environmental Consultants Wilmington, N.C. February 2007 0+70' Horizontal: 1" =10' Vertical: 1" = 5' Figure 17. Typical Road Cross-Section with Culvert BRIDGE ELEVATION VD'sIP Scale: N.T.3. w ]NFDRMATION 3UPPLB3D BY~~~O SITE 9 3 ~ 'V ~ v ~ V L BRIDGE SECTION Scale: 3a" ~ 1'-0" ~O ~° ~ lfoodland Park ae ~ seom -EO/44 (Daflectlon L/6D0) Timber Bridge p D 6 0 Ir@YaOk q b~IC ~,~y," R R /~~ Pile Snpportsd VeLiculnr Brld~e The Piolb~tlD~ml &Idps Campaty (/y ,~~- ~.~. ,Q ~ ~a '"""`"'' • :~ : w ~"w.. w :."".+ G°`""".w s. CONCBPTIJAL tt/~o/oe - a em my FIGURE 18. CROSS SECTION OF BRIDGE ~ tyana~re~ o , .~~~~ 0. air ~--- -~ 1 ~ i¢ }+: i f 1 fi.._ ' ~ I ~~ ! .~il-..._~_ _. r `~....~,... r __~,.._rl_'w.., / ....i.......r, ! ? ~p.....~ -Y..._ f __ __ __{_._. `, ~ 7 , ~ lv -J.., ! .y y i. ;~ ulistCand Creatic~rr - s, y / f ~_ ; -- ,,; --~`.._ ~,,,_,~ ~.n r, _.~ - ~`( i "7' j ~~~ T ,~ , l r'. ` i -4_, ~ ~, '~ ~ ~,,, MAf~ 5 2007 Y dErv~ - wr,'r~;~ t~u~n~,ii'Y ~ ~ ~s "9~c '~'~,.~ ~ avo sroRa~wa~t ewwcy r ~o,L ~s _,~ ~ as / ~i°p r 'h~~ ~ ,. ~ .~~. PRELIMINARY- FOR REVIEW PURPOSES ONLY Figure 19. Proposed Wetland Creation ebruary 2007 u /` 4C~ ;4'e*:ar:ds ~ ,-'°' ~"~""'~ oder~tonz,•'~re BIvFKIM&CRE® 0 5G 100 200 b~~~'°' 'rO~OSed `~t`etland Cre~tior SCAL= t'= 100' ~r~~ `~"'~~°~''~ ~~ 9 3 - ~ i $ -. J~ r To: St. James Development YORK PO Box 10897 Date: November 20, 2006 Southport, NC 28461 YBC No.: 206347 BRIDGE CONCEPTS PH: 910.457.7299 The Professional Bridge Company FX: mark.brambell@stjamesplantation.com From: Rob Gasbarro Attn.: Mark Brambell Regional Manager RE: Proposal for timber structure(s) on the Woodlands Park project in Southport, NC This proposal is being submitted with intention of providing pricing for the installation of timber structure(s) by YORK BRIDGE CONCEPTS for above-mentioned project. The structure(s) will be built on-site, and price quoted is for "turnkey" construction. This proposal is based on YORK BRIDGE CONCEPTS' standard designs, which include the use of preservative treated, Southern Yellow Pine or Douglas Fir as designated by York Bridge Concepts' design department. All preservative treated timber materials will meet or exceed all application guidelines as specified by the American Wood Preservers Association (AWPA). Item A: Covered Bridge (1) - 26' Wide (24' Clear) Double Lane, Timber Pile-Supported Vehicular Bridge This design will accommodate an HS 20-44 U500 vehicular loading. Constructed with a foundation of timber butt pilings (.80 CCA) on 15' centers, timber cap and stringer framing, timber decking. Wear deck installed on the entire deck surface, between curbs. Bridge cover will extend for 64' over center of bridge. • Price is based on a maximum deck elevation of 7' above grade. • In the event that ground conditions prohibit typical piling installation, alternate methods may be required at an additional charge. Alternate methods may include installation of concrete footers, drilling, foundation redesign, or a combination of methods. (Auguring will be charged $750.00/hr, and concrete footer price will be determined by size.) • Price is based on piling up to 16' in the ground, or until refusal. In the event refusal is not met this depth, additional materials will be required, resulting in additional charges. (Longer pile, if needed, will be charged at $35.00 per foot of piling in the ground, plus applicable freight and splicing setup charges.) • Filter fabric, riprap to stabilize erosion, roadway tie in, and backfill at each end of the bridge(s) to be coordinated with YBC construction by owner/contractor. YBC recommends riprap (by others) for additional abutment protection. • Price includes 34" timber vehicular guide rail along both outer sides of the vehicular section of the bridge. • Price includes a Horizontal TimberAbutment at bridge ends, constructed with seven-board high horizontal abutment with 10' wing-walls, using all timbers components and a filter fabric liner. • Bridge includes an 30' wide x 64' long Timber Cover. Roofing structure includes timber posts bolted to bridge structure, with timber truss collars, doubled header, and rafters. • Roofing material consists of galvanized corrugated tin panels. • Price includes 10' long, vented cupola with galvanized corrugated tin roof panels. • Price includes (2) gable vents (one at each end of cover); all associated finishes (vertical rough-sawn siding, fascia and sub-fascia) and all necessary braces, brackets and galvanized hardware to construct bridge cover. • Price includes structural upgrades to the bridge to accommodate the additional loading of this cover. • This proposa! is based on YBC standard limited 10/3-year warranty and Mandatory Maintenance Program. 145 Total Linear Feet = $498,167.00 Total Item B: Engineering included.. in this proposal:___ Provision of detail drawings and engineering calculations to verify structural integrity and loading (live and dead load of structural components) capacity of YBC design(s) as specified in this proposal. • A professional engineer licensed in the state where the project is located will seal all YBC drawings and calculations for this project as specified in this proposal only. Any changes required by YBC engineering for this specific project may result in additional charges. • YBC engineering will be forwarded to the ownedcontractor only to submit for approval by the governing authority, and to satisfy all project submittal requirements. Any subsequent design changes and/or additional submittal requirements for this submittal will result in additional charges. • Calculations will support YBC designs for sizing of structural components only and will include piling, framing, decking, handrail, and brackets. When calculations are to be based on specific soils testing or site data, the owner /contractor must notify YBC prior to engineering and provide YBC with concise documentation of pertinent data. This does not include supplemental provision of: engineering, drawings, calculations, specifications, reports or recording, testing, as-built drawings, and/or any other considerations. Option #1: Upgrade to Oil Based Treatment Upgrade to oil based treatment on bridge segments designated by YBC. Option #1 =Add $29,410.00 YBC Project No. P206, Page 1 of 2 York Bridge Concepts -1419 W. Waters Ave., Ste. 116, Tampa, FL 33604 / PH: 813-933-1304 FX: 813-931-9808 Rev 0406 _...+ ~ 1. This proposal includes supervision, labor, materials and equipment necessary for construction of the structure specified in the scope of this proposal only. Work requested outside of this specific scope will require additional charges. This price is based upon the terms and conditions of this proposal only; any further contract documents required may be additional charges. 2. ALL PRICES ARE BASED ON NON-UNION LABOR AT NON-PREVAILING WAGE RATES. Requirements by owner, contractor, and/or union to comply with Union and/or Prevailing Wage requirements will be an additional cost unless agreed to otherwise in writing. 3. YBC is to work under the license and supervision of the contractor/owner. This proposal does not include a Performance and Payment Bond, and/or any other bonding unless specified in this proposal. YBC maintains the following coverage: General Liability, Automobile Liability, Umbrella, and Worker's Comp. Contractor/owner to be named as additional insured at request. 4. Contractor/owner is to verify that all required permits are in place prior to YBC Mobilization, and to provide YBC with copy of any permit(s) pertinent to the work described in this proposal. This proposal does not include permitting. The contractor/owner is responsible for compliance with all local codes and permit requirements. All prices contingent upon site inspection. 5. YBC recommends installing guiderail on all structures. 6. YBC Designs are generally based on assumed minimum soil capacity: Upon contractor/owner providing site plans, soils reports, flow rates, and other site specific reports, these will be included into the design. Verification of specific site considerations for YBC designs and/or Engineered, sealed drawings, calculations and/or submittals not specified in this proposal will require additional charges and must be requested prior to scheduling. Engineering must be approved prior to YBC mobilization. 7. Contractor/owner is to provide adequate access to each work site for construction materials and equipment per YBC requirements. Provision of access may include removal of vegetation, road shaping, scraping, and / or application of gravel to solidify road surface. If Track Equipment becomes required for adequate access per YBC's discretion, this will be an additional charge of, at minimum, $2,000 per week. 8. Site preparation for the construction of all work must be substantially completed on this project prior to YBC mobilization to allow YBC immediate commencement of work upon arrival to job site. All work site preparation, excavation, and clearing are to be performed by others. All backfilling and finish grading by others. 9. This proposal does not include any irrigation or waterline work, electrical-related work, concrete work, any type of wood treatment or traction coating, or the installation of erosion control systems not specified in this proposal. 10. The contractor/owner is responsible for marking all utility, sewer and water lines in all areas where construction will occur within fifty feet. YBC will not be held liable for damages to unmarked utilities, sewer and/or water lines. 11. This proposal does not include any concrete, labor, equipment or other material needed to stabilize piling due to rock, or any soil condition that prevents driving piles to required depth. 12. York Bridge Concepts crews will clean up each bridge/wall work site daily and place all scraps and debris in a dumpster provided by YBC. Adequate access to the bridge sites for dumpster placement must be provided. 13. Contractor/Owner is responsible for establishing elevations for YBC drawing submittal. Contractor/Owner is responsible for having the centerlines located and staked prior to YBC mobilization. Contractor/owner agrees to abide by YBC's pre and post construction walk through and sign off process to ensure a successful project. 14. Delays that hinder work to be done by YBC that are caused by the contractor/owner (or his sub-contractors) may result in additional charges. 15. Reduction of scope of work by the Contractor/Owner may result in additional charges. Price quoted is based on construction of specified scope at the same time; any reduction in quantities could affect unit pricing for the remainder of the scope. Cancellation of contract will result in compensation charges for lost profit and/or overhead. 16. Customer agrees that their field representative's signature on YBC's Change Order shall authorize any change, and customer shall be responsible for payment to YBC within the payment schedule as outlined in this proposal. We propose hereby to furnish material and labor-complete in accordance with YBC specifications, for the sum of $498,167.00 TOt211 for all items listed, options selected below are in addition. Option #1:Upgrade to Oil Based Treatment @ $29.410.00 ~ Accepted (initial to approve) • Price quoted is good for thirty (30) days, and work must be scheduled within an agreed timeframe to avoid additional charges. • Proposal is based upon acceptance of Terms and Conditions on YBC's Addendum A (signature required). • Payment Schedule: 10% non-refundable payment due with signed proposal, 45% due upon mobilization, and 45% due upon completion and inspection of York Bridge Concepts work (inspection must occur before YBC de-mobilization). • Delinquent invoice payments to be charged 1.5% per month on account balance for time period determined by YBC. In event of non- payment or dispute, customer shall be responsible for attorney fees and YBC cost of collection. Any action or suit arising hereunder shall be brought in Tampa, FL jurisdiction, without regard to principles of conflict of laws or forum non-convenience. By: Authorized Representative, YORK BRIDGE CONCEPTS Acceptance of Proposal: Price, scope of work, specifications, and the Terms and Conditions on YBC's Addendum A (signature required) are satisfactory and are hereby accepted. Payment will be made as outlined above. Pricing for the items in this proposal may change if the work is not scheduled within 90 days of acceptance. Date: Signature: NOTE: All payments & contracts to be sent to: York Bridge Concepts 1419 W. Waters Ave., Suite 116; Tampa, FL 33604 YBC Project No. P206, Page 2 of 2 York Bridge Concepts - 1419 W. Waters Ave., Ste. 116, Tampa, FL 33604 / PH: 813-933-1304 FX: 813-931-9808 Rev 0406 9 3 -p ~~8 6 The Reserve at St. James Plantation Adjacent Property Owners Tax Parcel ID # Pro ert Owner WILLIAMSON LADANE & ODELL, DECAROL 21800001 PO BOX 2588 SHALLOTTE, NC 28459 YOUNG AVELINE S 2030002804 PO BOX 14 WINNABOW, NC 28479 SOUTH SHORE REAL ESTATE LLC 2030002802 PO BOX 14 WINNABOW, NC 28479 STATE OF NORTH CAROLINA 2350000101 % STATE PROPERTY OFFICE 2350000109 116 W JONES ST RALEIGH, NC 27603 ST JAMES PLANTATION LLC 2350000117 P O BOX 10879 SOUTHPORT, NC 28461 2030002714 SOUTH SHORE REAL ESTATE LLC 2030002715 PO BOX 14 2030002716 WINNABOW, NC 28479 2030002710 LIGON J H ET OLLIE 2030002709 % LYNN L FISHER, EXEC 2030002708 3108 AGECROFT RD 2030002702 RALEIGH, NC 27608 20300027 C L SMITH CONSTRUCTION INC 2030002707 5120 FERNWOOD DRIVE 2030002706 SOUTHPORT, NC 28461 CROWDER LIONEL O ET REBECCA A 2030002705 3242 SISSONVILLE DRIVE CHARLESTON, WV 25312 CROWDER REBECCA A ETVIR 2030002701 3242 SISSONVILLE DRIVE CHARLESTON, WV 25312 CASDORPH HERBERT F ETUX 2030002704 911 GLEN WAY 2030002703 SOUTH CHARLESTON, WV 25309 SMITH JAMES M % CORENE WILLIAMS 20300026 1150 MIDWAY RD SE BOLNIA, NC 28422 ARMSTRONG MICHAEL DAVID 20300025 3449 SOUTHPORT SUPPLY RD SE BOLIVIA, NC 28422 GARMON JAMES C 2030002502 101 NW 11TH STREET OAK ISLAND, NC 28465 20400060 ST JAMES DEVELOPMENT CO LLC 2200002707 PO BOX 10879 2200002713 SOUTHPORT, NC 28461 THE RESERVE CLUB AT ST JAMES PLANTATION 2200002709 PO BOX 10879 SOUTHPORT, NC 28461 FIRST ST JAMES INC 21900018 PO BOX 10879 21900017 SOUTHPORT, NC 28461 THE MEMBERS CLUB AT ST JAMES PL LLC 21900006 PO BOX 10879 219FB00101 SOUTHPORT, NC 28461 ST JAMES PLANT PROP OWNERS ASSO INC 2190001701 PO BOX 10879 SOUTHPORT, NC 28461 ST JAMES PLANTATION LLC 2350000103 PO BOX 10879 2350000117 SOUTHPORT, NC 28461 NOTE: There are many individual lot owners within St. James Plantation that are adjacent to the Reserve Property. Please contact them through the St. James Plantation Property Owners Association at: PO Box 10879; Southport, NC 28461