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HomeMy WebLinkAbout20200548 Ver 1_More Information Received_20200507 (2)Staff Review Does this application have all the attachments needed to accept it into the review process?* r Yes r No ID#* Version* 1 20200548 Is this project a public transportation project?* r Yes r No Reviewer List:* Alan Johnson:eads\adjohnson1 Reviewer List:* Alan Johnson:eads\adjohnson1 Select Reviewing Office:* Mooresville Regional Office - (704) 663-1699 Does this project require a request for payment to be sent?* r Yes r No Project Submittal Form Please note: fields marked with a red asterisk below are required. You will not be able to submit the form until all mandatory questions are answered. Project Type: r New Project r New Project w Existing ID r Pre -Application Submittal r More Information Response r Other Agency Comments r For the Record Only (Courtesy Copy) r Stream or Buffer Appeal New Project - Please check the new project type if you are trying to submit a new project that needs an official approval decision. Pre -Application Submittal - Please check the pre -application submittal if you just want feedback on your submittal and do not have the expectation that your submittal will be considered a complete application requiring a formal decision. More Information Response - Please check this type if you are responding to a request for information from staff and you have and ID# and version for this response. Other Agency Comments - Please check this if you are submitting comments on an existing project. Is this supplemental information that needs to be sent to the Corps?* r Yes r No Project Contact Information Name: Alea Tuttle Vft is subrritting the inforrration? Email Address: alea@cwenv.com Project Information Existing ID #: Existing Version: 20200548 1 20170001(no dashes) Project Name: Evoke Indian Trail Is this a public transportation project? r Yes r No Is the project located within a NC DCM Area of Environmental Concern (AEC)? r Yes r No r Unknown County (ies) Union Please upload all files that need to be submited. Oickthe upload button or drag and drop files here to attach document 1048PCN Re Submission 5.7.2020.pdf 34.19MB Only pdf or Iv17 files are accepted. Describe the attachments: The attached Revised Pre -Construction Notification (PCN) is a supplement to the PCN Application dated April 21, 2020 submitted on behalf of Multifamily USA represented by Mr. Scott Bayer. This supplement includes the addition of NC WAM forms as Attachment E, a withdrawal of the Jurisdictional Determination Request in Attachment A and a correction to PCN form Section C. Proposed Impacts Inventory from Temporary to Permanent impacts to W1. Sign and Submit V By checking the box and signing box below, I certify that: • I have given true, accurate, and complete information on this form; • I agree that submission of this form is a "transaction" subject to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act") • I agree to conduct this transaction by electronic means pursuant to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act'); • I understand that an electronic signature has the same legal effect and can be enforced in the same way as a written signature; AND o I intend to electronically sign and submit the online form." Signature: Submittal Date: Is filled in auto ratically. CLearWater C1earWater Environmental Consultants, Inc. May 7, 2020 www.cwenv.com Mr. Bryan Roden -Reynolds US Army Corps of Engineers Charlotte Regulatory Field Office 8430 University Executive Park Drive, Ste. 611 Charlotte, North Carolina 28262 Mr. Paul Wojoski NC Division of Water Resources 401 & Buffer Permitting Unit 512 N. Salisbury Street 9te Floor Raleigh, NC 27604 RE: Evoke Indian Trail Nationwide Permit 29 Pre -application Supplement Union County, North Carolina USACE Action ID No. 2019-01147 NCDWR Project No. 20200548 Mr. Roden -Reynolds and Mr. Wojoski: The attached Revised Pre -Construction Notification (PCN) is a supplement to the PCN Application dated April 21, 2020 submitted on behalf of Multifamily USA represented by Mr. Scott Bayer. This supplement includes the addition of NC WAM forms as Attachment E, a withdrawal of the Jurisdictional Determination Request in Attachment A and a correction to PCN form Section C. Proposed Impacts Inventory from Temporary to Permanent impacts to Wl. The project site is located off Wesley Chapel Stouts Road at 5304 Rosetta Dr. (35,051108, - 80.642730) in Union County, NC, The applicant is seeking authorization for temporary impacts to jurisdictional streams and permanent impacts to wetlands to develop a multi -family residential community and associated infrastructure. A copy of this package has been sent to Mr. Byron Hamstead of the U.S. Fish and Wildlife Service, and Mr. Alan Johnson of N.C. Division of Water Resources for review. Should you have any questions regarding the attached PCN please do not hesitate to contact us at 828-698-9800. Respectfully, Alea K. Tuttle, P.W.S. Biologist R. Clement Riddle, P.W.S Principal Copy Furnished: U.S. Fish and Wildlife Service — Byron Hamstead N.C. Division of Water Resources Mooresville Office — Alan Johnson 32 Clayton Street Asheville, NC 28801 828-698-9800 Tel Preliminary ORM Data Entry Fields for New Actions ACTION ID #: SAW- Begin Date (Date Received): Prepare file folder Assign Action ID Number in ORM 1. Project Name [PCN Form A2a]: 2. Work Type: Private Institutional Government Commercial 3. Project Description / Purpose [PCN Form B3d and B3e]: 4. Property Owner / Applicant [PCN Form A3 or A4]: 5. Agent / Consultant [PNC Form A5 – or ORM Consultant ID Number]: 6. Related Action ID Number(s) [PCN Form B5b]: 7. Project Location – Coordinates, Street Address, and/or Location Description [PCN Form B1b]: 8. Project Location – Tax Parcel ID [PCN Form B1a]: 9. Project Location – County [PCN Form A2b]: 10. Project Location – Nearest Municipality or Town [PCN Form A2c]: 11. Project Information – Nearest Waterbody [PCN Form B2a]: 12. Watershed / 8-Digit Hydrologic Unit Code [PCN Form B2c]: Authorization: Section 10 Section 404 Section 10 and 404 Regulatory Action Type: Standard Permit Pre-Application Request Nationwide Permit # Unauthorized Activity Regional General Permit # Compliance Jurisdictional Determination Request No Permit Required Revised 20150602 29 2019-01147 Evoke Indian Trail ✔ The applicant proposes impacts to development will include five residential buildings with sixty four residential units in each building for a total of 320 units. The community will include a clubhouse amenity with a pool facility and a putting green. A total of 771 parking spaces are provided. Scott Bayer ClearWater Environmental Consultants SAW-2019-01147 35.051108, -80.642730; 5304 Rosetta Dr, Seven parcels off Wesley Chapel Stouts Road behind Sun Valley Shopping Center. See attached Landowner Information Union Indian Trail South Fork Crooked Creek Yadkin Pee-Dee/ Rocky River/03040105 ✔ ✔ ✔ Cyr ter Department of the Army Wilmington District, Corps of Engineers Attn: Scott McLendon, Chief Regulatory Division PO Box 1890 Wilmington, NC 28402-1890 -and- NC DWR, Webscape Unit Attn: Karen Higgins 512 North Salisbury Street Raleigh, North Carolina 27604 I, the current landowner/managing partner of the property identified below, hereby authorize ClearWater Environmental Consultants, Inc. (CEC) to act on my behalf as my agent during the processing of jurisdictional determination requests and permits to impact Wetlands and Water of the US subject to Federal jurisdiction under Section 404 of the Clean Water Act and/or Section 10 of the Rivers and Harbors Act of 1899. CEC is authorized to provide supplemental information as needed at the request of the USACE or DWR. Additionally, I authorize representatives of the Wilmington District, US Army Corps of Engineers to enter upon the property herein described for the purposes of conducting onsite investigations and issuing a determination associated with Wetlands and Waters -of the US subject to Federal jurisdiction under Section 404 of the Clean Water Act and/or Section 10 of the Rivers and Harbors Act of 1899. / Property Owner of Record: (/ 1 c+/4/Yl s i .S Property Owner Address: Phone Number: Email address: Property Location: L�,O'n-f_ Owner/Managing partner Signature: Owner/Managing printed name: sc / Date: (tA C_ � z o , 32 Clayton Street Asheville, NC 28801 Phone: 828-698-9800 www.cwenv.com Evoke Indian Trail Landowners  Parcels to be purchased by applicant for development (Agreement for Purchase Attached)  Owner Name Address PIN Acres Deed Book/Page #  Azar, Chris T &  Cathy Anne  (Video Stop  Distributing, Inc.)  5523 Orr Rd,  Monroe NC 28110 07069125A 7.47  *  Kelly, Deborah K  PO Box 2004  Indian Trail, NC  28079  07069133  14.43 (Total)  *   07069133A  07069133B  07069212  07069132A  Moses, Linda  3115 Wesley  Chapel Stouts Rd,  Monroe, NC 28110  07069132B  6.2 (Total)  *  07069149    Parcels to include a sewer line easement  Owner Name Address PIN Acres Deed Book/Page #  Sun Valley  Commons LLC  231 Post Office Dr.  Suite B8  07090005P 1.224 *  07090006D 23.1 3198/453    * Parcels did not have deed book/page number listed in Union County parcel data   REI\UO!l North Carolina Association of REAL TORS® AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY THIS AGREEMENT, including any and all addenda attached hereto ("Agreement"), is by and between Multifamily OSA, LLC and or Assigns a(n) NC LLC (''Buyer"), and (individual or State or formation and type of entity) Deborah Kell a(n) Individual ("Seller"). (individual or State of formation and type of entity) FOR AND rN CONSIDERATION OF THE MUTUAL PROMISES SET FORTH HEREIN AND OTHER GOOD AND VALUABLE CONSIDERATION, THE RECEIPT AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED, THE PARTIES HERETO AGREE AS FOLLOWS: Section l. Terms and Definitions: The lerms listed below shall have the respective meaning given them as set forth adjacent to each term. (a)"Property": (Address) S Parcels on Rosetta Lane Indian Trail NC 07069133A. 070691338, 07069133. 07069212. 07069132A Plat Reference: Lot(s) __________ . Block or Section __________ , as shown on Plat Book or Slide ______ at Page(s) _______ . ____________ County, consisting of _______ acres. xD If this box is checked, "Property" shall mean that property described on Exhibit A attached hereto and incorporated herewith by reference, (For information purposes: (i) the tax parcel number of the Property is: ___________________ . and, (ii) some or all of the Property, consisting of approximately 14 . 43 Approx. acres, is described in Deed Book _________________________ Page No. __ ,_County.) together with all buildings and improvements thereon and all fixtures and appurtenances thereto and all personal property, if any, itemized on Exhibit A. $ $ (b) "Purchase Price" shall mean the sum of Dollars ____________________________________ Dollars, payable on the following terms: Ten Thousand Dollars 10,000.00 (i) "Earnest Money" shall mean ----------------------- or terms as follows: To be deposited within 5 business days of execution of this contract Upon this Agreement becoming a contract in accordance with Section 14, the Earnest Money shall be promptly deposited in escrow with fsaacson [saacsun Shemla11 Altornev (name of person/entity with whom deposited-"Escrow Agent"), to be applied as part payment of the Purchase Price of the Property at Closing, or disbursed as agreed upon under the provisions of Section 10 herein. Pagelof8 ST ANDA RD FORM 580-T Revised 7/2017 © 7/2018 Indian lra1I 0 ANY EARNEST MONEY DEPOSITED BY BUYER IN A TRUST ACCOUNT MAY BE PLACED IN A� lNTEREST BEARING TRUST ACCOUNT, AND: (check only ONE box) 0 A:\fY INTEREST EARNED THEREON SHALL BE APPLIED AS PART PAYMDIT OF THE PURCHASE PRICE OF THE PROPERTY AT CLOSING, OR DISBURSED AS AGREED UPON UNDER THE PROVISIONS OF SECTIO� 10 HEREIN. (Buyer's Taxpayer Identification Number is:. ___________ _, 0 ANY INTEREST EARNED THEREON SHALL BELONG TO THE ACCOUNT HOLDER Il'i CONSIDERATION OF THE EXPENSES INCURRED BY MAINTAINI:'fG SUCH ACCOUNT AND RECORDS ASSOCIATED TH EREWITH. S _______ �N�/=A (ii) Proceeds of a new loan in the amount of ______________________ _ _____________________________________ Dollars for a term of ___ __,ears, with an amortization period not to exceed ____ � ears, at an interest rate not to exceed _____ ¾ per annum with mortgage loan discount points not to exceed _____ ¾ of the loan amount, or such other terms as may be set forth on Exhibit B. Buyer shall pay all costs associated with any such loan. S, _______ --'-N'-'/-=A (iii) De[iverv of a promissory note secured by a deed of trust, said promissory note in the amount of _____________________________________ Dollars being payable over a term of __ years, with an amortization period of __ years, payable in monthly installments of principal, together with accrued interest on the outstanding principal balance at the rate of percent ( %) per annum in the amount of$ __________ , with the first principal payment beginning on the first day of the month next succeeding the date of Closing, or such other terms as may be set forth on Exhibit B. At any time, the promissory note may be prepaid in whole or in part without penalty and without further interest on the amounts prepaid from the date of such prepayment. (NOTE: In the event of Buyer's subsequent default upon a promissory note and deed of trust given hereunder, Seller's remedies may be limited to foreclosure of the Property. If the deed of trust given hereunder is subordinated to senior financing, the material terms of such financing must be set forth on Exhibit B. If such senior financing is subsequently foreclosed, the Seller may have no remedy to recover under the note.) $. ______ -=-N=/=A (iv) Assumption of that unpaid obligation of Seller secured by a deed of trust on the Property, such $ obligation having an outstanding principal balance of $, ______________ and evidenced by a note bearing interest at the rate of' percent (_%) per annum, and a current payment amount of$ ____________ _ (v) Cash, balance of Purchase Price, at Closing in the amount of Dollars Dollars (c)"Closing"shall mean the date of completion of the process detailed in Section 11 of this Agreement. Closing shall occur on or before _____________ or 30 (Thirty) days from the expiration of the examination period (d)"Contract Date"means the date this Agreement has been fully executed by both Buyer and Seller. (e)IIExamination Period" shall mean the period beginning on the first day after the Contract Date and extending through 5:00pm (based upon time at the locale of the Property) on 180 (one hundred eighty) days from the execution of this contract. Seller willcooperate with buyer in rezoning this property to high-density multifamily at thebu er's ex ens NCE AS TO THE EXAM/NATION PERIOD. 'yf'' Buyer Tnitials_---1--Nr-+...,,_ __ Selle< f,iti,� -. Produced with zipForm® by ziplogix 18070 Fifteon M,le Road. Fraser. Mir.h,gHn 118026 ��pLoq,x.co") STANDARD FORM 580-T Revised 7/2017 ©7/2018 Indian Trail (t)"Broker(s)" shall mean: ________________ F_r_a_n_k __ Ma_t _e_r_a _________________ ("Listing Agency"), ___________ ..;cK.c..;ec...l_l'--e.;c..c;.r_W..;;i;.;:l;.;:l""ic...· am=..:.s__;U..:.n;.;;i;;.;o;.;:n�C;;;.o;;;.u=n ;.;;t""y __ ( "Listing Agent" -License # _______ ) Acting as: [!I Seller's Agent; O Dual Agent and ______________ ---'M"'u=l'--'t"'i'-f'-'am"-'-'-i---· 1--'-y.._-"'U-=S""A'--______________ ("Se\ling Agency"), _______ s_c_o_t_t_B_a_y,.__e_r_P_r_i_n_c_ip...._1_.e __ /_B_r_o_k_e_r _______ ("Sel ling Agent"-License# 195803 )Acting as: [!} Buyer's Agent; Q Seller's (Sub) Agent; 0 Dual Agent (g)"Seller's Notice Address" shall be as follows: PO Box 2004 Indian Trail, NC 28079 e-mail address: _______________________ fax number: _____________ _except as same may be changed pursuant to Section 12. (h)"Buyer's. Notice Address" shall be as follows: 215 N Pine Street Charlotte NC 28202 e-mail address: _______________________ fax number: _____________ _except as same may be changed pursuant to Section 12. 0 (i) [fthis block is marked, additional terms of this Agreement are set forth on Exhibit B attached hereto and incorporated herein by reference. (�ote: Under North Carolina law, real estate agents are not permitted to drart conditions or contingencies to this Agreement.) 0 (j) If this block is marked, additional terms of this Agreement are set forth on the Additional Provisions Addendum (Form S81- T)attached hereto and incorporated herein by reference. Section 2. Sale of Property and Payment of Purchase Price: Seller agrees to sell and Buyer agrees to buy the Property for the Purchase Price. Section 3. Proration of Expenses and Payment of Costs: Seller and Buyer agree rhal all property taxes (on a calendar year basis). leases, rent·. mortguge payments and utilities or any other assumed liabilities as clcwilcd on auachcd Exhibit B, ir any, sh.ill be prorated as of the <late of Closing. Seller $hall pay for preparation of a deed and all other documents necessary to perfot1n Seller's obligations under this Agreement. excise tax (revenue stamps). any deferred or rollback taxes. and olhcr conveyance fees or taxes required by law. and the following: None Buyer shall pay recording costs, costs of any title search, title insurance, survey, the cost of any inspections or investigations undertaken by Buyer under this Agreement and the following: Buyer may request l(one)-30(Thirty) day extension of examination period with written notice. Scott Bayer is a lis cineced NC Real Estate Broker and a principle in th is transaction Each party shall pay its own attorney's fees. Section 4. Deliveries: Seller agrees to use best efforts to deliver to Buyer as soon as reasonably possible afti;:r the Contract Dale copies of all material information re.levant to the Property in lhc possession of Seller, including but not limited to: Litle insurance polit:ics (uni.I copies or any documents referenced Lbcrcin), surveys, oil test reports, environmental surveys or reports, site plans, civil drawings, building plans. maintenance record and copies of all presently effective warranties or crvice contracts related to the Propeny. Seller auLhorizcs fl) any attorney presently or prcvi~OL1sly representing Seller to release and disclose any title insurance policy in such attorney's file to Buyer and both Buyer's and Seller's agents and attorneys; and (2) the Property's title insurer or its agent to release and clisclo:;e all materials in the Property's title insurer's ( or title in. urer's agent's) file to Buyer and both Buyer's and Seller's agents and attorneys. If Buyer docs not consummate the Closing for any reason other than Seller default, then Buyer shall return to Seller all materials delivered by Seller to Buyer pursuant to this Section 4 (or Section 7, if applicable), if any, and shall, upon Seller's request, provide to Seller copies or (subject to the ownership and copyright interests of the preparer thereof) any aml all studies, reports, surveys and oLher information relating directly to the Prop• y rcparc I by or at the request of Buyer, its employees and agents, and shall deliver to Seller, upon the release or the Earnc t Mone . cop1 ·s or all of the foregoing without any warranty or representation by Buyer as to the contents, accuracy or correctness thereof. Page 3 of& .-,....-8 u ye r lnitials_�--0\--¼---r·eller lni __ 1 __ Produced with zipForm® by ziplogix 18070 Fifteen Mile Road. Fraser, Michigan 48026 www.ziplogix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Section 5. Evidence of Title: Seller agree� 10 convey tee simple insurable title lo the Property wilhow exception for mechanics' liens, free and clear or all liens, i.;ncumbranct:s and defects ol'titlc other than; (al zoning ordinances affec ting the Property. (b) Leases (as de lined in ccLiun 7, if applicable) and (c) speci fic instruments on the public record at the Contract Dale agreed to by 8uycr (nnt objected to by Buyer prior to the end of rhc Examination Period ), which speci fic instrnmenrs hall be enumerated in the deed refere nced in Section 11 (items S(a), 5(b) and S(c) being col lectively '•Pcrmincd Exception�''): provided that Sel ler shall be required to satisfy. ,n or prior to Closing, any encumbrances that may be satis fied by the payment of a fix eel sum of mo ney, such as deeds of' trust, mortgages or statutory tiens. Seller shalt not enter into or record any inslrumcnl that affec ts the Properly (or any personal property listed on lhhibit A) after the Contract Date without the prior written consent of Buyer, which consent shall not be unreasonab ly withheld. conclitioned or delayed. Section 6. Conditions: This Agreement and the rights and obl igations of the parties under this Agreement are hereby made expressly conditioned upon fulfillment (or waiver by Buyer, whether expl icit or implied) of the following conditions: (a)New Lonn: The Buyer must be able to obtain the loan, if any, referenced in Sect ion 1 (b)(ii). Notwithstanding. a Il erN/A , Seller may request in writing from Buyer a copy of the commitment letter. If Buyer fa ils to provide Seller a copy of the commitment leUl.'.r within live (5) days or r"c eipt of Seller's req uest. then Sel ler may terminate th is Agreement by written not ice to Buyer at any rime thereafter. provided Seller has not then received a copy of the commitment letter, and Buyer ·hal l rece ive n return of Earnest Money. (b) Qu ali.fication for Assumption: The obligations of Buyer under this Agreement are conditioned upon Buyer being able to assume the existing loan described above. If such assumption requires the lender's approval. Buyer agrees to u�c its best effo rts to sec ure such approval and to advise Seller immediately upon receipt of the lender's decision. Approval must be granted on or before N/A . On or before this date, Buyer has the right to terminate this Agreement for failure to be able lo assume the loan described above b de livering w Sel ler written notice of term ination by the above date. 1i111e being of the essence. I I' Buyer delivers such notice, this Agreement shal I be null and void and Earnest Money shal l be refunded to Buyer. rr Buyer fo ils to deliver such notice, then Buyer will be deemed to have waived lhis condition. Unless provided otherwise in Section 3 hcreol: Buyer shall pay all fe es and costs associated with any such assumption, including any assumption fe e charged by the lender. Al or be.fo re Closing, cllcr shnll as$ign lo Buyer all interest of Seller in any current reserves or escrows held by the lender, any property management company and/or Seller, including but not limited to any tenant improvement reserves, leasing commi ssion reserve s, security deposits and operating or capital reserves for which Seller shall be credited said amounts at Closing. (c)Title Examination: After the Contract Date, Buyer shall, at Buyer's expense, cause a title examination to be made of the Property before the end of the Examination Period. [n the event that such title examination shall show that Seller's title is not fe e simple insurab le, subject only to Permitted Exceptions, then Buyer shall promptly notify Seller in writing of all such title defects and exceptions, in no case later than the end of the Examination Period, and Sel ler shall have thirty (30) days to cure said noticed defects. If Seller does not cure the defects or objections within thirty (30) days of notice thereof, then Buyer may terminate this Agreement and rece ive a return of Earnest Money (notwi thstanding that the Examination Period may have expired). If Buyer is to purchase title insurance, the insuring company must be licenSell to do business in the state in which the Property is located. Title to the Property must be in urable at regular rates, subject only to standard exceptions and Permitted Exceptions. (d)Same Co ndition: If the Property is not in substantially the same condition at Closing as of the date of the offe r, rea:onablc wear and tear exeq,ted, then the Auyer may (i) terminate th is Agree ment and re ceive a return of the Earnest Muncy or (i i) proceed to Closing whereupon Buyer shall be entit led to rece ive, in addition to the Property, any of the Seller's insurance proceeds payable on account of the damage or destruction appl icable lo the Property. (cJ rnspcc tions: Buy.:r. its agents or representati ves, at Buyer's expense and al reasonable times during normal business hours, sha ll have the right to enter upon the Property for the purpose or inspect ing. examining. conducting timber cruises. a net surveyi ng the Property; proviJcd. however, that Buyer shall not conduct any invas ive testing of any nature without the prior express written approval of Seller as to each specific invasive test intended to be conducted by Buyer. Buyer shall conduct all such on-site inspections, examinations, testing, timber cruises and survey ing of the Property in a good and workma nlike manner, at Buyer's expense, shat! repair any damage to the Property caused by Buyer's entry and on-site inspections and shal l conduct same in a manner that does not unreasonab ly interfere with Seller's or any tenant's use and enjoyment of the Property. [n that respect, Buyer shall make reasonable efforts to undertake on-site inspections outside of the hours Seller's or any tenant's business is open to the public. Buyer shall provide Seller or any tenant (as applicable) reasonab le advance notice of and Buyer shall cause its agents or representatives and third pm1y �erviee providers (e.g. inspectors. surveyors. etc.) to give reas onable advance notice of any entry onto the Prop erty. Buyer shall be obligated to obse " d co mply with any terms of any tenant lease which conditions access to such tenant's space at the ST AND ARD FORM 580-T Revised 7/20 17 ©7/2018 Indian Trail Property. Upon Seller's request, Buyer shall provide to Seller evidence of general liability insurance. Buyer shall also have a right to review and inspect all contracts or other agreements affecting or related directly to the Property and shall be entitled to review such books and records of Seller that relate directly to the operation and maintenance of the Property, provided, however, that Buyer shall not disclose any information regarding this Property (or any tenant therein) unless required by law and the same shall be regarded as confidential, to any person, except to its attorneys, accountants, lenders and other professional advisors, in which case Buyer shall obtain their agreement to maintain such confidentiality. Buyer assumes all responsibility for the acts of itself, its agents or representatives in exercising its rights under this Section 6(e) and agrees to indemnify and hold Seller harmless from any damages resulting therefrom. This indemnification obligation of Buyer shall survive the Closing or earlier termination of this Agreement. Except as provided in Section 6(c) ab ove, Buyer shall have from the Contract Date through the end of the Examination Period to perform the above inspections, examinations and testing. lF BUYER CHOOSES NOT TO PURCHASE THE PROPERTY, FOR ANY REASON OR NO REASON, AND PROVIDES WRITTEN NOTICE TO SELLER THEREOF PRIOR TO THE EXPIRATION OF THE EXAMINATIO'.'I PERIOD, THEN THIS AGREEMENT SHALL TERMINATE, AND BUYER SHALL RECEIVE A RETURN OF THE EARNEST MONEY. Section 7. Leases (Check one of the following, as applicable): 0 [fthis box is checked, Seller affirmatively represents and warrants that there are no Leases (as hereinafter defined) affecting the Property. d If this box is checked, Seller discloses that there are one or more leases affecting the Property ("Leases") and he following provisions are hereby made a part of this Agreement. V"'W\0-14;\e, V\vY\,\..u t-.1. ()i"--f-!A.�-fc� VV\O (a)A list of all Leases shall be set forth on Exhibit B. Seller represents and warrants that as of the Contract Date, other Leases, oral or written, recorded or not, nor any subleases affecting the Property, except as set forth on ExhibitB; (b)Seller shall deliver copies of any Leases to Buyer pursuant to Section 4 as if the Leases were listed therein; (c)Seller represents and warrants that as of the Contract Date there are no current defaults (or any existing situation which, with the passage of time, or the giving of notice, or both, or at the election of either landlord or tenant could constitute a default) either by Seller, as landlord, or by any tenant under any Lease ("Lease Default"). In the event there is any Lease Default as of the Contract Date, Seller agrees to provide Buyer with a detailed description of the situation in accordance with Section 4. Seller agrees not to commit a Lease Default as Landlord after the Contract Date, and agrees further to notify Buyer immediately in the event a Lease Default arises or is claimed, asserted or threatened to be asserted by either Seller or a tenant under the Lease. (d)In addition to the conditions provided in Section 6 of this Agreement, this Agreement and the rights and obligations of the parties under this Agreement are hereby made expressly conditioned upon the assignment of Seller's interest in any Lease to Buyer in form and content acceptable to Buyer (with tenant's written consent and acknowledgement, if required under the Lease). Seller agrees to deliver an assignment of any Lease at or before Closing, with any security deposits held by Seller under any Leases to be transferred or credited to Buyer at or before Closing. The assignment shall provide: (i) that Seller shall defend, indemnify and hold Buyer harmless from claims, losses, damages and liabilities (including, without limitation, court costs and at torneys' fees) asserted against or incurred b y Bu yer which are caused by or the result of any default by Seller under any Lease prior to the date of Closing, and (ii)that Buyer shall defend, indemnify and hold Seller hannless from claims, losses, damages and liabilities (including, without limitation, coUJ1 costs and attorneys' fees) asserted against or incurred by Seller which are caused by or the result of any default by Buyer under any Lease after the date of Closing. (e)Seller also agrees to execute and deliver (and work diligently to obtain any tenant signatures necessary for same) any estoppel certificates and subordination, nondisturbance and attomment agreements in such form as Buyer may reasonably request. Section 8. Environmental: Seller represents and warrants that it has no actual knowledge of the presence or disposal, except as in accordance with applicable law, within the buildings or on the Property of hazardous or toxic waste or substances, which are defined as those substances; materials, and wastes, including, but not limited to, those substances, materials and wastes listed in the United States Department of Transportation Hazardous Materials Table (49 CFR Part 172.101) or by the Environmental Protection Agency as hazardous substances (40 CFR Part 302.4) and amendments thereto, or such substances, materials and wastes, which are or become regulated under any applicable local, state or federal law, including, without limitation, any material, waste or substance which is (i) petroleum, (ii) asbestos, (iii) polychlorinated biphenyls. (iv) designated as a Hazardous Substance pursuant to Section 31 I of the Clean Water Act of l 977 (33 U.S.C. § 1321) or listed pursuant to Section 307 of the Clean Water Act of 1977 (33 U.S.C. § 1317), (v) defined as a hazardous waste pursuant to Section I 004 of the Resource Conservation and Recovery Act of 1976 ( 42 U.S.C. §6903) or (vi) defined as a hazardous substance pursuant to Section l O l of the Comprehensive Environmental Response, Compensation and Liability Act of 1980 ( 42 U .S .C. §960 I). Seller has no actual knowledge of any contamination of the Property from such substances as may have been disposed of or stored on neighboring tracts. Page - of8 Buyer Initials ___ �-+---, Sdlec loiti•ls�---- . Logix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.21pL9gix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail 1plogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.ziplogix.com Section 14. Enforceability: This Agreement shall become a contract when signed by both Buyer and Seller and such signing is communicated to both parties; it being ex.pressly agreed that the notice described in Section l 2 is not required for effective communication for the purposes of this Section 14. The parties acknowledge and agree that: (i) the initials lines at the bottom of each page of this Agreement are merely evidence of their having reviewed the terms of each page, and (ii) the complete execution of such initials lines shall not be a condition of the effectiveness of this Agreement. This Agreement shall be binding upon and inure to the benefit of the parties, their heirs, successors and assigns and their personal representatives. Section 15. Adverse Information and Compliance with Laws: (a)Seller Knowledge: Seller has no actual knowledge of (i) condemnation(s) affecting or contemplated with respect to the Property; (ii) actions, suits or proceedings pending or threatened against the Property; (iii) changes contemplated in any applicable laws, ordinances or restrictions affecting the Property; or (iv) governmental special assessments, either pending or confirmed, for sidewalk, paving, water, sewer, or other improvements on or adjoining the Property, and no pending or confirmed owners' association special assessments, except as follows (Insert "None" or the identification of any matters relating to (i) through (iv) above, if any):_ None Note: For purposes of this Agreement, a "confirmed" special assessment is defined as an assessment that has been approved by a governmental agency or an owners' association for the purpose(s) stated, whether or not it is fully payable at time of closing. A "pending" special assessment is defined as an assessment that is under formal consideration by a governing body. Seller shall pay all owners' association assessments and all governmental assessments confirmed as of the date of Closing, if any, and Buyer shall take title subject to all pending assessments disclosed by Seller herein, if any. Seller represents that the regular owners' association dues, if any, are $ __________ per _____________ _ (b)Compliance: To Seller's actual knowledge, (i) Seller has complied with all applicable laws, ordinances, regulations, statutes, rules and restrictions pertaining to or affecting the Property; (ii) performance of the Agreement will not result in the breach of, constitute any default under or result in the imposition of any lien or encumbrance upon the Property under any agreement or other instrument to which Seller is a party or by which Seller or the Property is bound; and (iii) there are no legal actions, suits or other legal or administr ative proceedings pending or threatened against the Property, and Seller is not aware of any facts which might result in any such action , suit or other proceeding. Section 16. Survival of Representations and Warranties: All representations, warranties, covenants and agreements made by the parties hereto shall survive the Closing and delivery of the deed. Seller shall, at or within six (6) months after the Closing, and without further consideration, ex.ecute, acknowledge and deliver to Buyer such other documents and instruments, and take such other action as Buyer may reasonably request or as may be necessary to more effectively transfer to Buyer the Property described herein in accordance with this Agreement. Section 17. Applicable Law: This Agreement shall be construed under the laws of the state in which the Property is located. This form has only been approved for use in North Carolina. Section I 8. Assignment: This Agreement is freely assignable unless otherwise expressly provided on Exhibit B. Section 19. Tax-Deferred Exchange: In the event Buyer or Seller desires to effect a tax-deferred exchange in connection with the conveyance of the Property, Buyer and Seller agree to cooperate in effecting such exchange; provided, however, that the exchanging party shall be responsible for all additional costs associated with such exchange, and provided further, that a non-exchanging party shall not assume any additional liability with respect to such tax-deferred ex.change. Seller and Buyer shall execute such additional documents, at no cost to the non-exchanging party, as shall be required to give effect to this provision. Section 20. Memorandum of Contract: Upon request by either pa11y, the parties hereto shall execute a memorandum of contract in recordable form setting forth such provisions hereof (other than the Purchase Price and other sums due) as either party may wish to incorporate. Such memorandum of contract shall contain a statement that tt automatically terminates and the Property is released from any effect thereby as of a specific date to be stated in the memorandum (which specific date shall be no later than the date of Clostng). The cost of recording such memorandum of contract shall be borne by the party requesting execution of same. Section 21. Authority: Each signatory to this Agreement represents and warrants that he or she has full authority to sign this Agreement and such instruments as may be necessary to effectuate any transaction contemplated by this Agreement on behalf of the party for whom he or she signs and that his or her 1 ture binds such party. Produced wilh zipForm® by z<pLogix 18070 Fifteen Mile Road, Fraser. Michigan 48026 www.ziplogix.com ST ANDA RD FORM 580-T Revised 7/2017 ©7/2018 Indian Trail .. Section 22. Brokers: Except as expressly provided herein, Buyer and Seller agree to indemnify and hold each other harmless l'rom any and all claims or brokers. consultants or real estate agent:; by, through or unckr the indemnifying Jlarty for fees or commissions arising out oft he sale of the Property to Buyer. Buyer and Seiter represent and warrant to each other that: (i) except as to the Brokers dl.!signated under Section I (l) or this Agrcemem. they have not employed nor engaged any brokers, consultants or real estate agents to be involved in this transaction and (ii) that the compensation of the Brokers is established by and shall be governed by separate agreements entered into as amongst the Brokers, the Buyer and/or the Seller. Section 23. Attorneys Fees: If legal proceedings are instituted to enforce any provision of this Agreement, the prevailing party in the proceeding shall be entitled to recover from the non-prevailing party reasonable attorneys fees and court costs incurred in connection with the proceeding. 0 EIFS/SYNTHETIC STUCCO: If the adjacent box is checked, Seller discloses that the Property has been clad previously (either in whole or in part) with an "exterior insulating and finishing system" commonly known as "EIFS" or "synthetic stucco". Seller makes no representations or warranties regarding such system and Buyer is advised to make its own independent determinations with respect to conditions related to or occasioned by the existence of such materials at the Property. THE NORTH CAROUNA ASSOCfATfON OF REALTORS®, [NC. AND THE NORTH CAROLINA BAR ASSOCfAT!ON MAKE NO REPRESENTATION AS TO THE LEGAL V AL!DITY OR ADEQUACY OF ANY PROV[SION OF THIS FORM IN ANY SPECIFIC TRANSACTION. IF YOU DO NOT UNDERSTAND THIS FORM OR FEEL THAT IT DOES NOT PROVIDE FOR YOUR LEGAL NEEDS, YOU SHOULD CONSULT A NORTH CAROLINA REAL ESTATE ATTORNEY BEFORE YOU SIGN IT. BUYER: Individual Date: __________________ _ Date: ________________ =--- Business Entity Name:Scott Ba er SELLER: Individual Deborah Kelly Date: #:.-.2 C, -�O / 9 ���Date: _________________ _ Business Entity (Name of Entity) By:--------------- Name: _________________ _ Title: _________________ _ Date: _________________ _ The un ersigned hereby acknowledges receipt of the Earnest Money set forth herein and agrees to hold said Earnest Money in accordance with the terms hereof. lsaayson Isaacson Sheridan Attorney (Name of Escrow Agent) Date:. __________ -'----------By:------------------ Pag� 8 of8 Produced with zipForm® by ziplogi, 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.m1Logi<,<;Q!.!! STANDARD FORM 580-T Revised 7/2017 ©7/2018 tridian Trail m. North Carolina Association of REALTORS® AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY THIS AGREEMENT, including any and all addenda attached hereto ("Agreement"), is by and between Multifamily USA, LLC and or Assigns a(n) NC LLC ("Buyer"), and (individual or State of formation and type of entity) Linda Moses a(n) Indiv idual ("Seller"). (individual or State of formation and type of entity) FOR AND IN CONSIDERATION OF THE MUTUAL PROMISES SET FORTH HEREIN AND OTHER GOOD AND VALUABLE CONSIDERATION, THE RECEIPT AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED, THE PARTIES HERETO AGREE AS FOLLOWS: Section 1. Terms and Definitions: The terms listed below shall have the respective meaning given them as set forth adjacent to each term . (a)"Property": (Address) 2 Parcels 3115 Wesley Chapel Stouts Rd Indian Trail NC Parcel numbers 07069132B and07069149 Plat Reference: Lot(s) _________ � Block or Section"---------� as shown on Plat Book or Slide ______ at Page(s) ______ �, ____________ County, consisting of _______ acres. x0 If this box is checked, "Property" shall mean that property described on Exhibit A attached hereto and incorporated herewith by reference, (For information purposes: (i) the tax parcel number of the Property is: ___________________ _, and, (ii) some or all of the Property, consisting of approximately 6. 20 Approx. acres, is described in Deed Book _________________________ Page No._,_County.) together with all buildings and improvements thereon and all fixtures and appurtenances thereto and all personal property, if any, itemized on Exhibit A. o,;;_$ __ ..,_$ ;;...,:....;o""'."""o -"-o (b) "Purchase Price" shall mean the sum of Thousand Dollars ____________________________________ Dollars, payable on the following terms: $ 1B REALTOR® Scott Bayer $5,000.00 (i) "Earnest Money" shall mean _________ F_i_v_e;.._T_h_o _u _s_a_n_d ________ Dollars or terms as follows: To be deposited within 5 business days of execution of this contract Upon this Agreement becoming a contract in accordance with Section 14, the Earnest Money shall be promptly deposited in escrow with Isaacson Isaacson Sheridan Attorney (name of person/entity with whom deposited-"Escrow Agent"), to be applied as part payment of the Purchase Price of the Property at Closing, or disbursed as agreed upon under the provisions of Section 10 herein. Page 1 of8 This form jointly approved by: North Carolina Bar Association North Carolina Ass iation ofREALTORS®, Inc. Buyer lnitials--t:a""t;:;,"'------Seller Initials ..'t:.1>L. , NC27438 Phone: (336)314-6169 STANDARD FORM 580-T Revised 7/2017 © 7/2018 Fax: (336)314-6169 Indian Trail Produced with zipForrn® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www"ziploqixcom 0 ANY EARNEST MONEY DEPOSITED BY BUYER IN A TRUST ACCOUNT MAY BE PLACED IN AN INTEREST BEARING TRUST ACCOUNT, AND: (check only ONE box) 0 ANY INTEREST EARNED THEREON SHALL BE APPLIED AS PART PAYMENT OF THE PURCHASE PRICE OF THE PROPERTY AT CLOSING, OR DISBURSED AS AGREED UPON UNDER THE PROVISIONS OF SECTION 10 HEREIN. (Buyer's Taxpayer Identification Number is: ___________ � 0 ANY INTEREST EARNED THEREON SHALL BELONG TO THE ACCOUNT HOLDER IN CONSIDERATION OF THE EXPENSES INCURRED BY MAINTAINING SUCH ACCOUNT AND RECORDS ASSOCIATED THEREWITH. $ ________ N�/_A (ii) Proceeds of a new loan in the amount of ______________________ _ ___________________________________ Dollars for a term of ___ _,ears, with an amortization period not to exceed ____ __,ears, at an interest rate not to exceed _____ % per annum with mortgage loan discount points not to exceed _____ % of the loan amount, or such other terms as may be set forth on Exhibit B. Buyer shall pay all costs associated with any such loan. $ ________ N=--/=A (iii) Delivery of a promissory note secured by a deed of trust, said promissory note in the amount of _____________________________________ Dollars being payable over a term of__ years, with an amortization period of__ years, payable in monthly installments of principal, together with accrued interest on the outstanding principal balance at the rate of ___________________ _,.,ercent ( %) per annum in the amount of$ __________ _, with the first principal payment beginning on the first day of the month next succeeding the date of Closing, or such other terms as may be set forth on Exhibit B. At any time, the promissory note may be prepaid in whole or in part without penalty and without further interest on the amounts prepaid from the date of such prepayment. (NOTE: In the event of Buyer's subsequent default upon a promissory note and deed of trust given hereunder, Seller's remedies may be limited to foreclosure of the Property. If the deed of trust given hereunder is subordinated to senior financing, the material terms of such financing must be set forth on Exhibit B. If such senior financing is subsequently foreclosed, the Seller may have no remedy to recover under the note.) $ _______ �N�/=A (iv) Assumption of that unpaid obligation of Seller secured by a deed of trust on the Property, such $ .00 obligation having an outstanding principal balance of $ ______________ and evidenced by a note bearing interest at the rate of _______________________ percent (_%) per annum, and a current payment amount of$ ____________ _ (v) Cash, balance of Purchase Price, at Closing in the amount of Thousand Dollars Dollars. (c)"Closing" shall mean the date of completion of the process detailed in Section 11 of this Agreement. Closing shall occur on or before ____________ or 30 (Thirty) days from the expiration of the ex amination period (d)"Contract Date" means the date this Agreement has been fully executed by both Buyer and Seller. (e)"Examination Period" shall mean the period beginning on the first day after the Contract Date and extending through 5:00pm (based upon time at the locale of the Property) on 180 (one hundred eighty) days from the execution of this contract. Seller willcooperate with buyer in rezoning this property to high-density multifamily at thebuyer's expense. ENCE AS TO THE EXAMINATION PERIOD. Page 2 of8 Buyer Initials ____________ Seller Initials X:tn Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com STANDARD FORM580-T Revised 7/2017 © 7/2018 Indian Trail (f)"Broker(s)" shall mean: _________________________________________ ("Listing Agency"), ______________________________ ("Listing Agent" -License # _______ _,Acting as: 0 Seller's Agent; and Scott Bayer Acting as: � Buyer's Agent; 0 Dual Agent Multifamily USA ("Selling Agency"), Principle/Broker __ ....._--'-_________ ("Selling Agent"-License# 195803 ) 0 Seller's (Sub) Agent; 0 Dual Agent (g)"Seller's Notice Address" shall be as follows: 3115 Wesley Chapel Rd Monroe NC e-mail address: ________________________ fax number: _____________ _except as same may be changed pursuant to Section 12. (h)"Buyer's Notice Address" shall be as follows: 215 N Pine Street Charlotte NC 28202 e-mail address: ________________________ fax number: _____________ _except as same may be changed pursuant to Section 12. 0 (i) If this block is marked, additional terms of this Agreement are set forth on Exhibit B attached hereto and incorporated herein by reference. (Note: Under North Carolina law, real estate agents are not permitted to draft conditions or contingencies to this Agreement.) 0 G) If this block is marked, additional terms of this Agreement are set forth on the Additional Provisions Addendum (Form 5 81-T)attached hereto and incorporated herein by reference. Section 2. Sale of Property and Payment of Purchase Price: Seller agrees to sell and Buyer agrees to buy the Property for the Purchase Price. Section 3. Proration of Expenses and Payment of Costs: Seller and Buyer agree that all property taxes (on a calendar year basis), leases, rents, mortgage payments and utilities or any other assumed liabilities as detailed on attached Exhibit B, if any, shall be prorated as of the date of Closing. Seller shall pay for preparation of a deed and all other documents necessary to perform Seller's obligations under this Agreement, excise tax (revenue stamps), any deferred or rollback taxes, and other conveyance fees or taxes required by law, and the following: None Buyer shall pay recording costs, costs of any title search, title insurance, survey, the cost of any inspections or investiga tions undertaken by Buyer under this Agreement and the following: Buyer may request l(one)-30(Thirty) day extension of examination period with written notice. Scott Bayer is a liscineced NC Real Estate Broker and a principle in this transaction Each party shall pay its own attorney's fees. Section 4. Deliveries: Seller agrees to use best efforts to deliver to Buyer as soon as reasonably possible after the Contract Date copies of all material information relevant to the Property in the possession of Seller, including but not limited to: title insurance policies (and copies of any documents referenced therein), surveys, soil test reports, environmental surveys or reports, site plans, civil drawings, building plans, maintenance records and copies of all presently effective warranties or service contracts related to the Property. Seller authorizes (I) any attorney presently or previously representing Seller to release and disclose any title insurance policy in such attorney's file to Buyer and both Buyer's and Seller's agents and attorneys; and (2) the Property's title insurer or its agent to release and disclose all materials in the Property's title insurer's ( or title insurer's agent's) file to Buyer and both Buyer's and Seller's agents and attorneys. If Buyer does not consummate the Closing for any reason other than Seller default, then Buyer shall return to Seller all materials delivered by Seller to Buyer pursuant to this Section 4 ( or Section 7, if applicable), ifany, and shall, upon Seller's request, provide to Seller copies of (subject to the ownership and copyright interests of the preparer thereof) any and all studies, re ports, surveys and other information relating directly to the Property prepared by or at the request of Buyer, its employees and agents, and shall deliver to Sell er, upon the release of the Earnest Money, copies of all of the foregoing without any warranty or representation by Buyer as to the contents, accuracy or correctness thereof. Page 3 of8 Buyer Initials_+-,,,,,,,_'--____ Seller Initials dt:ln.. Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com ST AND ARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Section 5. Evidence of Title: Seller agrees to convey fee simple insurable title to the Property without exception for mechanics' liens, free and clear of all liens, encumbrances and defects of title other than: ( a) zoning ordinances affecting the Property, (b) Leases ( as defined in Section 7, if applicable) and (c) specific instruments on the public record at the Contract Date agreed to by Buyer (not objected to by Buyer prior to the end of the Examination Period), which specific instruments shall be enumerated in the deed referenced in Section 11 (items 5(a), 5(b) and 5(c) being collectively "Permitted Exceptions"); provided that Seller shall be required to satisfy, at or prior to Closing, any encumbrances that may be satisfied by the payment of a fixed sum of money, such as deeds of trust, mortgages or statutory liens. Seller shall not enter into or record any instrument that affects the Property ( or any personal property listed on Exhibit A) after the Contract Date without the prior written consent of Buyer, which consent shall not be unreasonably withheld, conditioned or delayed. Section 6. Conditions: This Agreement and the rights and obligations of the parties under this Agreement are hereby made expressly conditioned upon fulfillment ( or waiver by Buyer, whether explicit or implied) of the following conditions: (a)New Loan: The Buyer must be able to obtain the loan, if any, referenced in Section l(b)(ii). Notwithstanding, afterN/A Seller may request in writing from Buyer a copy of the commitment letter. If Buyer fails to provide Seller a copy of the commitment letter within five (5) days ofreceipt of Seller's request, then Seller may terminate this Agreement by written notice to Buyer at any time thereafter, provided Seller has not then received a copy of the commitment letter, and Buyer shall receive a return of Earnest Money. (b)Qualification for Assumption: The obligations ofBuyer under this Agreement are conditioned upon Buyer being able to assume the existing loan described above. If such assumption requires the lender's approval, Buyer agrees to use its best efforts to secure such approval and to advise Seller immediately upon receipt of the lender's decision. Approval must be granted on or before N/A . On or before this date, Buyer has the right to terminate this Agreement for failure to be able to assume the loan described above by delivering to Seller written notice of termination by the above date, time being of the essence. If Buyer delivers such notice, this Agreement shall be null and void and Earnest Money shall be refunded to Buyer. If Buyer fails to deliver such notice, then Buyer will be deemed to have waived this condition. Unless provided otherwise in Section 3 hereof, Buyer shall pay all fees and costs associated with any such assumption, including any assumption fee charged by the lender. At or before Closing, Seller shall assign to Buyer all interest of Seller in any current reserves or escrows held by the lender, any property management company and/or Seller, including but not limited to any tenant improvement reserves, leasing commission reserves, security deposits and operating or capital reserves for which Seller shall be credited said amounts at Closing. (c)Title Examination: After the Contract Date, Buyer shall, at Buyer's expense, cause a title examination to be made of the Property before the end of the Examination Period. In the event that such title examination shall show that Seller's title is not fee simple insurable, subject only to Permitted Exceptions, then Buyer shall promptly notify Seller in writing of all such title defects and exceptions, in no case later than the end of the Examination Period, and Seller shall have thirty (30) days to cure said noticed defects. If Seller does not cure the defects or objections within thirty (30) days of notice thereof, then Buyer may terminate this Agreement and receive a return of Earnest Money (notwithstanding that the Examination Period may have expired). If Buyer is to purchase title insurance, the insuring company must be licensed to do business in the state in which the Property is located. Title to the Property must be insurable at regular rates, subject only to standard exceptions and Permitted Exceptions. (d)Same Condition: If the Property is not in substantially the same condition at Closing as of the date of the offer, reasonable wear and tear excepted, then the Buyer may (i) terminate this Agreement and receive a return of the Earnest Money or (ii) proceed to Closing whereupon Buyer shall be entitled to receive, in addition to the Property, any of the Seller's insurance proceeds payable on account of the damage or destruction applicable to the Property. (e)Inspections: Buyer, its agents or representatives, at Buyer's expense and at reasonable times during normal business hours, shall have the right to enter upon the Property for the purpose of inspecting, examining, conducting timber cruises, and surveying the Property; provided, however, that Buyer shall not conduct any invasive testing of any nature without the prior express written approval of Seller as to each specific invasive test intended to be conducted by Buyer. Buyer shall conduct all such on-site inspections, examinations, testing, timber cruises and surveying of the Property in a good and workmanlike manner, at Buyer's expense, shall repair any damage to the Property caused by Buyer's entry and on-site inspections and shall conduct same in a manner that does not unreasonably interfere with Seller's or any tenant's use and enjoyment of the Property. In that respect, Buyer shall make reasonable efforts to undertake on-site inspections outside of the hours Seller's or any tenant's business is open to the public. Buyer shall provide Seller or any tenant ( as applicable) reasonable advance notice of and Buyer shall cause its agents or representatives and third party service providers ( e.g. inspectors, surveyors, etc.) to give reasonable advance notice of any entry onto the Property. Buyer shall be obligated to observe and comply with any terms of any tenant lease which conditions access to such tenant's space at the Produced with ZipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Property. Upon Seller's request, Buyer shall provide to Seller evidence of general liability insurance. Buyer shall also have a right to i:eview and inspect all contracts or other agreements affecting or related directly to the Property and shall be entitled to review such books and records of Seller that relate directly to the operation and maintenance of the Property, provided, however, that Buyer shall not disclose any information regarding this Property (or any tenant therein) unless required by law and the same shall be regarded as confidential, to any person, except to its attorneys, accountants, lenders and other professional advisors, in which case Buyer shall obtain their agreement to maintain such confidentiality. Buyer assumes all responsibility for the acts of itself, its agents or representatives in exercising its rights under this Section 6(e) and agrees to indemnify and hold Seller harmless from any damages resulting therefrom. This indemnification obligation of Buyer shall survive the Closing or earlier termination of this Agreement. Except as provided in Section 6(c) above, Buyer shall have from the Contract Date through the end of the Examination Period to perform the above inspections, examinations and testing. IF BUYER CHOOSES NOT TO PURCHASE THE PROPERTY, FOR ANY REASON OR NO REASON, AND PROVIDES WRITTEN NOTICE TO SELLER THEREOF PRIOR TO THE EXPIRATION OF THE EXAMINATION PERIOD, THEN THIS AGREEMENT SHALL TERMINATE, AND BUYER SHALL RECEIVE A RETURN OF THE EARNEST MONEY. Section 7. Leases (Check one of the following, as applicable): 0 If this box is checked, Seller affirmatively represents and warrants that there are no Leases (as hereinafter defined) affecting the Property. 0 If this box is checked, Seller discloses that there are one or more leases affecting the Property ("Leases") and the following provisions are hereby made a part of this Agreement. (a)A list of all Leases shall be set forth on Exhibit B. Seller represents and warrants that as of the Contract Date, there are no other Leases, oral or written, recorded or not, nor any subleases affecting the Property, except as set forth on ExhibitB; (b)Seller shall deliver copies of any Leases to Buyer pursuant to Section 4 as if the Leases were listed therein; (c)Seller represents and warrants that as of the Contract Date there are no current defaults (or any existing situation which, with the passage oftime, or the giving of notice, or both, or at the election of either landlord or tenant could constitute a default) either by Seller, as landlord, or by any tenant under any Lease ("Lease Default"). In the event there is any Lease Default as of the Contract Date, Seller agrees to provide Buyer with a detailed description of the situation in accordance with Section 4. Seller agrees not to commit a Lease Default as Landlord after the Contract Date, and agrees further to notify Buyer immediately in the event a Lease Default arises or is claimed, asserted or threatened to be asserted by either Seller or a tenant under the Lease. (d)In addition to the conditions provided in Section 6 of this Agreement, this Agreement and the rights and obligations of the parties under this Agreement are hereby made expressly conditioned upon the assignment of Seller's interest in any Lease to Buyer in form and content acceptable to Buyer (with tenant's written consent and acknowledgement, ifrequired under the Lease). Seller agrees to deliver an assignment of any Lease at or before Closing, with any security deposits held by Seller under any Leases to be transferred or credited to Buyer at or before Closing. The assignment shall provide: (i) that Seller shall defend, indemnify and hold Buyer harmless from claims, losses, damages and liabilities (including, without limitation, court costs and attorneys' fees) asserted against or incurred by Buyer which are caused by or the result of any default by Seller under any Lease prior to the date of Closing, and (ii) that Buyer shall defend, indemnify and hold Seller harmless from claims, losses, damages and liabilities (including, without limitation, court costs and attorneys' fees) asse1ted against or incurred by Seller which are caused by or the result of any default by Buyer under any Lease after the date of Closing. (e)Seller also agrees to execute and deliver (and work diligently to obtain any tenant signatures necessary for same) any estoppel certificates and subordination, nondisturbance and attornment agreements in such form as Buyer may reasonably request. Section 8. Environmental: Seller represents and warrants that it has no actual knowledge of the presence or disposal, except as in accordance with applicable law, within the buildings or on the Property of hazardous or toxic waste or substances, which are defined as those substances, materials, and wastes, includ ing, but not limited to, those substances, materials and wastes listed in the United States Department of Transportation Hazardous Materials Table ( 49 CFR Part 172.101) or by the Environmental Protection Agency as haz ardous substances ( 40 CFR Part 302.4) and amendments thereto, or such substances, materials and wastes, which are or become regulated under any applicable local, state or federal law, including, without limitation, any material, waste or substance which is (i) petr oleum, (ii) asbestos, (iii) polychlorinated biphenyls, (iv) designated as a Hazardous Substance pursuant to Section 311 of the Clean Water Act of 1977 (33 U.S.C. §1321) or listed pursuant to Section 307 of the Clean Water Act ofl977 (33 U.S.C. §1317), (v) defined as a hazardous waste pursuant to Section 1004 of the Resource Conservation and Recovery Act of 1976 ( 42 U.S.C. §6903) or (vi) defined as a hazardous substance pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601 ). Seller has no actual knowledge of any contamination of the Property from such substances as may have been disposed of or stored on neighboring tracts.n Page5 of8 Buyer Initials_��---�-. ___ Seller Initials X,tJ.... Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com STANDARD FORM 580-T Revised 7/2017 ©7/2018 Indian Trail Section 9. Risk of Loss/Damage/Repair: Until Closing, the risk ofloss or damage to the Property, except as otherwise provided herein, •shall be borne by Seller. Except as to maintaining the Property in its same condition, Seller shall have no responsibility for the repair of the Property, including any improvements, unless the parties hereto agree in writing. Section 10. Earnest Money Disbursement: In the event that any condition hereto is not satisfied, then the Earnest Money shall be refunded to Buyer. In the event of breach of this Agreement by Seller, the Earnest Money shall be refunded to Buyer upon Buyer's request, but such return shall not affect any other remedies available to Buyer for such breach. In the event of breach of this Agreement by Buyer, the Earnest Money Deposit shall be paid to Seller as liquidated damages and as Seller's sole and exclusive remedy for such breach, but without limiting Seller's rights under Section 6(e) or Section 22 of this Agreement. It is acknowledged by the parties that payment of the Earnest Money to Seller in the event of a breach of this Agreement by Buyer is compensatory and not punitive, such amount being a reasonable estimation of the actual loss that Seller would incur as a result of such breach. The payment of the Earnest Money to Seller shall not constitute a penalty or forfeiture but actual compensation for Seller's anticipated loss, both parties acknowledging the difficulty determining Seller's actual damages for such breach.NOTE: In the event of a dispute between Seller and Buyer over the disposition of the Earnest Money held in escrow, a licensed real estate broker is required by state law (and Escrow Agent, if not a broker, hereby agrees) to retain the Earnest Money in the Escrow Agent's trust or escrow account until Escrow Agent has obtained a written release from the parties consenting to its disposition or until disbursement is ordered by a court of competent jurisdiction. Alternatively, if a broker or an attorney licensed to practice law in North Carolina is holding the Earnest Money, the broker or attorney may deposit the disputed monies with the appropriate clerk of court in accordance with the provisions ofN.C.G.S. §93A-12. Seller and Buyer hereby agree and acknowledge that the Escrow Agent assumes no liability in connection with the holding of the Earnest Money pursuant hereto except for negligence or willful misconduct of Escrow Agent. Escrow Agent shall not be responsible for the validity, correctness or genuineness of any document or notice referred to under this Agreement. Seller and Buyer hereby agree to indemnify, protect, save and hold harmless Escrow Agent and its successors, assigns and agents pursuant to this Agreement, from any and all liabilities, obligations, losses, damages, claims, actions, suits, costs or expenses (including attorney fees) of whatsoever kind or nature imposed on, incurred by or asserted against Escrow Agent which in any way relate to or arise out of the execution and delivery of this Agreement and any action taken hereunder; provided, however, that Seller and Buyer shall have no such obligation to indemnify, save and hold harmless Escrow Agent for any liability incurred by, imposed upon or established against it as a result of Escrow Agent's negligence or willful misconduct. Section 11. Closing: At or before Closing, Seller shall deliver to Buyer a special warranty deed unless otherwise specified on Exhibit B and other documents customarily executed or delivered by a seller in similar transactions, including without limitation, a bi II of sale for any personalty listed on Exhibit A, an owner's affidavit, lien waiver forms (and such other lien related documentation as shall permit the Property to be conveyed free and clear of any claim for mechanics' liens) and a non-foreign status affidavit (pursuant to the Foreign Investment in Real Property Tax Act), and Buyer shall cause to be delivered the funds necessary to pay to Seller the Purchase Price. The Closing shall be conducted by Buyer's attorney or handled in such other manner as the parties hereto may mutually agree in writing. Possession shall be delivered at Closing, unless otherwise agreed herein. The Purchase Price and other funds to be disbursed pursuant to this Agreement shall not be disbursed until the Buyer's attorney's ( or other designated settlement agent's) receipt of authorization to disburse all necessary funds. Section 12. Notices: Unless otherwise provided herein, all notices and other communications which may be or are required to be given or made by any party to the other in connection herewith shall be in writing (which shall include electronic mail) and shall be deemed to have been properly given and received (i) on the date delivered in person or (ii) the date deposited in the United States mail, registered or certified, return receipt requested, to the addresses set out in Section 1 (g) as to Seller and in Section 1 (h) as to Buyer, or at such other addresses as specified by written notice delivered in accordance herewith, (iii) upon the sender's receipt of evidence of complete and successful transmission of electronic mail or facsimile to the electronic mail address or facsimile number, if any, provided in Section l(g) as to Seller and in Section l(h) as to Buyer or (iv) on the date deposited with a recognized overnight delivery service, addressed to the addresses set out in Section l(g) as to Seller and in Section l(h) as to Buyer, or at such other addresses as specified by written notice delivered in accordance herewith. If a notice is sent by more than one method, it will be deemed received upon the earlier of the dates of receipt pursuant to this Section. Section 13. Counterparts; Entire Agreement: This Agreement may be executed in one or more counterparts, which taken together, shall constitute one and the same original document. Copies of original signature pages of this Agreement may be exchanged via facsimile or e-mail, and any such copies shall constitute originals. This Agreement constitutes the sole and entire agreement among the parties hereto and no modification of this Agreement shall be binding unless in writing and signed by all parties hereto. The invalidity of one or more provisions of this Agreement shall not affect the validity of any other provisions hereof and this Agreement shall be construed and . enforced as if such invalid provisions were not included. , Page 6 of8 Buyer lnitials-� ______ Seller Initials �th Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Section 14. Enforceability: This Agreement shall become a contract when signed by both Buyer and Seller and such signing is communicated to both parties; it being expressly agreed that the notice described in Section 12 is not required for effective communication for the purposes of this Section 14. The parties acknowledge and agree that: (i) the initials lines at the bottom of each page of this Agreement are merely evidence of their having reviewed the terms of each page, and (ii) the complete execution of such initials lines shall not be a condition of the effectiveness of this Agreement. This Agreement shall be binding upon and inure to the benefit of the parties, their heirs, successors and assigns and their personal representatives. Section 15. Adverse Information and Compliance with Laws: (a)Seller Knowledge: Seller has no actual knowledge of(i) condemnation(s) affecting or contemplated with respect to the Property; (ii) actions, suits or proceedings pending or threatened against the Property; (iii) changes contemplated in any applicable laws, ordinances or restrictions affecting the Property; or (iv) governmental special assessments, either pending or confirmed, for sidewalk, paving, water, sewer, or other improvements on or adjoining the Property, and no pending or confirmed owners' association special assessments, except as follows (Insert "None" or the identification of any matters relating to (i) through (iv) above, if any):_ None Note: For purposes of this Agreement, a "confirmed" special assessment is defined as an assessment that has been approved by a governmental agency or an owners' association for the purpose(s) stated, whether or not it is fully payable at time of closing. A "pending" special assessment is defined as an assessment that is under formal consideration by a governing body. Seller shall pay all owners' association assessments and all governmental assessments confirmed as of the date of Closing, if any, and Buyer shall take title subject to all pending assessments disclosed by Seller herein, if any. Seller represents that the regular owners' association dues, if any, are $ _________ per _____________ _ (b)Compliance: To Seller's actual knowledge, (i) Seller has complied with all applicable laws, ordinances, regulations, statutes, rules and restrictions pertaining to or affecting the Property; (ii) performance of the Agreement will not result in the breach of, constitute any default under or result in the imposition of any lien or encumbrance upon the Property under any agreement or other instrument to which Seller is a party or by which Seller or the Property is bound; and (iii) there are no legal actions, suits or other legal or administrative proceedings pending or threatened against the Property, and Seller is not aware of any facts which might result in any such action, suit or other proceeding. Section 16. Survival of Representations and Warranties: All representations, warranties, covenants and agreements made by the parties hereto shall survive the Closing and delivery of the deed. Seller shall, at or within six (6) months after the Closing, and without further consideration, execute, acknowledge and deliver to Buyer such other documents and instruments, and take such other ac tion as Buyer may reasonably request or as may be necessary to more effectively transfer to Buyer the Property described herein in accordance with this Agreement. Section 17. Applicable Law: This Agreement shall be construed under the laws of the state in which the Property is located. This form has only been approved for use in North Carolina. Section 18. Assignment: This Agreement is freely assignable unless otherwise expressly provided on Exhibit B. Section 19. Tax-Deferred Exchange: In the event Buyer or Seller desires to effect a tax-deferred exchange in connection with the conveyance of the Property, Buyer and Seller agree to cooperate in effecting such exchange; provided, however, that the exchanging party shall be responsible for all additional costs associated with such exchange, and provided further, that a non-exchanging party shall not assume any additional liability with respect to such tax-deferred exchange. Seller and Buyer shall execute such additional documents, at no cost to the non-exchanging party, as shall be required to give effect to this provision. Section 20. Memorandum of Contract: Upon request by either party, the parties hereto shall execute a memorandum of contract in recordable form setting forth such provisions hereof (other than the Purchase Price and other sums due) as either party may wish to incorporate. Such memorandum of contract shall contain a statement that it automatically terminates and the Property is released from any effect thereby as of a specific date to be stated in the memorandum (which specific date shall be no later than the date of Closing). The cost of recording such memorandum of contract shall be borne by the party requesting execution of same. Section 21. Authority: Each signatory to this Agreement represents and warrants that he or she has full authority to sign this Agreement and such instruments as may be necessary to effectuate any transaction contemplated by this Agreement on behalf of the party for whom he or she signs and that his or her signature binds such party. Page 7 of8 Buyer Initials.---16Ao,c......;:.-----Seller lnitials---=�:........::.z..J1.-'+-----­\ Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLoqix.com ST AND ARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Section 22. Brokers:Except as expressly provided herein, Buyer and Seller agree to indemnify and hold each other harmless from any ·and all claims of brokers, consultants or real estate agents by, through or under the indemnifying party for fees or commissions arising out of the sale of the Property to Buyer. Buyer and Seller represent and warrant to each other that: (i) except as to the Brokers designated under Section 1 (f) of this Agreement, they have not employed nor engaged any brokers, consultants or real estate agents to be involved in this transaction and (ii) that the compensation of the Brokers is established by and shall be governed by separate agreements entered into as amongst the Brokers, the Buyer and/or the Seller. Section 23. Attorneys Fees:If legal proceedings are instituted to enforce any provision of this Agreement, the prevailing party in the proceeding shall be entitled to recover from the non-prevailing party reasonable attorneys fees and court costs incurred in connection with the proceeding. 0 EIFS/SYNTHETIC STUCCO: If the adjacent box is checked, Seller discloses that the Property has been clad previously (either in whole or in part) with an "exterior insulating and finishing system" commonly known as "EIFS" or "synthetic stucco". Seller makes no representations or warranties regarding such system and Buyer is advised to make its own independent determinations with respect to conditions related to or occasioned by the existence of such materials at the Property. THE NORTH CAROLINA ASSOCIATION OF REALTORS®, INC. AND THE NORTH CAROLINA BAR ASSOCIATION MAKE NO REPRESENTATION AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANY PROVISION OF THIS FORM IN ANY SPECIFIC TRANSACTION. IF YOU DO NOT UNDERSTAND THIS FORM OR FEEL THAT IT DOES NOT PROVIDE FOR YOUR LEGAL NEEDS, YOU SHOULD CONSULT A NORTH CAROLINA REAL ESTATE ATTORNEY BEFORE YOU SIGN IT. BUYER: Individual Date: _________________ _ Date: _________________ _ Business Entity Name:Scott Ba er Title: Manager Date:_��--+ /_2_d-+-/�c;)�O/�j __ _I I SELLER: Individual Linda Moses Date: 5;.2,.D ..-ZOq �A/ 1Y\_� Date: ________________ _ Business Entity (Name of Entity) By:--------------- Name: ________________ _ Title: ________________ _ Date: ________________ _ The undersigned hereby acknowledges receipt of the Earnest Money set forth herein and agrees to hold said Earnest Money in accordance with the terms hereof. Isaacson Isaacson Sheridan Attorney (Name of Escrow Agent) Date: _________________ _By:------------------ Page 8 of8 Produced with zipForm® by ziplogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.ziplogix.com STANDARD FORM 580-T Revised 7 /2017 ©7/2018 Indian Trail -� C:oMaps 4.0 X + � 4 C CD Not secure j g1s•web.co.union.nc.us/gomaps/f " 5 0 O mi � Q mi \ 07V9000!JO ,,.........____ 6449 � 07\l{l(J()'.l�U ftxli,i:?,J /7 07060133 :;2,27 (!> ;j � ,201 (') Cl X *eoara,e {17(1�1!'.il:.7 �-0706913� 070(iij()O� CREALTORS' CommercialAl'liance REALTOR" North Carolina Association of REALTORS@ AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY THIS AGREEMENT, including any and all addenda attached hereto ("Agreement"), is by and between Multifamily USA, LLC and or Assigns a(n) NC LLC ("Buyer"), and (individual or State of formation and type of entity) Video Stop Distributing, Inc , a(n) ("Seller") - (individual or State of formation and type of entity) FOR AND IN CONSIDERATION OF THE MUTUAL PROMISES SET FORTH HEREIN AND OTHER GOOD AND VALUABLE CONSIDERATION, THE RECEIPT AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED, THE PARTIES HERETO AGREE AS FOLLOWS: Section 1. Terms and Definitions: The terms listed below shall have the respective meaning given them as set forth adjacent to each term.PropeAy": (Address) 5517 Orr Rd. Monroe, NC 28078; Parcel numbers 07069125A Plat Reference: Lot(s)_ at Page( Block or Section , as shown on Plat Book or Slide County, consisting of acres. x❑ If this box is checked, "Property" shall mean that property described on Exhibit A attached hereto and incorporated herewith by reference, (For information purposes: (i) the tax parcel number of the Property is: and, (ii) some or all of the Property, consistingof approximately 7.47 Approx. acres, is described in Deed Book Page No. _County.) together with all buildings and improvements thereon and all fixtures and appurtenances thereto and all personal property, if any, itemized on Exhibit A. $ $ 625 , 000.00 (a) "Purchase Price" shall mean the sum of Six —Hundred Twenty Five Thousand Dollars, payable on the following terms: $ $25,000.00 (i) "Earnest Money" shall mean Twenty —Five Thousand Dollars or terms as follows: To be deposited within 5 business days of execution of this contract, Earnest Money will be non-refundable at the end of the Examination Period Upon this Agreement becoming a contract in accordance with Section 14, the Earnest Money shall be promptly deposited in escrow with Isaacson Isaacson Sheridan Attorney (name of person/entity with whom deposited- "Escrow Agent"), to be applied as part payment of the Purchase Price of the Property at Closing, or disbursed as agreed upon under the provisions of Section 10 herein. Page 1 of 8 This form jointly a ro ed by: STANDARD FORM 580-T North Caroli*ssion B ition Revised 7/2017 North CaroliofREALTORS®, In ©7/2018 Buyer InitialsSeller InitialsMULTI FAMILY USA, LLC, P.O. Box 8 Phone: (336)314-6169 Fax: (336)314-6169 Indian Trail Sc tt Bayer Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLooix.com [1787275/11 ❑ ANY EARNEST MONEY DEPOSITED BY BUYER IN A TRUST ACCOUNT MAY BE PLACED IN AN INTEREST BEARING TRUST ACCOUNT, AND: (check only ONEbox) ANY INTEREST EARNED THEREON SHALL BE APPLIED AS PART PAYMENT OF THE PURCHASE PRICE OF THE PROPERTY AT CLOSING, OR DISBURSED AS AGREED UPON UNDER THE PROVISIONS OF SECTION 10 HEREIN. (Buyer's Taxpayer Identification Number is: ) ❑ ANY INTEREST EARNED THEREON SHALL BELONG TO THE ACCOUNT HOLDER IN CONSIDERATION OF THE EXPENSES INCURRED BY MAINTAINING SUCH ACCOUNT AND RECORDS ASSOCIATED THEREWITH. $ N/A (ii) Proceeds of a new loan in the amount of Dollars for a term of years, with an amortization period not to exceed years, at an interest rate not to exceed % per annum with mortgage loan discount points not to exceed % of the loan amount, or such other terms as may be set forth on Exhibit B. Buyer shall pay all costs associated with any such loan. $400,000.00 (iii) Delivery of a promissory note secured by a deed of trust, said promissory note in the amount of $400,000.00 being payable over a term of wears, with two payments of $200,000.00 due on the first and second anniversaries of the closing, at the rate of Zero percent (0%) per annum or such other terms as may be set forth on Exhibit B. At any time, the promissory note may be prepaid in whole or in part without penalty and without further interest on the amounts prepaid from the date of such prepayment. (NOTE: In the event of Buyer's subsequent default upon a promissory note and deed of trust given hereunder, Buyer foregoes foreclosure remedies, but seller must give buyer a 90 (Ninety) day notice of being past due first. Seller will be in first position on this loan and buyer may not subordinate without sellers' consent. $ N/A (iv) Assumption of that unpaid obligation of Seller secured by a deed of trust on the Property, such obligation having an outstanding principal balance of $ and evidenced by a note bearing interest at the rate of percent (_%) per annum, and a current payment amount of $ $ $200 , 000. 00 (v) Cash, balance of Purchase Price, at Closing in the amount of Two Hundred Thousand Dollars Dollars. (b) "Closing" shall mean the date of completion of the process detailed in Section 11 of this Agreement. Closing shall occur on or before or 90 days from rezoning approval or the end of the examination period whichever comes first (c) "Contract Date" means the date this Agreement has been fully executed by both Buyer and Seller. (d) "Examination Period" shall mean the period beginning on the first day after the Contract Date and extending through 5:00pm (based upon time at the locale of the Property) on June 30, 2020 TIME IS OF THE ESSENCE AS TO THE EXAHINATIONPERIOD. [1787275/1] Page 2 of 8 Buyer Initials In. Seller Initials Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLoaix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail (e) "Broker(s)" shall mean: ("Listing Agency"), ("Listing Agent" - License # ) Acting as: ❑ Seller's Agent; ❑ Dual Agent and Multifamily USA ("Selling Agency"), Scott Bayer Principle/Broker ("Selling Agent% License# 195803 ) Acting as: L] Buyer's Agent; U Seller's (Sub) Agent; L] Dual Agent (f) "Seller's Notice Address" shall be as follows: 5523 Orr Rd Monroe NC e-mail address: fax number: except as same may be changed pursuant to Section 12. (g) "Buyer's Notice Address" shall be as follows: 215 N Pine Street Charlotte NC 28202 e-mail address: fax number: except as same may be changed pursuant to Section 12. XX (i) If this block is marked, additional terms of this Agreement are set forth on Exhibit B attached hereto and incorporated herein by reference. (Note: Under North Carolina law, real estate agents are not permitted to draft conditions or contingencies to this Agreement.) If this block is marked, additional terms of this Agreement are set forth on the Additional Provisions Addendum (Form 581- T) attached hereto and incorporated herein by reference. Section 2. Sale of Property and Payment of Purchase Price: Seller agrees to sell and Buyer agrees to buy the Property for the Purchase Price. Section 3. Proration of Expenses and Payment of Costs: Seller and Buyer agree that all property taxes (on a calendar year basis), leases, rents, mortgage payments and utilities or any other assumed liabilities as detailed on attached Exhibit B, if any, shall be prorated as of the date of Closing. Seller shall pay for preparation of a deed and all other documents necessary to perform Seller's obligations under this Agreement, excise tax (revenue stamps), any deferred or rollback taxes, and other conveyance fees or taxes required by law, and the following: None Buyer shall pay recording costs, costs of any title search, title insurance, survey, the cost of any inspections or investigations undertaken by Buyer under this Agreement and the following: Each party shall pay its own attorney's fees. Section 4. Deliveries: Seller agrees to use best efforts to deliver to Buyer as soon as reasonably possible after the Contract Date copies of all material information relevant to the Property in the possession of Seller, including but not limited to: title insurance policies (and copies of any documents referenced therein), surveys, soil test reports, environmental surveys or reports, site plans, civil drawings, building plans, maintenance records and copies of all presently effective warranties or service contracts related to the Property. Seller authorizes (1) any attorney presently or previously representing Seller to release and disclose any title insurance policy in such attorney's file to Buyer and both Buyer's and Seller's agents and attorneys; and (2) the Property's title insurer or its agent to release and disclose all materials in the Property's title insurer's (or title insurer's agent's) file to Buyer and both Buyer's and Seller's agents and attorneys. If Buyer does not consummate the Closing for any reason other than Seller default, then Buyer shall return to Seller all materials delivered by Seller to Buyer pursuant to this Section 4 (or Section 7, if applicable), if any, and shall, upon Seller's request, provide to Seller copies of (subject to the ownership and copyright interests of the preparer thereof) any and all studies, reports, surveys and other information relating directly to the Property prepared by or at the request of Buyer, its employees and agents, and shall deliver to Seller, upon the release of the Earnest Money, copies of all of the foregoing without any warranty or representation by Buyer as to the contents, accuracy or correctness thereof. [1787275/11 age 3 of 8 Buyer Initials Seller Initials r STANDARD FORM 580-T Revised 7/2017 © 712018 Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com Indian Trail Section 5. Evidence of Title: Seller agrees to convey fee simple insurable title to the Property without exception for mechanics' liens, free and clear of all liens, encumbrances and defects of title other than: (a) zoning ordinances affecting the Property, (b) Leases (as defined in Section 7, if applicable) and (c) specific instruments on the public record at the Contract Date agreed to by Buyer (not objected to by Buyer prior to the end of the Examination Period), which specific instruments shall be enumerated in the deed referenced in Section I I (items 5(a), 5(b) and 5(c) being collectively "Permitted Exceptions"); provided that Seller shall be required to satisfy, at or prior to Closing, any encumbrances that may be satisfied by the payment of a fixed sum of money, such as deeds of trust, mortgages or statutory liens. Seller shall not enter into or record any instrument that affects the Property (or any personal property listed on Exhibit A) after the Contract Date without the prior written consent of Buyer, which consent shall not be unreasonably withheld, conditioned or delayed. Section 6. Conditions: This Agreement and the rights and obligations of the parties under this Agreement are hereby made expressly conditioned upon fulfillment (or waiver by Buyer, whether explicit or implied) of the following conditions: (a) New Loan: The Buyer must be able to obtain the loan, if any, referenced in Section I(b)(ii). Notwithstanding, after N/A , Seller may request in writing from Buyer a copy of the commitment letter. If Buyer fails to provide Seller a copy of the commitment letter within five (5) days of receipt of Seller's request, then Seller may terminate this Agreement by written notice to Buyer at any time thereafter, provided Seller has not then received a copy of the commitment letter, and Buyer shall receive a return of Earnest Money. (b) Qualification for Assumption: The obligations of Buyer under this Agreement are conditioned upon Buyer being able to assume the existing loan described above. If such assumption requires the lender's approval, Buyer agrees to use its best efforts to secure such approval and to advise Seller immediately upon receipt of the lender's decision. Approval must be granted on or before N/A On or before this date, Buyer has the right to terminate this Agreement for failure to be able o assume the loan described above by delivering to Seller written notice of termination by the above date, time being of the essence. If Buyer delivers such notice, this Agreement shall be null and void and Earnest Money shall be refunded to Buyer. If Buyer t fails to deliver such notice, then Buyer will be deemed to have waived this condition. Unless provided otherwise in Section 3 hereof, Buyer shall pay all fees and costs associated with any such assumption, including any assumption fee charged by the lender. At or before Closing, Seller shall assign to Buyer all interest of Seller in any current reserves or escrows held by the lender, any property management company and/or Seller, including but not limited to any tenant improvement reserves, leasing commission reserves, security deposits and operating or capital reserves for which Seller shall be credited said amounts at Closing. (c) Title Examination: After the Contract Date, Buyer shall, at Buyer's expense, cause a title examination to be made of the Property before the end of the Examination Period. In the event that such title examination shall show that Seller's title is not fee simple insurable, subject only to Permitted Exceptions, then Buyer shall promptly notify Seller in writing of all such title defects and exceptions, in no case later than the end of the Examination Period, and Seller shall have thirty (30) days to cure said noticed defects. If Seller does not cure the defects or objections within thirty (30) days of notice thereof, then Buyer may terminate this Agreement and receive a return of Earnest Money (notwithstanding that the Examination Period may have expired). If Buyer is to purchase title insurance, the insuring company must be licensed to do business in the state in which the Property is located. Title to the Property must be insurable at regular rates, subject only to standard exceptions and Permitted Exceptions. (d) Same Condition: If the Property is not in substantially the same condition at Closing as of the date of the offer, reasonable wear and tear excepted, then the Buyer may (i) terminate this Agreement and receive a return of the Earnest Money or (ii) proceed to Closing whereupon Buyer shall be entitled to receive, in addition to the Property, any of the Seller's insurance proceeds payable on account of the damage or destruction applicable to the Property. (e) Inspections: Buyer, its agents or representatives, at Buyer's expense and at reasonable times during normal business hours, shall have the right to enter upon the Property for the purpose of inspecting, examining, conducting timber cruises, and surveying the Property; provided, however, that Buyer shall not conduct any invasive testing of any nature without the prior express written approval of Seller as to each specific invasive test intended to be conducted by Buyer. Buyer shall conduct all such on -site inspections, examinations, testing, timber cruises and surveying of the Property in a good and workmanlike manner, at Buyer's expense, shall repair any damage to the Property caused by Buyer's entry and on -site inspections and shall conduct same in a manner that does not unreasonably interfere with Seller's or any tenant's use and enjoyment of the Property. In that respect, Buyer shall make reasonable efforts to undertake on -site inspections outside of the hours Seller's or any tenant's business is open to the public. Buyer shall provide Seller or any tenant (as applicable) reasonable advance notice of and Buyer shall cause its agents or representatives and third party service providers (e.g. inspectors, surveyors, etc.) to give reasonable advance notice of any entry onto the Property. Buyer shall be obligated to observe and comply with any terms of any tenant lease which conditions access to such tenant's space at the [1787275/11 age 4 of 8 Buyer Initials f Seller Initials Produced with ZipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLociix.com STANDARD FORM 580-T Revised 7/2017 © 7/2018 Indian Trail Property. Upon Seller's request, Buyer shall provide to Seller evidence of general liability insurance. Buyer shall also have a right to review and inspect all contracts or other agreements affecting or related directly to the Property and shall be entitled to review such books and records of Seller that relate directly to the operation and maintenance of the Property, provided, however, that Buyer shall not disclose any information regarding this Property (or any tenant therein) unless required by law and the same shall be regarded as confidential, to any person, except to its attorneys, accountants, lenders and other professional advisors, in which case Buyer shall obtain their agreement to maintain such confidentiality. Buyer assumes all responsibility for the acts of itself, its agents or representatives in exercising its rights under this Section 6(e) and agrees to indemnify and hold Seller harmless from any damages resulting therefrom. This indemnification obligation of Buyer shall survive the Closing or earlier termination of this Agreement. Except as provided in Section 6(c) above, Buyer shall have from the Contract Date through the end of the Examination Period to perform the above inspections, examinations and testing. IF BUYER CHOOSES NOT TO PURCHASE THE PROPERTY, FOR ANY REASON OR NO REASON, AND PROVIDES WRITTEN NOTICE TO SELLER THEREOF PRIOR TO THE EXPIRATION OF THE EXAMINATION PERIOD, THEN THIS AGREEMENT SHALL TERMINATE, AND BUYER SHALL RECEIVE A RETURN OF THE EARNEST MONEY. Section 7. Leases (Check one of the following, as applicable): j If this box is checked, Seller affirmatively represents and warrants that there are no Leases (as hereinafter defined) affecting the Property. ❑ If this box is checked, Seller discloses that there are one or more leases affecting the Property ("Leases") and the following provisions are hereby made a part of this Agreement. (a) A list of all Leases shall be set forth on Exhibit B. Seller represents and warrants that as of the Contract Date, there are no other Leases, oral or written, recorded or not, nor any subleases affecting the Property, except as set forth on ExhibitB; (b) Seller shall deliver copies of any Leases to Buyer pursuant to Section 4 as if the Leases were listedtherein; (c) Seller represents and warrants that as of the Contract Date there are no current defaults (or any existing situation which, with the passage of time, or the giving of notice, or both, or at the election of either landlord or tenant could constitute a default) either by Seller, as landlord, or by any tenant under any Lease ("Lease Default"). In the event there is any Lease Default as of the Contract Date, Seller agrees to provide Buyer with a detailed description of the situation in accordance with Section 4. Seller agrees not to commit a Lease Default as Landlord after the Contract Date, and agrees further to notify Buyer immediately in the event a Lease Default arises or is claimed, asserted or threatened to be asserted by either Seller or a tenant under the Lease. (d) In addition to the conditions provided in Section 6 of this Agreement, this Agreement and the rights and obligations of the parties under this Agreement are hereby made expressly conditioned upon the assignment of Seller's interest in any Lease to Buyer in form and content acceptable to Buyer (with tenant's written consent and acknowledgement, if required under the Lease). Seller agrees to deliver an assignment of any Lease at or before Closing, with any security deposits held by Seller under any Leases to be transferred or credited to Buyer at or before Closing. The assignment shall provide: (i) that Seller shall defend, indemnify and hold Buyer harmless from claims, losses, damages and liabilities (including, without limitation, court costs and attorneys' fees) asserted against or incurred by Buyer which are caused by or the result of any default by Seller under any Lease prior to the date of Closing, and (ii) that Buyer shall defend, indemnify and hold Seller harmless from claims, losses, damages and liabilities (including, without limitation, court costs and attorneys' fees) asserted against or incurred by Seller which are caused by or the result of any default by Buyer under any Lease after the date of Closing. (e) Seller also agrees to execute and deliver (and work diligently to obtain any tenant signatures necessary for same) any estoppel certificates and subordination, nondisturbance and attornment agreements in such form as Buyer may reasonably request. Section 8. Environmental: Seller represents and warrants that it has no actual knowledge of the presence or disposal, except as in accordance with applicable law, within the buildings or on the Property of hazardous or toxic waste or substances, which are defined as those substances, materials, and wastes, including, but not limited to, those substances, materials and wastes listed in the United States Department of Transportation Hazardous Materials Table (49 CFR Part 172.101) or by the Environmental Protection Agency as hazardous substances (40 CFR Part 302.4) and amendments thereto, or such substances, materials and wastes, which are or become regulated under any applicable local, state or federal law, including, without limitation, any material, waste or substance which is (i) petroleum, (ii) asbestos, (iii) polychlorinated biphenyls, (iv) designated as a Hazardous Substance pursuant to Section 311 of the Clean Water Act of 1977 (33 U.S.C. §1321) or listed pursuant to Section 307 of the Clean Water Act of 1977 (33 U.S.C. §1317), (v) defined as a hazardous waste pursuant to Section 1004 of the Resource Conservation and Recovery Act of 1976 (42 U.S.C. §6903) or (vi) defined as a hazardous substance pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601). Seller has no actual knowledge of any contamination of the Property from such substances as may have been disposed of or stored on neighboring tracts. [1787275/1] age of 8 Buyer Initials Seller Initials STANDARD FORM 580-T Revised 7/2017 © 7/2018 Produced with �zi�por.m@pLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLoaix.com Indian Trail Section 9. Risk of Loss/Damage/Repair: Until Closing, the risk of loss or damage to the Property, except as otherwise provided herein, shall be borne by Seller. Except as to maintaining the Property in its same condition, Seller shall have no responsibility for the repair of the Property, including any improvements, unless the parties hereto agree in writing. Section 10. Earnest Money Disbursement: In the event that any condition hereto is not satisfied, then the Earnest Money shall be refunded to Buyer. In the event of breach of this Agreement by Seller, the Earnest Money shall be refunded to Buyer upon Buyer's request, but such return shall not affect any other remedies available to Buyer for such breach. In the event of breach of this Agreement by Buyer, the Earnest Money Deposit shall be paid to Seller as liquidated damages and as Seller's sole and exclusive remedy for such breach, but without limiting Seller's rights under Section 6(e) or Section 22 of this Agreement. It is acknowledged by the parties that payment of the Earnest Money to Seller in the event of a breach of this Agreement by Buyer is compensatory and not punitive, such amount being a reasonable estimation of the actual loss that Seller would incur as a result of such breach. The payment of the Earnest Money to Seller shall not constitute a penalty or forfeiture but actual compensation for Seller's anticipated loss, both parties acknowledging the difficulty determining Seller's actual damages for such breach. NOTE: In the event of a dispute between Seller and Buyer over the disposition of the Earnest Money held in escrow, a licensed real estate broker is required by state law (and Escrow Agent, if not a broker, hereby agrees) to retain the Earnest Money in the Escrow Agent's trust or escrow account until Escrow Agent has obtained a written release from the parties consenting to its disposition or until disbursement is ordered by a court of competent jurisdiction. Alternatively, if a broker or an attorney licensed to practice law in North Carolina is holding the Earnest Money, the broker or attorney may deposit the disputed monies with the appropriate clerk of court in accordance with the provisions of N.C.G.S. §93A- 12. Seller and Buyer hereby agree and acknowledge that the Escrow Agent assumes no liability in connection with the holding of the Earnest Money pursuant hereto except for negligence or willful misconduct of Escrow Agent. Escrow Agent shall not be responsible for the validity, correctness or genuineness of any document or notice referred to under this Agreement. Seller and Buyer hereby agree to indemnify, protect, save and hold harmless Escrow Agent and its successors, assigns and agents pursuant to this Agreement, from any and all liabilities, obligations, losses, damages, claims, actions, suits, costs or expenses (including attorney fees) of whatsoever kind or nature imposed on, incurred by or asserted against Escrow Agent which in any way relate to or arise out of the execution and delivery of this Agreement and any action taken hereunder; provided, however, that Seller and Buyer shall have no such obligation to indemnify, save and hold harmless Escrow Agent for any liability incurred by, imposed upon or established against it as a result of Escrow Agent's negligence or willful misconduct. Section 11. Closing: At or before Closing, Seller shall deliver to Buyer a special warranty deed unless otherwise specified on Exhibit B and other documents customarily executed or delivered by a seller in similar transactions, including without limitation, a bill of sale for any personalty listed on Exhibit A, an owner's affidavit, lien waiver forms (and such other lien related documentation as shall permit the Property to be conveyed free and clear of any claim for mechanics' liens) and a non -foreign status affidavit (pursuant to the Foreign Investment in Real Property Tax Act), and Buyer shall cause to be delivered the funds necessary to pay to Seller the Purchase Price. The Closing shall be conducted by Buyer's attorney or handled in such other manner as the parties hereto may mutually agree in writing. Possession shall be delivered at Closing, unless otherwise agreed herein. The Purchase Price and other funds to be disbursed pursuant to this Agreement shall not be disbursed until the Buyer's attorney's (or other designated settlement agent's) receipt of authorization to disburse all necessary funds. Section 12. Notices: Unless otherwise provided herein, all notices and other communications which may be or are required to be given or made by any party to the other in connection herewith shall be in writing (which shall include electronic mail) and shall be deemed to have been properly given and received (i) on the date delivered in person or (ii) the date deposited in the United States mail, registered or certified, return receipt requested, to the addresses set out in Section 1(g) as to Seller and in Section 1(h) as to Buyer, or at such other addresses as specified by written notice delivered in accordance herewith, (iii) upon the sender's receipt of evidence of complete and successful transmission of electronic mail or facsimile to the electronic mail address or facsimile number, if any, provided in Section 1(g) as to Seller and in Section 1(h) as to Buyer or (iv) on the date deposited with a recognized overnight delivery service, addressed to the addresses set out in Section 1(g) as to Seller and in Section 1(h) as to Buyer, or at such other addresses as specified by written notice delivered in accordance herewith. If a notice is sent by more than one method, it will be deemed received upon the earlier of the dates of receipt pursuant to this Section. Section 13. Counterparts; Entire Agreement: This Agreement may be executed in one or more counterparts, which taken together, shall constitute one and the same original document. Copies of original signature pages of this Agreement may be exchanged via facsimile or e-mail, and any such copies shall constitute originals. This Agreement constitutes the sole and entire agreement among the parties hereto and no modification of this Agreement shall be binding unless in writing and signed by all parties hereto. The invalidity of one or more provisions of this Agreement shall not affect the validity of any other provisions hereof and this Agreement shall be construed and enforced as if such invalid provisions were not included. ^e E of 8 [1787275/I ] Buyer Initials Seller Initials STANDARD FORM 580-T Revised 7/2017 © 7/2018 Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com Indian Trail Section 14. Enforceability: This Agreement shall become a contract when signed by both Buyer and Seller and such signing is communicated to both parties; it being expressly agreed that the notice described in Section 12 is not required for effective communication for the purposes of this Section 14. The parties acknowledge and agree that: (i) the initials lines at the bottom of each page of this Agreement are merely evidence of their having reviewed the terms of each page, and (ii) the complete execution of such initials lines shall not be a condition of the effectiveness of this Agreement. This Agreement shall be binding upon and inure to the benefit of the parties, their heirs, successors and assigns and their personal representatives. Section 15. Adverse Information and Compliance with Laws: (a) Seller Knowledge: Seller has no actual knowledge of (i) condemnation(s) affecting or contemplated with respect to the Property; (ii) actions, suits or proceedings pending or threatened against the Property; (iii) changes contemplated in any applicable laws, ordinances or restrictions affecting the Property; or (iv) governmental special assessments, either pending or confirmed, for sidewalk, paving, water, sewer, or other improvements on or adjoining the Property, and no pending or confirmed owners' association special assessments, except as follows (Insert "None" or the identification of any matters relating to (i) through (iv) above, if any):_ None Note: For purposes of this Agreement, a "confirmed" special assessment is defined as an assessment that has been approved by a governmental agency or an owners' association for the purpose(s) stated, whether or not it is fully payable at time of closing. A "pending" special assessment is defined as an assessment that is under formal consideration by a governing body. Seller shall pay all owners' association assessments and all governmental assessments confirmed as of the date of Closing, if any, and Buyer shall take title subject to all pending assessments disclosed by Seller herein, if any. Seller represents that the regular owners' association dues, if any, are $ per (b) Compliance: To Seller's actual knowledge, (i) Seller has complied with all applicable laws, ordinances, regulations, statutes, rules and restrictions pertaining to or affecting the Property; (ii) performance of the Agreement will not result in the breach of, constitute any default under or result in the imposition of any lien or encumbrance upon the Property under any agreement or other instrument to which Seller is a party or by which Seller or the Property is bound; and (iii) there are no legal actions, suits or other legal or administrative proceedings pending or threatened against the Property, and Seller is not aware of any facts which might result in any such action, suit or other proceeding. Section 16. Survival of Representations and Warranties: All representations, warranties, covenants and agreements made by the parties hereto shall survive the Closing and delivery of the deed. Seller shall, at or within six (6) months after the Closing, and without further consideration, execute, acknowledge and deliver to Buyer such other documents and instruments, and take such other action as Buyer may reasonably request or as may be necessary to more effectively transfer to Buyer the Property described herein in accordance with this Agreement. Section 17. Applicable Law: This Agreement shall be construed under the laws of the state in which the Property is located. This form has only been approved for use in North Carolina. Section 18. Assignment: This Agreement is freely assignable unless otherwise expressly provided on Exhibit B. Section 19. Tax -Deferred Exchange: hi the event Buyer or Seller desires to effect a tax -deferred exchange in connection with the conveyance of the Property, Buyer and Seller agree to cooperate in effecting such exchange; provided, however, that the exchanging party shall be responsible for all additional costs associated with such exchange, and provided further, that a non -exchanging parry shall not assume any additional liability with respect to such tax -deferred exchange. Seller and Buyer shall execute such additional documents, at no cost to the non -exchanging party, as shall be required to give effect to this provision. Section 20. Memorandum of Contract: Upon request by either party, the parties hereto shall execute a memorandum of contract in recordable form setting forth such provisions hereof (other than the Purchase Price and other sums due) as either party may wish to incorporate. Such memorandum of contract shall contain a statement that it automatically terminates and the Property is released from any effect thereby as of a specific date to be stated in the memorandum (which specific date shall be no later than the date of Closing). The cost of recording such memorandum of contract shall be borne by the party requesting execution of same. Section 21. Authority: Each signatory to this Agreement represents and warrants that he or she has full authority to sign this Agreement and such instruments as may be necessary to effectuate any transaction contemplated by this Agreement on behalf of the party for whom he or she signs and that his or her signature binds such party. a e of 8 Buyer Initials Seller Initials STANDARD FORM 580-T Revised 7/2017 [1787275/11 C 7/2018 Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLoqix.com Indian Trail Section 22. Brokers: Except as expressly provided herein, Buyer and Seller agree to indemnify and hold each other harmless from any and all claims of brokers, consultants or real estate agents by, through or under the indemnifying party for fees or commissions arising Out of the sale of the Property to Buyer. Buyer and Seller represent and warrant to each other that: (i) except as to the Brokers designated under Section I (f) of this Agreement, they have not employed nor engaged any brokers, consultants or real estate agents to be involved in this transaction and (ii) that the compensation of the Brokers is established by and shall be governed by separate agreements entered into as amongst the Brokers, the Buyer and/or the Seller. Section 23. Attorneys fees: If legal proceedings are instituted to enforce any provision of this Agreement, the prevailing party in the proceeding shall be entitled to recover from the non -prevailing party reasonable attorneys fees and court costs incurred in connection with the proceeding. EIFS/SYNTHETIC STUCCO: If the adjacent box is checked, Seller discloses that the Property has been clad previously (either in whole or in part) with an "exterior insulating and finishing system" commonly known as "EIPS" or "synthetic stucco". Seller makes no representations or warranties regarding such system and Buyer is advised to make its own independent determinations with respect to conditions related to or occasioned by the existence of such materials at the Property. THE NORTH CAROLINA ASSOCIATION OF REALTORS®, INC. AND THE NORTH CAROLINA BAR ASSOCIATION MAKE NO REPRESENTATION AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANY PROVISION OF THIS FORM IN ANY SPECIFIC TRANSACTION. IF YOU DO NOT UNDERSTAND THIS FORM OR FEEL THAT IT DOES NOT PROVIDE FOR YOUR LEGAL NEEDS, YOU SHOULD CONSULT A NORTH CAROLINA REAL ESTATE ATTORNEY BEFORE YOU SIGN IT. BUYER: Individual Date: Business Entity Multifamily USA (Name By: Name: Scott Bayer Title: Manager Date: December 10. 2019 SELLER: Individual Date: Date: Business Entity Video Stop Distributing, Inc 7 am(j.of Entity) By: -� Name: C 'Azar Title: Date: December 10, 2019 a „G uuuersigueu nereoy acxnowieages receipt of the Earnest Money set forth herein and agrees to hold said Earnest Money in accordance with the terms hereof. Isaacson Tsaacson Sheridan Attorney {{ r°� (Name of Escrow Agent) Date: L _ ``: r By: ivt c-. Page 8 of 8 [1787275/1) Revised 7/2017 0712018 Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.ziPLogixcom Indian Trail Exhibit B This Addendum ("Addendum") modifies that Agreement for Purchase and Sale of Real Property by and between Multifamily USA, LLC, or assigns as Buyer and Video Stop Distributing, Inc as Seller last signed on December 10, 2019 ("Agreement"). In the event of a conflict between this Addendum and the Agreement, this Addendum shall control. The Agreement is modified as follows: 1. Buyer shall obtain an engineered drawing or map showing where the commercial road for the Seller is located as well as where the water and sewer easements will be located on the Property. Buyer shall give Seller the opportunity to review this drawing or map prior to final version for the City of Indian Trail and/or the Register of Deeds. Specific locations of easements retained by Seller shall be mutually agreed upon by Buyer and Seller. Seller shall retain easements for water and sewer that will serve the sellers additional property for the mutual benefit of Evoke at Indian Trail and Video Stop Distribution and or assigns. Seller shall pay for any sewer lines that serve Seller's other property. 2. The Seller may continue to rent the structures on the Property for up to one year after the closing. If the Seller must vacate the structures prior to the one-year anniversary of the closing, Buyer shall provide Seller a 60-day notice to vacate. 3. The Buyer shall pay the property taxes on the Property from the Effective Date through the Closing. 4. The Buyer shall construct a light commercial/light industrial grade public road from Wesley Chapel Road to the end of the 7.47 parcel of land that meets the Seller's adjoining property for the mutual benefit of Evoke at Indian Trail and Video Stop Distribution and or assigns. The road must meet the County and Town requirements and specifications. Seller shall have full access to the public road on the recorded plat seller will have complete use of this road on the plat. 5. Seller understands that Buyer must rezone the Property prior to Closing. Seller shall reasonably cooperate with any requests or needs of Seller in the rezoning process. 6. Buyer has provided Seller notice that he is a North Carolina licensed realtor. 7. The Seller May interact with the Buyer's water and sewer contractor at his own cost if he chooses to use them. 8. $400,000 loan will be paid in 2 payments $200,000 per payment. Buyer may close anytime up to December 31,2020 but second $200,000 payment will be due June 30,2021 and final payment will be due June 30, 2022. 9, Time is of the essence in the performance of this Agreement. [1787361/1] 1 Seller: Video Stop Distributing, Inc Chris Azar,'Maffetelhg Wm6er [1787361/1] Page 1 of 10 PCN Form – Version 1.4 January 2009 Office Use Only: Corps action ID no. _____________ DWQ project no. _______________ Form Version 1.4 January 2009 Pre-Construction Notification (PCN) Form A. Applicant Information 1. Processing 1a. Type(s) of approval sought from the Corps: Section 404 Permit Section 10 Permit 1b. Specify Nationwide Permit (NWP) number: or General Permit (GP) number: 1c. Has the NWP or GP number been verified by the Corps? Yes No 1d. Type(s) of approval sought from the DWQ (check all that apply): 401 Water Quality Certification – Regular Non-404 Jurisdictional General Permit 401 Water Quality Certification – Express Riparian Buffer Authorization 1e. Is this notification solely for the record because written approval is not required? For the record only for DWQ 401 Certification: Yes No For the record only for Corps Permit: Yes No 1f. Is payment into a mitigation bank or in-lieu fee program proposed for mitigation of impacts? If so, attach the acceptance letter from mitigation bank or in-lieu fee program. Yes No 1g. Is the project located in any of NC’s twenty coastal counties. If yes, answer 1h below. Yes No 1h. Is the project located within a NC DCM Area of Environmental Concern (AEC)? Yes No 2. Project Information 2a. Name of project: 2b. County: 2c. Nearest municipality / town: 2d. Subdivision name: 2e. NCDOT only, T.I.P. or state project no: 3. Owner Information 3a. Name(s) on Recorded Deed: 3b. Deed Book and Page No. 3c. Responsible Party (for LLC if applicable): 3d. Street address: 3e. City, state, zip: 3f. Telephone no.: 3g. Fax no.: 3h. Email address: Evoke Indian Trail Union Indian Trail See Attached Landowner Information for multiple parcels 29 Page 2 of 10 4. Applicant Information (if different from owner) 4a. Applicant is: Agent Other, specify: 4b. Name: 4c. Business name (if applicable): 4d. Street address: 4e. City, state, zip: 4f. Telephone no.: 4g. Fax no.: 4h. Email address: 5. Agent/Consultant Information (if applicable) 5a. Name: 5b. Business name (if applicable): 5c. Street address: 5d. City, state, zip: 5e. Telephone no.: 5f. Fax no.: 5g. Email address: R. Clement Riddle ClearWater Environmental Consultants 32 Clayton Street Asheville, NC 828-698-9800 alea@cwenv.com Page 3 of 10 PCN Form – Version 1.4 January 2009 B. Project Information and Prior Project History 1. Property Identification 1a. Property identification no. (tax PIN or parcel ID): 1b. Site coordinates (in decimal degrees): Latitude: Longitude: 1c. Property size: acres 2. Surface Waters 2a. Name of nearest body of water to proposed project: 2b. Water Quality Classification of nearest receiving water: 2c. River basin: 3. Project Description 3a. Describe the existing conditions on the site and the general land use in the vicinity of the project at the time of this application: 3b. List the total estimated acreage of all existing wetlands on the property: 3c. List the total estimated linear feet of all existing streams (intermittent and perennial) on the property: 3d. Explain the purpose of the proposed project: 3e. Describe the overall project in detail, including the type of equipment to be used: 4. Jurisdictional Determinations 4a. Have jurisdictional wetland or stream determinations by the Corps or State been requested or obtained for this property / project (including all prior phases) in the past? Yes No Unknown Comments: 4b. If the Corps made the jurisdictional determination, what type of determination was made? Preliminary Final 4c. If yes, who delineated the jurisdictional areas? Name (if known): Agency/Consultant Company: Other: 4d. If yes, list the dates of the Corps jurisdictional determinations or State determinations and attach documentation. 5. Project History 5a. Have permits or certifications been requested or obtained for this project (including all prior phases) in the past? Yes No Unknown 5b. If yes, explain in detail according to “help file” instructions. 6. Future Project Plans 6a. Is this a phased project? Yes No 6b. If yes, explain. See Attached -80.64273 28.18 South Fork Crooked Creek C 03040105 Rocky River The site consists of residential singe family homes and mobile units, mixed hardwood and deciduous forested land, maintained turfgrass lawn, open water, streams and wetlands. The surrounding land use is similar, and includes a commercial shopping district. 1.754 The purpose of the proposed project is to build a residential subdivision with apartments, associated parking and communal facilities and amenities. See Attached Supplemental Information ClearWater Environmental Attachment A PJD issued 8/14/2019 For Parcels 07069133, 07069133A, 07069212, 07069132A. Additional features which have not been verified are shown on the attached delineation map for parcels 07069125A and 07090005P, 07090006D 35.051108 733 See Attachment A Page 4 of 10 PCN Form – Version 1.4 January 2009 C. Proposed Impacts Inventory 1. Impacts Summary 1a. Which sections were completed below for your project (check all that apply): Wetlands Streams – tributaries Buffers Open Waters Pond Construction 2. Wetland Impacts If there are wetland impacts proposed on the site, then complete this question for each wetland area impacted. 2a. Wetland impact number Permanent (P) or Temporary (T) 2b. Type of impact 2c. Type of wetland 2d. Forested 2e. Type of jurisdiction Corps (404,10) or DWQ (401, other) 2f. Area of impact (acres) W1 W2 W3 W4 W5 W6 2g.Total Wetland Impacts: 2h. Comments: 3. Stream Impacts If there are perennial or intermittent stream impacts (including temporary impacts) proposed on the site, then complete this question for all stream sites impacted. 3a. Stream impact number Permanent (P) or Temporary (T) 3b. Type of impact 3c. Stream name 3d. Perennial (PER) or intermittent (INT)? 3e. Type of jurisdiction 3f. Average stream width (feet) 3g. Impact length (linear feet) S1 S2 S3 S4 S5 S6 3h. Total stream and tributary impacts 3i. Comments: Land Clearing Bottomland Hardwood Forest Yes Corps 0.21 No Corps 0.023 No Corps 0.029 No Corps 0.014 Yes Corps 0.027 No Corps 0.004 0.307 The applicant requests 0.21 acres of impacts (W1)for a temporary construction easement for a utility line, and 0.097 acres of permanent wetland impacts 0.12 acres of impacts to W1 will be in permanently maintained / mowed easement and the remaining 0.09 acres of impacts to W1 will be replanted with appropriate native hardwood trees. Stabilization S1 PER Corps 4 40 40 Temporary impacts to stream S1arefor a sewer line utility crossing.Construction details for temporary impacts are in Figure 5 and Attachment B P P P P P P Fill Fill Fill Fill Fill Headwater Wetland Headwater Wetland Headwater Wetland Headwater Wetland Headwater Wetland T - - - - - Choose one Choose one Choose one Choose one Choose one - - - - - - - - - - Page 5 of 10 4. Open Water Impacts If there are proposed impacts to lakes, ponds, estuaries, tributaries, sounds, the Atlantic Ocean, or any other open water of the U.S. then individually list all open water impacts below. 4a. Open water impact number Permanent (P) or Temporary (T) 4b. Name of waterbody (if applicable 4c. Type of impact 4d. Waterbody type 4e. Area of impact (acres) O1 O2 O3 O4 4f. Total open water impacts 4g. Comments: 5. Pond or Lake Construction If pond or lake construction proposed, then complete the chart below. 5c. Wetland Impacts (acres) 5d. Stream Impacts (feet) 5e. Upland (acres) 5a. Pond ID number 5b. Proposed use or purpose of pond Flooded Filled Excavated Flooded Filled Excavated P1 P2 5f.Total: 5g. Comments: 5h. Is a dam high hazard permit required? Yes No If yes, permit ID no: 5i. Expected pond surface area (acres): 5j. Size of pond watershed (acres): 5k. Method of construction: 6. Buffer Impacts (for DWQ) If project will impact a protected riparian buffer, then complete the chart below. If yes, then individually list all buffer impacts below. If any impacts require mitigation, then you MUST fill out Section D of this form. 6a.Project is in which protected basin? Neuse Tar-Pamlico Catawba Randleman Other: 6b. Buffer Impact number – Permanent (P) or Temporary (T) 6c. Reason for impact 6d. Stream name 6e. Buffer mitigation required? 6f. Zone 1 impact (square feet) 6g. Zone 2 impact (square feet) B1 B2 B3 B4 B5 B6 6h.Total Buffer Impacts: 6i. Comments: Choose one Choose Choose one Yes/No - - - - Choose one Choose one Choose one Choose Choose Choose Choose one - - - - - - Yes/No Yes/No Yes/No Yes/No Yes/No ) Page 6 of 10 PCN Form – Version 1.4 January 2009 D. Impact Justification and Mitigation 1. Avoidance and Minimization 1a. Specifically describe measures taken to avoid or minimize the proposed impacts in designing project. 1b. Specifically describe measures taken to avoid or minimize the proposed impacts through construction techniques. 2. Compensatory Mitigation for Impacts to Waters of the U.S. or Waters of the State 2a. Does the project require Compensatory Mitigation for impacts to Waters of the U.S. or Waters of the State? Yes No 2b. If yes, mitigation is required by (check all that apply): DWQ Corps 2c. If yes, which mitigation option will be used for this project? Mitigation bank Payment to in-lieu fee program Permittee Responsible Mitigation 3. Complete if Using a Mitigation Bank 3a. Name of Mitigation Bank: 3b. Credits Purchased (attach receipt and letter) Type: Type: Type: Quantity: Quantity: Quantity: 3c. Comments: 4. Complete if Making a Payment to In-lieu Fee Program 4a. Approval letter from in-lieu fee program is attached. Yes 4b. Stream mitigation requested: linear feet 4c. If using stream mitigation, stream temperature: 4d. Buffer mitigation requested (DWQ only): square feet 4e. Riparian wetland mitigation requested: acres 4f. Non-riparian wetland mitigation requested: acres 4g. Coastal (tidal) wetland mitigation requested: acres 4h. Comments: 5. Complete if Using a Permittee Responsible Mitigation Plan 5a. If using a permittee responsible mitigation plan, provide a description of the proposed mitigation plan. Impacts for the project are minimal and associated with the placement offill in wetlands, temporary land clearing in wetlands and a temporary utility crossing in one stream. 82% of wetlands and 95% of streams on site will be avoided. All construction equipment would be operated from high ground.Sediment and erosion control measures and best management practices would be utilized on-site. The sewer line crossing on S1 would be done "in the dry" via the use of a coffer dam and pump around system. Choose one 0.217 Please see Attachment C, Attachment E, and Supplemental Information Choose one Choose one Choose one Page 7 of 10 6. Buffer Mitigation (State Regulated Riparian Buffer Rules) – required by DWQ 6a. Will the project result in an impact within a protected riparian buffer that requires buffer mitigation? Yes No 6b. If yes, then identify the square feet of impact to each zone of the riparian buffer that requires mitigation. Calculate the amount of mitigation required. Zone 6c. Reason for impact 6d. Total impact (square feet) Multiplier 6e. Required mitigation (square feet) Zone 1 3 (2 for Catawba) Zone 2 1.5 6f.Total buffer mitigation required: 6g. If buffer mitigation is required, discuss what type of mitigation is proposed (e.g., payment to private mitigation bank, permittee responsible riparian buffer restoration, payment into an approved in-lieu fee fund). 6h. Comments: Page 8 of 10 PCN Form – Version 1.4 January 2009 E. Stormwater Management and Diffuse Flow Plan (required by DWQ) 1. Diffuse Flow Plan 1a. Does the project include or is it adjacent to protected riparian buffers identified within one of the NC Riparian Buffer Protection Rules? Yes No 1b. If yes, then is a diffuse flow plan included? If no, explain why. Yes No 2. Stormwater Management Plan 2a. What is the overall percent imperviousness of this project? % 2b. Does this project require a Stormwater Management Plan? Yes No 2c. If this project DOES NOT require a Stormwater Management Plan, explain why: 2d. If this project DOES require a Stormwater Management Plan, then provide a brief, narrative description of the plan: 2e. Who will be responsible for the review of the Stormwater Management Plan? 3. Certified Local Government Stormwater Review 3a. In which local government’s jurisdiction is this project? 3b. Which of the following locally-implemented stormwater management programs apply (check all that apply): Phase II NSW USMP Water Supply Watershed Other: 3c. Has the approved Stormwater Management Plan with proof of approval been attached? Yes No 4. DWQ Stormwater Program Review 4a. Which of the following state-implemented stormwater management programs apply (check all that apply): Coastal counties HQW ORW Session Law 2006-246 Other: 4b. Has the approved Stormwater Management Plan with proof of approval been attached? Yes No 5. DWQ 401 Unit Stormwater Review 5a. Does the Stormwater Management Plan meet the appropriate requirements? Yes No 5b. Have all of the 401 Unit submittal requirements been met? Yes No 49.4 AStormwater management plan will be designed by Multifamily USA, and submitted for review and approval to the Town of Indian Trail. The Town of Indian Trail is a delegated local authority for revision and approval of stormwater management plans. Indian Trail Indian Trail Page 9 of 10 PCN Form – Version 1.4 January 2009 F. Supplementary Information 1. Environmental Documentation (DWQ Requirement) 1a. Does the project involve an expenditure of public (federal/state/local) funds or the use of public (federal/state) land? Yes No 1b. If you answered “yes” to the above, does the project require preparation of an environmental document pursuant to the requirements of the National or State (North Carolina) Environmental Policy Act (NEPA/SEPA)? Yes No 1c. If you answered “yes” to the above, has the document review been finalized by the State Clearing House? (If so, attach a copy of the NEPA or SEPA final approval letter.) Comments: Yes No 2. Violations (DWQ Requirement) 2a. Is the site in violation of DWQ Wetland Rules (15A NCAC 2H .0500), Isolated Wetland Rules (15A NCAC 2H .1300), DWQ Surface Water or Wetland Standards, or Riparian Buffer Rules (15A NCAC 2B .0200)? Yes No 2b. Is this an after-the-fact permit application? Yes No 2c. If you answered “yes” to one or both of the above questions, provide an explanation of the violation(s): 3. Cumulative Impacts (DWQ Requirement) 3a. Will this project (based on past and reasonably anticipated future impacts) result in additional development, which could impact nearby downstream water quality? Yes No 3b. If you answered “yes” to the above, submit a qualitative or quantitative cumulative impact analysis in accordance with the most recent DWQ policy. If you answered “no,” provide a short narrative description. 4. Sewage Disposal (DWQ Requirement) 4a. Clearly detail the ultimate treatment methods and disposition (non-discharge or discharge) of wastewater generated from the proposed project, or available capacity of the subject facility. The project will not result in additional development which could impact nearby downstream water quality. The proposed housing development is adjacent to an existing commercial corridor in which existing amenities are sufficient to support. The sewage for the town of Indian Trail is serviced by Union County Public Works. The County currently owns and operates five wastewater treatment plants within the County, which is currently termed Water Reclamation Facilities (WRF).The WRF each treat wastewater from specific drainage areas within the County. The WRF are: Twelve Mile Creek, Crooked Creek, Tallwood Estates, Grassy Branch and Olde Sycamore. Union County currently has a total of 8.2 million gallons per day (MGD) of wastewater treatment capacity. S. Endangered Species and Designated Critical Habitat (Corps Requirement) 5a. Will this project occur in or near an area with federally protected species or El Yes No habitat? 5b. Have you checked with the USFWS concerning Endangered Species Act ❑ Yes ❑X No impacts? 5c. If yes, indicate the USFWS Field Office you have contacted. 5d. What data sources did you use to determine whether your site would impact Endangered Species or Designated Critical Habitat? CEC submitted a project review request to the NC Natural Heritage Program database. CEC consulted the FWS List of Endangered, Threatened, Species of Concern, and Candidate species for Union county. Please see Attachment D 6. Essential Fish Habitat (Corps Requirement) 6a. Will this project occur in or near an area designated as essential fish habitat? ❑ Yes X❑ No 6b. What data sources did you use to determine whether your site would impact Essential Fish Habitat? South Atlantic Habitat and Ecosystems IMS. Impact will not occur in a marine system. 7. Historic or Prehistoric Cultural Resources (Corps Requirement) 7a. Will this project occur in or near an area that the state, federal or tribal governments have designated as having historic or cultural preservation ❑ Yes © No status (e.g., National Historic Trust designation or properties significant in North Carolina history and archaeology)? 7b. What data sources did you use to determine whether your site would impact historic or archeological resources? CEC consulted the North Carolina State Historic Preservation Office Data Explorer (HPOWEB 2.0). The site is not within 2 miles of any Historic resources on the National Register. 8. Flood Zone Designation (Corps Requirement) 8a. Will this project occur in a FEMA-designated 100-year floodplain? ❑ Yes 0 No 8b. If yes, explain how project meets FEMA requirements: 8c. What source(s) did you use to make the floodplain determination? CEC Consulted the FEMA FIRM Panel 3710540700J, effective 10116/2008. Please reference FEMA Firrnette (Figure 6) .ueMenf ' Applicant/Agent's Printed Name ApplicantlAgent's Signature Date (Agent's signature is valid only if an authorization letter from the applicant is rovided. Page 10 of 10 Evoke at Indian Trail Supplemental Information- PCN application Section B Question 3e The Evoke at Indian Trail project consists of seven individual parcels that total 28.18 acres in size. The development will include five residential buildings with sixty four residential units in each building for a total of 320 units. The community will include a clubhouse amenity with a pool facility and a putting green. A walking trail with a boardwalk crossing of the existing creek will extend to the commercial center adjacent to the property. In keeping with the local municipal standards, 15 percent of the net usable area of the site, 3.69 acres, will be dedicated as a tree save area. The project development will include the construction of a public street to access future development to the north and west of the site. Parking for the project is provided in accordance with the Town of Indian Trail Standards which requires 1.5 spaces for a single bedroom unit, 2.0 spaces for a two bedroom unit, and 2.5 spaces for a three bedroom unit. In addition to the spaces required by the unit count, guest spaces are required at a rate of one space for every four spaces required by unit count. A total of 760 parking spaces are required for the blend of units proposed, and 771 parking spaces are provided. Typical construction and earthmoving equipment will be used on site. Section D Question 4h The applicant will maintain a 0.12 AC (20-foot) sewer ROW through forested wetland W1. The applicant proposes 1:1 mitigation for this impact. NCWAM forms are included in Attachment E. The maintained ROW will be returned to original grade and planted with native wetland seed mix (Ernst seed mix ERNMX-132-1 or similar) Additional wetland areas (0.09 AC) in forested wetland W1 need to be temporarily disturbed for construction access, and will be returned to original contours and planted with appropriate native woody vegetation (sycamore, willow, elderberry) based on availability. Evoke Indian Trail (+/- 28.18 AC) Ü 0 10.5 Miles 32 Clayton St Asheville, North Carolina 28801 Vicinity Figure 1 Union County, North Carolina Drawn by: AKT Date; 02.28.2020 CEC Project #1048 Project Area Legend Project Area Ü 0 10.5 Miles 32 Clayton St Asheville, North Carolina 28801 USGS Topographic Map Matthews Quad Figure 2 Union County, North Carolina Drawn by: AKT Date; 02.28.2020 CEC Project #1048 Project Area Legend Project Area Evoke Indian Trail (+/- 28.18 AC) Ü 0 500250 Feet 32 Clayton St Asheville, North Carolina 28801 Aerial Photograph NC OneMap 2019 Figure 3 Union County, North Carolina Drawn by: AKT Date; 02.28.2020 CEC Project #1048 Project Area Legend Project Area Evoke Indian Trail (+/- 28.18 AC) CmB BuB CnB Ü 0 500250 Feet 32 Clayton St Asheville, North Carolina 28801 USDA Soils Map NRCS- Web Soil Survey Figure 4 Union County, North Carolina Drawn by: AKT Date; 02.28.2020 CEC Project #1048 Project Area Legend Project Area MUSYM CmB - Cid channery silt loam 1-5% slopes BuB - Badin-Urban land complex, 2-8% slopes CnB - Cid-Urban land complex 1-5% slopes Evoke Indian Trail (+/- 28.18 AC) 16121012 10 12121210 81211126 769 10 12 12 101212121265 704 704 702 CB DI CL B RIP RAP EST. 9 TONS EST 16 SY GF CB 24" RCP-III 18" RCP-III 15" RCP-III WWWWWWW5141212712912101212121211106 1212581464121212510 88810 84 4 8786111289101212127119SEVEVEVEVEVEVEVEVEVEVEVEV 8www.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845WETLAND IMPACTSJHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 28202NSWEE . E . I .00200'400'200PRELIMINARYNOT FORCONSTRUCTION040220IMPACT AREA 30.041 AC.IMPACT AREA 10.21 AC.IMPACT AREA 20.052 AC.PROPOSED IMPERVIOUS AREA: 12.15 ACRESX:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:49:42 PM 704 CL B RIP RAP EST. 9 TONS EST 16 SY GF W WWWWWWWWWWWW8Swww.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845WETLAND IMPACT AREA 1(2 OF 4)JHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 28202NSWEE.E.I.0050'100'50PRELIMINARYNOT FORCONSTRUCTION040220IMPACT AREA 10.21 AC. (0.12 PERM., .09 AC TEMP.)WETLAND & SEWER EASEMENTOVERLAP40 LF STREAM IMPACT40'TCE20' SSESMT.S1 (STREAM)W1 (WETLAND)1.54 AC14% IMPACTW2 (WETLAND)0.004 AC.(100% PERMANENT IMPACT)X:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:50:26 PM 9 1212101212127126 121258812127EVEVEVEVEVEVEVEVwww.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845WETLAND IMPACT AREA 2(3 OF 4)JHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 28202NSWEE.E.I.0050'100'50PRELIMINARYNOT FORCONSTRUCTION040220W4 (WETLAND)0.023AC.100% PERMANENT IMPACTW6 (WETLAND)0.029AC.100% PERMANENT IMPACTX:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:51:10 PM 169121212121210 4 88www.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845WETLAND IMPACT AREA 3(4 OF 4)JHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 28202NSWEE.E.I.0050'100'50PRELIMINARYNOT FORCONSTRUCTION040220W5 (WETLAND)0.014AC.100% PERMANENT IMPACTW7 (WETLAND)0.027AC.100% PERMANENT IMPACTW8 (WETLAND)0.049AC.0% PLANNED IMPACTSOW1 (OPEN WATER)0.216AC.0% PLANNED IMPACTSX:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:51:50 PM www.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845CONSTRUCTION DETAILSJHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 282020050'100'50PRELIMINARYNOT FORCONSTRUCTION040220X:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:52:30 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igitally signed by RODEN REYNOLDS.BRYAN.KENNETH.1263385574 Date: 2019.08.14 15:06:50 -04'00' Ü 0 500250 Feet 32 Clayton St Asheville, North Carolina 28801 Delineation Map Site Delineated on June 17, 2019, Feb 10, 2020 and March 11, 2020 Figure 5 Union County, North Carolina Drawn by: AKT Date; 5.7.2020 CEC Project #1048 Project Area Evoke Indian Trail (+/- 28.18 AC) Project Area Delineation Stream Wetland OpenWater Culvert Parcel Lines Additional Area (10.6 AC) Existing PJD Issued 8.14.2019 Non Jurisdictional Storm Water Pond W3 W1 S1 W6 W5 W7 W8 OW1 S2 W4 W1 1.54 S1 351 OW1 0.216 W2 0.004 S2 382 W3 0.05 W4 0.023 W5 0.014 W6 0.029 W7 0.045 W8 0.049 Total 1.754 733 0.216 Potentially Jurisdictional Water Wetland (AC)Stream (LF)Open Water (AC) ATTACHMENT B Project Plans 8300'LP16121012 10 1212121081211126 76910 1 2 1 2 10121212126524" RCP - I I I 18" RCP-III W WWWWWWWWWWWWWW514121271291210121212121110612125814641212125 10 88810 84 4 8786111289101212127119SEVEVEVEVEVEVEVEVE V E V E V E V R/W (T.O.I.T.)117,489 sq ft2.70 acR/W (NCDOT)39,520 sq ft0.91 acTREE SAVE : 151,574 sq ft1.18 acTREE SAVE : 2109,220 sq ft2.51 ac86446446426486 5 0 650648650646646652650654656 658656654 652650MAIL CLUSTER B OX SheetScale N S W EE.E.I.DESIGNED BY CHECKED BY JOB NUMBER DRAWN BY DATE NO.DATE BY ISSUE www.eagleonline.net 2013A Van Buren Avenue Indian Trail, NC 28079 (704) 882-4222 FIRM LICENSE # C-0873 AS SHOWN 1/15/2020 6845 REZONING CONCEPT PLAN SUN VALLEY APARTMENTS INDIAN TRAIL, NC MULTI FAMILY USA 215 N PINE STREET CHARLOTTE, NC 28202 JHRKELJHR/KELRZ-100100'200'100PRELIMINARYNOT FORCONSTRUCTION03042050' BUFFER CLASS "C"CLUBHOUSEBETHEL LANEWESLEY CHAPEL-STOUTS RD.PROPOSED LOCATION OFFUTURE ROUNDABOUT121' TOWN OF IND IAN TRA ILVILLAGE SECT ION R /WWATER QUALITYBMPWATER QUALITYBMPPARKING SUMMARYREQUIRED1 BR UNIT: 1.5 SP2 BR UNIT: 2 SP3 BR UNIT: 2.5 SPUNIT SUMMARY105- 1BR UNITS : 158 SP175 - 2BR UNITS: 350 SP 40 - 3BR UNITS: 100 SPRESIDENT SPACES REQUIRED: 608GUEST PARKING: 1 SP PER 4 RESIDENT SP.= 152 (+25%)PARKING PROVIDED608 RESIDENT SPACES163 GUEST SPACES771 SPACES TOTALSITE AND DEVELOPMENT DATAJURISDICTIONZONINGMINIMUM PERIMETER SETBACKMINIMUM LOT SIZETAX PARCEL(S):SITE ADDRESS:MINIMUM LOT WIDTH USE CLASSIFICATIONPROPOSED ZONINGTOTAL AREARIGHT-OF-WAY DEDICATIONINDIAN TRAIL07069132A, 07069132B, 07069133,07069133A, 07069133B, 07069212,07069149WESLEY CHAPEL STOUTS RD & ROSETTA DR.SF-1, O-VCDMFR, O-VCDMULTIFAMILY RESIDENTIAL28.181 ACRES3.61 ACRES±50'N/AN/AENGINEERING FIRM:EAGLE ENGINEERING, INC.STREET ADDRESS: 2013A VAN BUREN AVENUECITY, STATE, ZIPINDIAN TRAIL, NC 28079PHONE:704.882.4222FAX:866.775.0329EMAIL jross@eagleonline.netPROJECT ENGINEER:John Ross, P.E.DEVELOPER: MULTIFAMILY USASTREET ADDRESS: 215 N PINE STREECITY, STATE, ZIP:CHARLOTTE, NC 282202PHONE: (336)314-6169 EMAIL: sbayer@multifamilyus.comCONTACT: SCOTT BAYERIOWNER: DEBORAH K KELLYSTREET ADDRESS: PO BOX 2004CITY, STATE, ZIP:INDIAN TRAIL, NC 28079 MINIMUM STREET SETBACK30'OWNER: TIMOTHY C MOSESSTREET ADDRESS: 3115 WESLEY CHAPEL STOUTS RD.CITY, STATE, ZIP:MONROE, NC 28110 VICINITY MAP(NTS)SITEBUILDING 1BUILDING 2BUILDING 3BUILDING 4BUILDING 5TAX PIN: 07090005PSUN VALLEY COMMONS, LLCPB L, FILE 519(NOW OR FORMERLY)TAX PIN: 07090006DSUN VALLEY COMMONS, LLCDB 3198, PAGE 453(NOW OR FORMERLY)TAX PIN: 07090040BILLY W. STROUD, JR.DB 6617, PAGE 827(NOW OR FORMERLY)TAX PIN: 07090039BILLY W. STROUD, JR.DB 6617, PAGE 827(NOW OR FORMERLY)TAX PIN: 07090038BILLY W. STROUD, JR.DB 6617, PAGE 827(NOW OR FORMERLY)TAX PIN: 07069160RONALD G. HINSONDB 3913, PAGE 325(NOW OR FORMERLY)TAX PIN: 07069159 SHARON ANN ROLLI N S DB W13E, PAGE 005 0 (NOW OR FORMERL Y ) TAX PIN: 07069158 MICHAEL E CHURCH (NOW OR FORMERL Y ) TAX PIN: 07069157 ROMONIA L PRICE DB 5384, PAGE 627 (NOW OR FORMERL Y )TAX PIN: 07069155KEVIN L & JULIE D CHURCH(NOW OR FORMERLY)TAX PIN: 07069154SELENA C MATTHEWS(NOW OR FORMERLY)TAX PIN: 07069153 MARY SMITH TAYL O R , E T A L DB W18E, PAGE 065 2 (NOW OR FORMERL Y ) TAX PIN: 07069152 MARY SMITH TAYLO R , E T A L DB W18E, PAGE 065 2 (NOW OR FORMERL Y )TAX PIN: 07069151MARY SMITH TAYLOR, ET ALDB W18E, PAGE 0652(NOW OR FORMERLY)TAX PIN: 07069150DEBORAH KELLY(NOW OR FORMERLY)TAX PIN: 07069004JAMES MADISON HARKEY &JERRY PRICE(NOW OR FORMERLY)TAX PIN: 07069004A JERRY LEE PRICEDB 4128, PG 114(NOW ORFORMERLY)TAX PIN: 07069003LESLIE H GALAX TRUSTEE,ET ALDB 6315, PG 246(NOW OR FORMERLY)TAX PIN: 07069002LYNDA AMARO, ET ALDB W13E, PG 858(NOW OR FORMERLY)WATER QUALITYBMP500'APPROXIMATE WETLAND LOCATIONPARKPARKCOMMON AREAEXISTING ACCESS& UTILITY EASEMENT(PLAT CAB. I, FILE 878)EXISTING PUMPSTATIONEX. MH-1(SUN VALLEY COMMONS, PH. 1)PROBABLE ROUTE TO EX. MH 1(EASEMENTS TO BE ACQUIRED)64 DWELLINGUNITS4 STORY1 STORYCAR WASH STATION& MAINTENANCE SHEDPUTTINGGREENGRILLING &SEATINGAREACAR CHARGING SPACESDOG PARKDOG PARKTAX PIN: N70870082 GEN HOLDINGS, LLC.DB 5897, PAGE 493(NOW OR FORMERLY)TAX PIN: N7069124ESSA T AZAR & CATHY ANN AZARDB 2069, PAGE 412(NOW OR FORMERLY)TAX PIN: N7069125BCHRIS T AZAR &CATHY ANN AZARDB 1488, PAGE 777(NOW OR FORMERLY)TAX PIN: N7069161CHRIS T AZARDB 6626, PAGE 653(NOW OR FORMERLY)TAX PIN: N7069162THE JOHN RICHARDSGROUP, LLC.DB 6978, PAGE 040(NOW OR FORMERLY)GRILL/FIRE PITAMENITY64 DWELLINGUNITS4 STORY64 DWELLINGUNITS4 STORY64 DWELLINGUNITS4 STORY64 DWELLINGUNITS4 STORYPH.2 PH. 1 PH.2 PH. 1 50' BUFFERCLASS "C"50' BUFFERCLASS "C"50' BUFFERCLASS "C"PROPOSED10' SIDEWALKPROPOSED6' STREETSCAPEBUFFERRIGHT-OF-WAYRESERVED FORFUTURECONNECTIVITYPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNOWNER: CHRIS T. & CATHY ANN AZARSTREET ADDRESS: 5523 ORR RDCITY, STATE, ZIP:MONROE, NC 28110 TOTAL UNITS320DENSITY11.4 UNITS/ACRE10' PAVED MULTI-USE PATHTO SUN VALLEY COMMONSSPEEDTABLECROSSWALKTREE SAVE AREA3.69 ACRES (15%)PROPOSED 3 LANE CROSS SECTIONBETWEEN BETHEL LANE AND SUN VALLEY COMMONS ENTRANCEPROPOSED LT TURN LANEPROPOSED LT TURN LANETRASH/RECYCLINGTRASH/RECYCLINGTRASH/RECYCLINGCAR CHARGING SPACESSTREET TREES50' O/C30'SIDEYARDCBUCBUX:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Plans\6845_SUN VALLEY APTS_RZ.dwg, 4/20/2020 11:40:58 AM www.eagleonline.net2013A Van Buren Ave.Indian Trail, NC 28079(704) 882-4222ScaleDESIGNED BYCHECKED BYJOB NUMBERDRAWN BYDATEAS SHOWN4/14/20206845CONSTRUCTION DETAILSJHRKELKELEVOKE AT INDIAN TRAILINDIAN TRAIL, NCMULTIFAMILY USA215 N PINE STREETCHARLOTTE, NC 282020050'100'50PRELIMINARYNOT FORCONSTRUCTION040220X:\Land Projects R2\6845-C-NC Evoke at Indian Trail\DWG\Civil\Exhibits\6845_Evoke Apts_Wetland Impact_20200327.dwg, 4/14/2020 3:52:30 PM ATTACHMENT C NCDMS In-Lieu Fee Request April 21, 2020 Scott Bayer Multifamily USA 215 N. Pine Street Charlotte, NC 28202 Expiration of Acceptance: 10/20/2020 Project: Evoke Indian Trail County: Union The purpose of this letter is to notify you that the NCDEQ Division of Mitigation Services (DMS) is willing to accept payment for compensatory mitigation for impacts associated with the above referenced project as indicated in the table below. Please note that this decision does not assure that participation in the DMS in- lieu fee mitigation program will be approved by the permit issuing agencies as mitigation for project impacts. It is the responsibility of the applicant to contact permitting agencies to determine if payment to the DMS will be approved. You must also comply with all other state, federal or local government permits, regulations or authorizations associated with the proposed activity including G.S. § 143-214.11. This acceptance is valid for six months from the date of this letter and is not transferable. If we have not received a copy of the issued 404 Permit/401 Certification within this time frame, this acceptance will expire. It is the applicant’s responsibility to send copies of the permits to DMS. Once DMS receives a copy of the permit(s) an invoice will be issued based on the required mitigation in that permit and payment must be made prior to conducting the authorized work. The amount of the in-lieu fee to be paid by an applicant is calculated based upon the Fee Schedule and policies listed on the DMS website. Based on the information supplied by you in your request to use the DMS, the impacts for which you are requesting compensatory mitigation credit are summarized in the following table. The amount of mitigation required and assigned to DMS for this impact is determined by permitting agencies and may exceed the impact amounts shown below. River Basin Impact Location (8-digit HUC) Impact Type Impact Quantity Yadkin 03040105 Riparian Wetland 0.217 Upon receipt of payment, DMS will take responsibility for providing the compensatory mitigation. The mitigation will be performed in accordance with the In-Lieu Fee Program instrument dated July 28, 2010 and 15A NCAC 02B .0295 as applicable. Thank you for your interest in the DMS in-lieu fee mitigation program. If you have any questions or need additional information, please contact Kelly Williams at (919) 707-8915. Sincerely, FOR James. B Stanfill Asset Management Supervisor cc: Alea Tuttle, agent ATTACHMENT D Threatened and Endangered Species Information Updated: 06-27-2018 Critical Habitat Designations: Carolina heelsplitter - Lasmigona decorata - The main stem of Goose Creek (Pee Dee River system), from the N.C. Highway 218 Bridge, downstream to its confluence with the Rocky River, and the main stem of Duck Creek, from the Mecklenburg/Union County line, downstream to its confluence with Goose Creek; the main stem of Waxhaw Creek (Catawba River system), from the N.C.Highway 200 Bridge, downstream to the North Carolina/South Carolina State line; and the main stem of Flat Creek (Pee Dee River system), Lancaster County, South Carolina, from the S.C. Route 204 Bridge, downstream to its confluence with the Lynches River, and the main stem of the Lynches River, Lancaster and Chesterfield Counties, South Carolina, from the confluence of Belk Branch, Lancaster County, northeast (upstream) of the U.S.Highway 601 Bridge, downstream to the S.C. Highway 903 Bridge in Kershaw County, South Carolina. Within these areas, the primary constituent elements include: (i)Permanent, flowing, cool, clean water; (ii)Geomorphically stable stream and river channels and banks; (iii)Pool, riffle, and run sequences within the channel; (iv)Stable substrates with no more than low amounts of fine sediment; (v)Moderate stream gradient; (vi)Periodic natural flooding; and (vii)Fish hosts, with adequate living, foraging, and spawning areas for them. Federal Register Reference: July 2, 2002, Federal Register, 67:44501-44522. Common Name Scientific name Federal Status Record Status Vertebrate: Carolina darter Etheostoma collis collis FSC Current Invertebrate: Atlantic pigtoe Range by Basin Fusconaia masoni ARS Current Carolina creekshell Villosa vaughaniana FSC Current Carolina heelsplitter Lasmigona decorata ECurrent Savannah lilliput Toxolasma pullus FSC Current Union County Endangered Species, Threatened Species,Federal Species ... https://www.fws.gov/raleigh/species/cntylist/union.html 1 of 3 2/28/2020, 5:46 PM Yellow lampmussel Lampsilis cariosa FSC Probable/potential Vascular Plant: Georgia aster Symphyotrichum georgianum CCurrent Michaux's sumac Rhus michauxii E Historic Piedmont aster Eurybia mirabilis FSC Current Ravine Sedge Carex impressinervia FSC Current Schweinitz's sunflower Helianthus schweinitzii ECurrent Virginia quillwort Isoetes virginica FSC Historic Nonvascular Plant: Lichen: Definitions of Federal Status Codes: E = endangered. A taxon "in danger of extinction throughout all or a significant portion of its range." T = threatened. A taxon "likely to become endangered within the foreseeable future throughout all or a significant portion of its range." C = candidate. A taxon under consideration for official listing for which there is sufficient information to support listing. (Formerly "C1" candidate species.) BGPA =Bald and Golden Eagle Protection Act. See below. ARS = At Risk Species. Species that are Petitioned, Candidates or Proposed for Listing under the Endangered Species Act. Consultation under Section 7(a)(2) of the ESA is not required for Candidate or Proposed species; although a Conference, as described under Section 7(a)(4) of the ESA is recommended for actions affecting species proposed for listing. FSC=Federal Species of Concern. FSC is an informal term. It is not defined in the federal Endangered Species Act. In North Carolina, the Asheville and Raleigh Field Offices of the US Fish and Wildlife Service (Service) define Federal Species of Concern as those species that appear to be in decline or otherwise in need of conservation and are under consideration for listing or for which there is insufficient information to support listing at this time.Subsumed under the term "FSC" are all species petitioned by outside parties and other selected focal species identified in Service strategic plans, State Wildlife Action Plans, or Natural Heritage Program Lists. T(S/A) = threatened due to similarity of appearance. A taxon that is threatened due to similarity of appearance with another listed species and is listed for its protection. Taxa listed as T(S/A) are not biologically endangered or threatened and are not subject to Section 7 consultation. See below. EXP = experimental population. A taxon listed as experimental (either essential or nonessential). Experimental, nonessential populations of endangered species (e.g., red wolf) are treated as threatened species on public land, for consultation purposes, and as species proposed for listing on private land. P = proposed. Taxa proposed for official listing as endangered or threatened will be noted as "PE" or "PT", respectively. Bald and Golden Eagle Protection Act (BGPA): In the July 9, 2007 Federal Register( 72:37346-37372), the bald eagle was declared recovered, and removed (de-listed) from the Federal List of Threatened and Endangered wildlife. This delisting took effect August 8,2007. After delisting, the Bald and Golden Eagle Protection Act (Eagle Act) (16 U.S.C. 668-668d) becomes the primary law protecting bald eagles. The Eagle Act prohibits take of bald and golden eagles and provides a statutory definition of "take" that includes "disturb". The USFWS has developed National Bald Eagle Management Guidelines to provide guidance to land managers, landowners, and others as to how to avoid disturbing bald eagles. For mor information, visit http://www.fws.gov/migratorybirds/baldeagle.htm Threatened due to similarity of appearance(T(S/A)): Union County Endangered Species, Threatened Species,Federal Species ... https://www.fws.gov/raleigh/species/cntylist/union.html 2 of 3 2/28/2020, 5:46 PM In the November 4, 1997 Federal Register (55822-55825), the northern population of the bog turtle (from New York south to Maryland) was listed as T (threatened), and the southern population (from Virginia south to Georgia) was listed as T(S/A) (threatened due to similarity of appearance). The T(S/A) designation bans the collection and interstate and international commercial trade of bog turtles from the southern population. The T(S/A) designation has no effect on land management activities by private landowners in North Carolina, part of the southern population of the species. In addition to its official status as T(S/A), the U.S. Fish and Wildlife Service considers the southern population of the bog turtle as a Federal species of concern due to habitat loss. Definitions of Record Status: Current - the species has been observed in the county within the last 50 years. Historic - the species was last observed in the county more than 50 years ago. Obscure - the date and/or location of observation is uncertain. Incidental/migrant - the species was observed outside of its normal range or habitat. Probable/potential - the species is considered likely to occur in this county based on the proximity of known records (in adjacent counties), the presence of potentially suitable habitat, or both. Union County Endangered Species, Threatened Species,Federal Species ... https://www.fws.gov/raleigh/species/cntylist/union.html 3 of 3 2/28/2020, 5:46 PM NCNHDE-11513 February 28, 2020 ClearWater Environmental Consultants, Inc. ClearWater Environmental Consultants, Inc. 32 Clayton Street Asheville, NC 28801 RE: Evoke Indian Trail; 1048 Dear ClearWater Environmental Consultants, Inc.: The North Carolina Natural Heritage Program (NCNHP) appreciates the opportunity to provide information about natural heritage resources for the project referenced above. Based on the project area mapped with your request, a query of the NCNHP database indicates that there are no records for rare species, important natural communities, natural areas, and/or conservation/managed areas within the proposed project boundary. Please note that although there may be no documentation of natural heritage elements within the project boundary, it does not imply or confirm their absence; the area may not have been surveyed. The results of this query should not be substituted for field surveys where suitable habitat exists. In the event that rare species are found within the project area, please contact the NCNHP so that we may update our records. The attached ‘Potential Occurrences’ table summarizes rare species and natural communities that have been documented within a one-mile radius of the property boundary. The proximity of these records suggests that these natural heritage elements may potentially be present in the project area if suitable habitat exists. Tables of natural areas and conservation/managed areas within a one-mile radius of the project area, if any, are also included in this report. If a Federally-listed species is found within the project area or is indicated within a one-mile radius of the project area, the NCNHP recommends contacting the US Fish and Wildlife Service (USFWS) for guidance. Contact information for USFWS offices in North Carolina is found here: https://www.fws.gov/offices/Directory/ListOffices.cfm?statecode=37. Please note that natural heritage element data are maintained for the purposes of conservation planning, project review, and scientific research, and are not intended for use as the primary criteria for regulatory decisions. Information provided by the NCNHP database may not be published without prior written notification to the NCNHP, and the NCNHP must be credited as an information source in these publications. Maps of NCNHP data may not be redistributed without permission. The NC Natural Heritage Program may follow this letter with additional correspondence if a Dedicated Nature Preserve, Registered Heritage Area, Clean Water Management Trust Fund easement, or Federally-listed species are documented near the project area. If you have questions regarding the information provided in this letter or need additional assistance, please contact Rodney A. Butler at rodney.butler@ncdcr.gov or 919-707-8603. Sincerely, NC Natural Heritage Program Natural Heritage Element Occurrences, Natural Areas, and Managed Areas Within a One-mile Radius of the Project Area Evoke Indian Trail Project No. 1048 February 28, 2020 NCNHDE-11513 Element Occurrences Documented Within a One-mile Radius of the Project Area Taxonomic Group EO ID Scientific Name Common Name Last Observation Date Element Occurrence Rank Accuracy Federal Status State Status Global Rank State Rank Vascular Plant 28613 Baptisia alba Thick-pod White Wild Indigo 2010-04-28 C 2-High ---Threatened G5 S2 Vascular Plant 28612 Callitriche terrestris Terrestrial Water- starwort 2010-05-05 A 2-High ---Significantly Rare Other G5 S2? No Natural Areas are Documented Within a One-mile Radius of the Project Area No Managed Areas are Documented Within a One-mile Radius of the Project Area Definitions and an explanation of status designations and codes can be found at https://ncnhde.natureserve.org/content/help. Data query generated on February 28, 2020; source: NCNHP, Q1 Jan 2020. Please resubmit your information request if more than one year elapses before project initiation as new information is continually added to the NCNHP database. Page 2 of 3 Powered by TCPDF (www.tcpdf.org) Page 3 of 3 ATTACHMENT E: NC Wetland Assessment Method (WAM) Forms NC WAM FIELD ASSESSMENT FORM Accompanies User Manual Version 5.0 USACE AID # NCDWR# Project Name Evoke at Indian Trail Date of Evaluation 03/26/2020 Applicant/Owner Name Scott Bayer Wetland Site Name W1 Wetland Type Bottomland Hardwood Forest Assessor Name/Organization ClearWater Environmental Consultants Level III Ecoregion Piedmont Nearest Named Water Body South Fork Crooked Creek River Basin Yadkin-PeeDee USGS 8-Digit Catalogue Unit 03040105 County Union NCDWR Region Mooresville Yes No Precipitation within 48 hrs? Latitude/Longitude (deci-degrees) 35.05110; -80.64290 Evidence of stressors affecting the assessment area (may not be within the assessment area) Please circle and/or make note on the last page if evidence of stressors is apparent. Consider departure from reference, if appropriate, in recent past (for instance, within 10 years). Noteworthy stressors include, but are not limited to the following. • Hydrological modifications (examples: ditches, dams, beaver dams, dikes, berms, ponds, etc.) • Surface and sub-surface discharges into the wetland (examples: discharges containing obvious pollutants, presence of nearby septic tanks, underground storage tanks (USTs), hog lagoons, etc.) • Signs of vegetation stress (examples: vegetation mortality, insect damage, disease, storm damage, salt intrusion, etc.) • Habitat/plant community alteration (examples: mowing, clear-cutting, exotics, etc.) Is the assessment area intensively managed? Yes No Regulatory Considerations - Were regulatory considerations evaluated? Yes No If Yes, check all that apply to the assessment area. Anadromous fish Federally protected species or State endangered or threatened species NCDWR riparian buffer rule in effect Abuts a Primary Nursery Area (PNA) Publicly owned property N.C. Division of Coastal Management Area of Environmental Concern (AEC) (including buffer) Abuts a stream with a NCDWQ classification of SA or supplemental classifications of HQW, ORW, or Trout Designated NCNHP reference community Abuts a 303(d)-listed stream or a tributary to a 303(d)-listed stream What type of natural stream is associated with the wetland, if any? (check all that apply) Blackwater Brownwater Tidal (if tidal, check one of the following boxes) Lunar Wind Both Is the assessment area on a coastal island? Yes No Is the assessment area’s surface water storage capacity or duration substantially altered by beaver? Yes No Does the assessment area experience overbank flooding during normal rainfall conditions? Yes No 1. Ground Surface Condition/Vegetation Condition – assessment area condition metric Check a box in each column. Consider alteration to the ground surface (GS) in the assessment area and vegetation structure (VS) in the assessment area. Compare to reference wetland if applicable (see User Manual). If a reference is not applicable, then rate the assessment area based on evidence an effect. GS VS A A Not severely altered B B Severely altered over a majority of the assessment area (ground surface alteration examples: vehicle tracks, excessive sedimentation, fire-plow lanes, skidder tracks, bedding, fill, soil compaction, obvious pollutants) (vegetation structure alteration examples: mechanical disturbance, herbicides, salt intrusion [where appropriate], exotic species, grazing, less diversity [if appropriate], hydrologic alteration) 2. Surface and Sub-Surface Storage Capacity and Duration – assessment area condition metric Check a box in each column. Consider surface storage capacity and duration (Surf) and sub-surface storage capacity and duration (Sub). Consider both increase and decrease in hydrology. A ditch ≤ 1 foot deep is considered to affect surface water only, while a ditch > 1 foot deep is expected to affect both surface and sub-surface water. Consider tidal flooding regime, if applicable. Surf Sub A A Water storage capacity and duration are not altered. B B Water storage capacity or duration are altered, but not substantially (typically, not sufficient to change vegetation). C C Water storage capacity or duration are substantially altered (typically, alteration sufficient to result in vegetation change) (examples: draining, flooding, soil compaction, filling, excessive sedimentation, underground utility lines). 3. Water Storage/Surface Relief – assessment area/wetland type condition metric (skip for all marshes) Check a box in each column. Select the appropriate storage for the assessment area (AA) and the wetland type (WT). AA WT 3a. A A Majority of wetland with depressions able to pond water > 1 deep B B Majority of wetland with depressions able to pond water 6 inches to 1 foot deep C C Majority of wetland with depressions able to pond water 3 to 6 inches deep D D Depressions able to pond water < 3 inches deep 3b. A Evidence that maximum depth of inundation is greater than 2 feet B Evidence that maximum depth of inundation is between 1 and 2 feet C Evidence that maximum depth of inundation is less than 1 foot 4. Soil Texture/Structure – assessment area condition metric (skip for all marshes) Check a box from each of the three soil property groups below. Dig soil profile in the dominant assessment area landscape feature. Make soil observations within the top 12 inches. Use most recent National Technical Committee for Hydric Soils guidance for regional indicators. 4a. A Sandy soil B Loamy or clayey soils exhibiting redoximorphic features (concentrations, depletions, or rhizospheres) C Loamy or clayey soils not exhibiting redoximorphic features D Loamy or clayey gleyed soil E Histosol or histic epipedon 4b. A Soil ribbon < 1 inch B Soil ribbon ≥ 1 inch 4c. A No peat or muck presence B A peat or muck presence 5. Discharge into Wetland – opportunity metric Check a box in each column. Consider surface pollutants or discharges (Surf) and sub-surface pollutants or discharges (Sub). Examples of sub-surface discharges include presence of nearby septic tank, underground storage tank (UST), etc. Surf Sub A A Little or no evidence of pollutants or discharges entering the assessment area B B Noticeable evidence of pollutants or discharges entering the wetland and stressing, but not overwhelming the treatment capacity of the assessment area C C Noticeable evidence of pollutants or discharges (pathogen, particulate, or soluble) entering the assessment area a nd potentially overwhelming the treatment capacity of the wetland (water discoloration, dead vegetation, excessive sedimentation, odor) 6. Land Use – opportunity metric (skip for non-riparian wetlands) Check all that apply (at least one box in each column). Evaluation involves a GIS effort with field adjustment. Consider sources draining to assessment area within entire upstream watershed (WS), within 5 miles and within the watershed draining to the assessment area (5M), and within 2 miles and within the watershed draining to the assessment area (2M). WS 5M 2M A A A > 10% impervious surfaces B B B Confined animal operations (or other local, concentrated source of pollutants C C C ≥ 20% coverage of pasture D D D ≥ 20% coverage of agricultural land (regularly plowed land) E E E ≥ 20% coverage of maintained grass/herb F F F ≥ 20% coverage of clear-cut land G G G Little or no opportunity to improve water quality. Lack of opportunity may result from little or no disturbance in the watershed or hydrologic alterations that prevent drainage and/or overbank flow from affecting the assessment area. 7. Wetland Acting as Vegetated Buffer – assessment area/wetland complex condition metric (skip for non-riparian wetlands) 7a. Is assessment area within 50 feet of a tributary or other open water? Yes No If Yes, continue to 7b. If No, skip to Metric 8. Wetland buffer need only be present on one side of the water body. Make buffer judgment based on the average width of wetland. Record a note if a portion of the buffer has been removed or disturbed. 7b. How much of the first 50 feet from the bank is wetland? (Wetland buffer need only be present on one side of the .water body. Make buffer judgment based on the average width of wetland. Record a note if a portion of the buffer has been removed or disturbe d.) A ≥ 50 feet B From 30 to < 50 feet C From 15 to < 30 feet D From 5 to < 15 feet E < 5 feet or buffer bypassed by ditches 7c. Tributary width. If the tributary is anastomosed, combine widths of channels/braids for a total width. ≤ 15-feet wide > 15-feet wide Other open water (no tributary present) 7d. Do roots of assessment area vegetation extend into the bank of the tributary/open water? Yes No 7e. Is stream or other open water sheltered or exposed? Sheltered – adjacent open water with width < 2500 feet and no regular boat traffic. Exposed – adjacent open water with width ≥ 2500 feet or regular boat traffic. 8. Wetland Width at the Assessment Area – wetland type/wetland complex condition metric (evaluate WT for all marshes and Estuarine Woody Wetland only; evaluate WC for Bottomland Hardwood Forest, Headwater Forest, and Riverine Swamp Forest only) Check a box in each column for riverine wetlands only. Select the average width for the wetland type at the assessment area (WT) and the wetland complex at the assessment area (WC). See User Manual for WT and WC boundaries. WT WC A A ≥ 100 feet B B From 80 to < 100 feet C C From 50 to < 80 feet D D From 40 to < 50 feet E E From 30 to < 40 feet F F From 15 to < 30 feet G G From 5 to < 15 feet H H < 5 feet 9. Inundation Duration – assessment area condition metric (skip for non-riparian wetlands) Answer for assessment area dominant landform. A Evidence of short-duration inundation (< 7 consecutive days) B Evidence of saturation, without evidence of inundation C Evidence of long-duration inundation or very long-duration inundation (7 to 30 consecutive days or more) 10. Indicators of Deposition – assessment area condition metric (skip for non-riparian wetlands and all marshes) Consider recent deposition only (no plant growth since deposition). A Sediment deposition is not excessive, but at approximately natural levels. B Sediment deposition is excessive, but not overwhelming the wetland. C Sediment deposition is excessive and is overwhelming the wetland. 11. Wetland Size – wetland type/wetland complex condition metric Check a box in each column. Involves a GIS effort with field adjustment. This metric evaluates three aspects of the wetland area: the size of the wetland type (WT), the size of the wetland complex (WC), and the size of the forested wetland (FW) (if applicable , see User Manual). See the User Manual for boundaries of these evaluation areas. If assessment area is clear-cut, select “K” for the FW column. WT WC FW (if applicable) A A A ≥ 500 acres B B B From 100 to < 500 acres C C C From 50 to < 100 acres D D D From 25 to < 50 acres E E E From 10 to < 25 acres F F F From 5 to < 10 acres G G G From 1 to < 5 acres H H H From 0.5 to < 1 acre I I I From 0.1 to < 0.5 acre J J J From 0.01 to < 0.1 acre K K K < 0.01 acre or assessment area is clear-cut 12. Wetland Intactness – wetland type condition metric (evaluate for Pocosins only) A Pocosin is the full extent (≥ 90%) of its natural landscape size. B Pocosin type is < 90% of the full extent of its natural landscape size. 13. Connectivity to Other Natural Areas – landscape condition metric 13a. Check appropriate box(es) (a box may be checked in each column). Involves a GIS effort with field adjustment. This metric evaluates whether the wetland is well connected (Well) and/or loosely connected (Loosely) to the landscape patch, the contigu ous naturally vegetated area and open water (if appropriate). Boundaries are formed by four-lane roads, regularly maintained utility line corridors the width of a four-lane road or wider, urban landscapes, maintained fields (pasture and agriculture), or open water > 300 feet wide. Well Loosely A A ≥ 500 acres B B From 100 to < 500 acres C C From 50 to < 100 acres D D From 10 to < 50 acres E E < 10 acres F F Wetland type has a poor or no connection to other natural habitats 13b. Evaluate for marshes only. Yes No Wetland type has a surface hydrology connection to open waters/stream or tidal wetlands. 14. Edge Effect – wetland type condition metric (skip for all marshes and Estuarine Woody Wetland) May involve a GIS effort with field adjustment. Estimate distance from wetland type boundary to artificial edges. Artificial edges include non-forested areas ≥ 40 feet wide such as fields, development, roads, regularly maintained utility line corridors, and clear-cuts. Consider the eight main points of the compass. Artificial edge occurs within 150 feet in how many directions? If the assessment area is clear cut, select option ”C.” A 0 B 1 to 4 C 5 to 8 15. Vegetative Composition – assessment area condition metric (skip for all marshes and Pine Flat) A Vegetation is close to reference condition in species present and their proportions. Lower strata composed of appropriate species, with exotic plants absent or sparse within the assessment area. B Vegetation is different from reference condition in species diversity or proportions, but still largely composed of native species characteristic of the wetland type. This may include communities of weedy native species that develop after clearcutting or clearing. It also includes communities with exotics present, but not dominant, over a large portion of the expected strata. C Vegetation severely altered from reference in composition, or expected species are unnaturally absent (planted stands of non- characteristic species or at least one stratum inappropriately composed of a single species), or exotic species are dominant in at least one stratum. 16. Vegetative Diversity – assessment area condition metric (evaluate for Non-tidal Freshwater Marsh only) A Vegetation diversity is high and is composed primarily of native species (< 10% cover of exotics). B Vegetation diversity is low or has > 10% to 50% cover of exotics. C Vegetation is dominated by exotic species (> 50 % cover of exotics). 17. Vegetative Structure – assessment area/wetland type condition metric 17a. Is vegetation present? Yes No If Yes, continue to 17b. If No, skip to Metric 18. 17b. Evaluate percent coverage of assessment area vegetation for all marshes only. Skip to 17c for non-marsh wetlands. A ≥ 25% coverage of vegetation B < 25% coverage of vegetation 17c. Check a box in each column for each stratum. Evaluate this portion of the metric for non-marsh wetlands. Consider structure in airspace above the assessment area (AA) and the wetland type (WT) separately. AA WT A A Canopy closed, or nearly closed, with natural gaps associated with natural processes B B Canopy present, but opened more than natural gaps C C Canopy sparse or absent A A Dense mid-story/sapling layer B B Moderate density mid-story/sapling layer C C Mid-story/sapling layer sparse or absent A A Dense shrub layer B B Moderate density shrub layer C C Shrub layer sparse or absent A A Dense herb layer B B Moderate density herb layer C C Herb layer sparse or absent 18. Snags – wetland type condition metric (skip for all marshes) A Large snags (more than one) are visible (> 12 inches DBH, or large relative to species present and landscape stability). B Not A 19. Diameter Class Distribution – wetland type condition metric (skip for all marshes) A Majority of canopy trees have stems > 6 inches in diameter at breast height (DBH); many large trees (> 12 inches DBH) are present. B Majority of canopy trees have stems between 6 and 12 inches DBH, few are > 12 inch DBH. C Majority of canopy trees are < 6 inches DBH or no trees. 20. Large Woody Debris – wetland type condition metric (skip for all marshes) Include both natural debris and man-placed natural debris. A Large logs (more than one) are visible (> 12 inches in diameter, or large relative to species present and landscape stability). B Not A 21. Vegetation/Open Water Dispersion – wetland type/open water condition metric (evaluate for Non-Tidal Freshwater Marsh only) Select the figure that best describes the amount of interspersion between vegetation and open water in the growing season. P atterned areas indicate vegetated areas, while solid white areas indicate open water. A B C D 22. Hydrologic Connectivity – assessment area condition metric (evaluate for riparian wetlands and Salt/Brackish Marsh only) Examples of activities that may severely alter hydrologic connectivity include intensive ditching, fill, sedimentation, channelization, diversion, man-made berms, beaver dams, and stream incision. Documentation required if evaluated as B, C, or D. A Overbank and overland flow are not severely altered in the assessment area. B Overbank flow is severely altered in the assessment area. C Overland flow is severely altered in the assessment area. D Both overbank and overland flow are severely altered in the assessment area. Notes Canopy Mid-Story Shrub Herb NC WAM Wetland Rating Sheet Accompanies User Manual Version 5.0 Wetland Site Name W1 Date of Assessment 03/26/2020 Wetland Type Bottomland Hardwood Forest Assessor Name/Organization ClearWater Environmental Consultants Notes on Field Assessment Form (Y/N) NO Presence of regulatory considerations (Y/N) NO Wetland is intensively managed (Y/N) NO Assessment area is located within 50 feet of a natural tributary or other open water (Y/N) YES Assessment area is substantially altered by beaver (Y/N) NO Assessment area experiences overbank flooding during normal rainfall conditions (Y/N) YES Assessment area is on a coastal island (Y/N) NO Sub-function Rating Summary Function Sub-function Metrics Rating Hydrology Surface Storage and Retention Condition LOW Sub-surface Storage and Retention Condition LOW Water Quality Pathogen Change Condition LOW Condition/Opportunity MEDIUM Opportunity Presence (Y/N) YES Particulate Change Condition MEDIUM Condition/Opportunity NA Opportunity Presence (Y/N) NA Soluble Change Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Physical Change Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Pollution Change Condition NA Condition/Opportunity NA Opportunity Presence (Y/N) NA Habitat Physical Structure Condition LOW Landscape Patch Structure Condition HIGH Vegetation Composition Condition MEDIUM Function Rating Summary Function Metrics Rating Hydrology Condition LOW Water Quality Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Habitat Condition LOW Overall Wetland Rating LOW NC WAM FIELD ASSESSMENT FORM Accompanies User Manual Version 5.0 USACE AID # NCDWR# Project Name Evoke at Indian Trail Date of Evaluation 03/26/2020 Applicant/Owner Name Scott Bayer Wetland Site Name W4 Wetland Type Headwater Forest Assessor Name/Organization ClearWater Environmental Consultants Level III Ecoregion Piedmont Nearest Named Water Body South Fork Crooked Creek River Basin Yadkin-PeeDee USGS 8-Digit Catalogue Unit 03040105 County Union NCDWR Region Mooresville Yes No Precipitation within 48 hrs? Latitude/Longitude (deci-degrees) 32.0528; -80.64320 Evidence of stressors affecting the assessment area (may not be within the assessment area) Please circle and/or make note on the last page if evidence of stressors is apparent. Consider departure from reference, if appropriate, in recent past (for instance, within 10 years). Noteworthy stressors include, but are not limited to the following. • Hydrological modifications (examples: ditches, dams, beaver dams, dikes, berms, ponds, etc.) • Surface and sub-surface discharges into the wetland (examples: discharges containing obvious pollutants, presence of nearby septic tanks, underground storage tanks (USTs), hog lagoons, etc.) • Signs of vegetation stress (examples: vegetation mortality, insect damage, disease, storm damage, salt intrusion, etc.) • Habitat/plant community alteration (examples: mowing, clear-cutting, exotics, etc.) Is the assessment area intensively managed? Yes No Regulatory Considerations - Were regulatory considerations evaluated? Yes No If Yes, check all that apply to the assessment area. Anadromous fish Federally protected species or State endangered or threatened species NCDWR riparian buffer rule in effect Abuts a Primary Nursery Area (PNA) Publicly owned property N.C. Division of Coastal Management Area of Environmental Concern (AEC) (including buffer) Abuts a stream with a NCDWQ classification of SA or supplemental classifications of HQW, ORW, or Trout Designated NCNHP reference community Abuts a 303(d)-listed stream or a tributary to a 303(d)-listed stream What type of natural stream is associated with the wetland, if any? (check all that apply) Blackwater Brownwater Tidal (if tidal, check one of the following boxes) Lunar Wind Both Is the assessment area on a coastal island? Yes No Is the assessment area’s surface water storage capacity or duration substantially altered by beaver? Yes No Does the assessment area experience overbank flooding during normal rainfall conditions? Yes No 1. Ground Surface Condition/Vegetation Condition – assessment area condition metric Check a box in each column. Consider alteration to the ground surface (GS) in the assessment area and vegetation structure (VS) in the assessment area. Compare to reference wetland if applicable (see User Manual). If a reference is not applicable, then rate the assessment area based on evidence an effect. GS VS A A Not severely altered B B Severely altered over a majority of the assessment area (ground surface alteration examples: vehicle tracks, excessive sedimentation, fire-plow lanes, skidder tracks, bedding, fill, soil compaction, obvious pollutants) (vegetation structure alteration examples: mechanical disturbance, herbicides, salt intrusion [where appropriate], exotic species, grazing, less diversity [if appropriate], hydrologic alteration) 2. Surface and Sub-Surface Storage Capacity and Duration – assessment area condition metric Check a box in each column. Consider surface storage capacity and duration (Surf) and sub-surface storage capacity and duration (Sub). Consider both increase and decrease in hydrology. A ditch ≤ 1 foot deep is considered to affect surface water only, while a ditch > 1 foot deep is expected to affect both surface and sub-surface water. Consider tidal flooding regime, if applicable. Surf Sub A A Water storage capacity and duration are not altered. B B Water storage capacity or duration are altered, but not substantially (typically, not sufficient to change vegetation). C C Water storage capacity or duration are substantially altered (typically, alteration sufficient to result in vegetation change) (examples: draining, flooding, soil compaction, filling, excessive sedimentation, underground utility lines). 3. Water Storage/Surface Relief – assessment area/wetland type condition metric (skip for all marshes) Check a box in each column. Select the appropriate storage for the assessment area (AA) and the wetland type (WT). AA WT 3a. A A Majority of wetland with depressions able to pond water > 1 deep B B Majority of wetland with depressions able to pond water 6 inches to 1 foot deep C C Majority of wetland with depressions able to pond water 3 to 6 inches deep D D Depressions able to pond water < 3 inches deep 3b. A Evidence that maximum depth of inundation is greater than 2 feet B Evidence that maximum depth of inundation is between 1 and 2 feet C Evidence that maximum depth of inundation is less than 1 foot 4. Soil Texture/Structure – assessment area condition metric (skip for all marshes) Check a box from each of the three soil property groups below. Dig soil profile in the dominant assessment area landscape feature. Make soil observations within the top 12 inches. Use most recent National Technical Committee for Hydric Soils guidance for regional indicators. 4a. A Sandy soil B Loamy or clayey soils exhibiting redoximorphic features (concentrations, depletions, or rhizospheres) C Loamy or clayey soils not exhibiting redoximorphic features D Loamy or clayey gleyed soil E Histosol or histic epipedon 4b. A Soil ribbon < 1 inch B Soil ribbon ≥ 1 inch 4c. A No peat or muck presence B A peat or muck presence 5. Discharge into Wetland – opportunity metric Check a box in each column. Consider surface pollutants or discharges (Surf) and sub-surface pollutants or discharges (Sub). Examples of sub-surface discharges include presence of nearby septic tank, underground storage tank (UST), etc. Surf Sub A A Little or no evidence of pollutants or discharges entering the assessment area B B Noticeable evidence of pollutants or discharges entering the wetland and stressing, but not overwhelming the treatment capacity of the assessment area C C Noticeable evidence of pollutants or discharges (pathogen, particulate, or soluble) entering the assessment area a nd potentially overwhelming the treatment capacity of the wetland (water discoloration, dead vegetation, excessive sedimentation, odor) 6. Land Use – opportunity metric (skip for non-riparian wetlands) Check all that apply (at least one box in each column). Evaluation involves a GIS effort with field adjustment. Consider sources draining to assessment area within entire upstream watershed (WS), within 5 miles and within the watershed draining to the assessment area (5M), and within 2 miles and within the watershed draining to the assessment area (2M). WS 5M 2M A A A > 10% impervious surfaces B B B Confined animal operations (or other local, concentrated source of pollutants C C C ≥ 20% coverage of pasture D D D ≥ 20% coverage of agricultural land (regularly plowed land) E E E ≥ 20% coverage of maintained grass/herb F F F ≥ 20% coverage of clear-cut land G G G Little or no opportunity to improve water quality. Lack of opportunity may result from little or no disturbance in the watershed or hydrologic alterations that prevent drainage and/or overbank flow from affecting the assessment area. 7. Wetland Acting as Vegetated Buffer – assessment area/wetland complex condition metric (skip for non-riparian wetlands) 7a. Is assessment area within 50 feet of a tributary or other open water? Yes No If Yes, continue to 7b. If No, skip to Metric 8. Wetland buffer need only be present on one side of the water body. Make buffer judgment based on the average width of wetland. Record a note if a portion of the buffer has been removed or disturbed. 7b. How much of the first 50 feet from the bank is wetland? (Wetland buffer need only be present on one side of the .water body. Make buffer judgment based on the average width of wetland. Record a note if a portion of the buffer has been removed or disturbe d.) A ≥ 50 feet B From 30 to < 50 feet C From 15 to < 30 feet D From 5 to < 15 feet E < 5 feet or buffer bypassed by ditches 7c. Tributary width. If the tributary is anastomosed, combine widths of channels/braids for a total width. ≤ 15-feet wide > 15-feet wide Other open water (no tributary present) 7d. Do roots of assessment area vegetation extend into the bank of the tributary/open water? Yes No 7e. Is stream or other open water sheltered or exposed? Sheltered – adjacent open water with width < 2500 feet and no regular boat traffic. Exposed – adjacent open water with width ≥ 2500 feet or regular boat traffic. 8. Wetland Width at the Assessment Area – wetland type/wetland complex condition metric (evaluate WT for all marshes and Estuarine Woody Wetland only; evaluate WC for Bottomland Hardwood Forest, Headwater Forest, and Riverine Swamp Forest only) Check a box in each column for riverine wetlands only. Select the average width for the wetland type at the assessment area (WT) and the wetland complex at the assessment area (WC). See User Manual for WT and WC boundaries. WT WC A A ≥ 100 feet B B From 80 to < 100 feet C C From 50 to < 80 feet D D From 40 to < 50 feet E E From 30 to < 40 feet F F From 15 to < 30 feet G G From 5 to < 15 feet H H < 5 feet 9. Inundation Duration – assessment area condition metric (skip for non-riparian wetlands) Answer for assessment area dominant landform. A Evidence of short-duration inundation (< 7 consecutive days) B Evidence of saturation, without evidence of inundation C Evidence of long-duration inundation or very long-duration inundation (7 to 30 consecutive days or more) 10. Indicators of Deposition – assessment area condition metric (skip for non-riparian wetlands and all marshes) Consider recent deposition only (no plant growth since deposition). A Sediment deposition is not excessive, but at approximately natural levels. B Sediment deposition is excessive, but not overwhelming the wetland. C Sediment deposition is excessive and is overwhelming the wetland. 11. Wetland Size – wetland type/wetland complex condition metric Check a box in each column. Involves a GIS effort with field adjustment. This metric evaluates three aspects of the wetland area: the size of the wetland type (WT), the size of the wetland complex (WC), and the size of the forested wetland (FW) (if applicable , see User Manual). See the User Manual for boundaries of these evaluation areas. If assessment area is clear-cut, select “K” for the FW column. WT WC FW (if applicable) A A A ≥ 500 acres B B B From 100 to < 500 acres C C C From 50 to < 100 acres D D D From 25 to < 50 acres E E E From 10 to < 25 acres F F F From 5 to < 10 acres G G G From 1 to < 5 acres H H H From 0.5 to < 1 acre I I I From 0.1 to < 0.5 acre J J J From 0.01 to < 0.1 acre K K K < 0.01 acre or assessment area is clear-cut 12. Wetland Intactness – wetland type condition metric (evaluate for Pocosins only) A Pocosin is the full extent (≥ 90%) of its natural landscape size. B Pocosin type is < 90% of the full extent of its natural landscape size. 13. Connectivity to Other Natural Areas – landscape condition metric 13a. Check appropriate box(es) (a box may be checked in each column). Involves a GIS effort with field adjustment. This metric evaluates whether the wetland is well connected (Well) and/or loosely connected (Loosely) to the landscape patch, the contigu ous naturally vegetated area and open water (if appropriate). Boundaries are formed by four-lane roads, regularly maintained utility line corridors the width of a four-lane road or wider, urban landscapes, maintained fields (pasture and agriculture), or open water > 300 feet wide. Well Loosely A A ≥ 500 acres B B From 100 to < 500 acres C C From 50 to < 100 acres D D From 10 to < 50 acres E E < 10 acres F F Wetland type has a poor or no connection to other natural habitats 13b. Evaluate for marshes only. Yes No Wetland type has a surface hydrology connection to open waters/stream or tidal wetlands. 14. Edge Effect – wetland type condition metric (skip for all marshes and Estuarine Woody Wetland) May involve a GIS effort with field adjustment. Estimate distance from wetland type boundary to artificial edges. Artificial edges include non-forested areas ≥ 40 feet wide such as fields, development, roads, regularly maintained utility line corridors, and clear-cuts. Consider the eight main points of the compass. Artificial edge occurs within 150 feet in how many directions? If the assessment area is clear cut, select option ”C.” A 0 B 1 to 4 C 5 to 8 15. Vegetative Composition – assessment area condition metric (skip for all marshes and Pine Flat) A Vegetation is close to reference condition in species present and their proportions. Lower strata composed of appropriate species, with exotic plants absent or sparse within the assessment area. B Vegetation is different from reference condition in species diversity or proportions, but still largely composed of native species characteristic of the wetland type. This may include communities of weedy native species that develop after clearcutting or clearing. It also includes communities with exotics present, but not dominant, over a large portion of the expected strata. C Vegetation severely altered from reference in composition, or expected species are unnaturally absent (planted stands of non- characteristic species or at least one stratum inappropriately composed of a single species), or exotic species are dominant in at least one stratum. 16. Vegetative Diversity – assessment area condition metric (evaluate for Non-tidal Freshwater Marsh only) A Vegetation diversity is high and is composed primarily of native species (< 10% cover of exotics). B Vegetation diversity is low or has > 10% to 50% cover of exotics. C Vegetation is dominated by exotic species (> 50 % cover of exotics). 17. Vegetative Structure – assessment area/wetland type condition metric 17a. Is vegetation present? Yes No If Yes, continue to 17b. If No, skip to Metric 18. 17b. Evaluate percent coverage of assessment area vegetation for all marshes only. Skip to 17c for non-marsh wetlands. A ≥ 25% coverage of vegetation B < 25% coverage of vegetation 17c. Check a box in each column for each stratum. Evaluate this portion of the metric for non-marsh wetlands. Consider structure in airspace above the assessment area (AA) and the wetland type (WT) separately. AA WT A A Canopy closed, or nearly closed, with natural gaps associated with natural processes B B Canopy present, but opened more than natural gaps C C Canopy sparse or absent A A Dense mid-story/sapling layer B B Moderate density mid-story/sapling layer C C Mid-story/sapling layer sparse or absent A A Dense shrub layer B B Moderate density shrub layer C C Shrub layer sparse or absent A A Dense herb layer B B Moderate density herb layer C C Herb layer sparse or absent 18. Snags – wetland type condition metric (skip for all marshes) A Large snags (more than one) are visible (> 12 inches DBH, or large relative to species present and landscape stability). B Not A 19. Diameter Class Distribution – wetland type condition metric (skip for all marshes) A Majority of canopy trees have stems > 6 inches in diameter at breast height (DBH); many large trees (> 12 inches DBH) are present. B Majority of canopy trees have stems between 6 and 12 inches DBH, few are > 12 inch DBH. C Majority of canopy trees are < 6 inches DBH or no trees. 20. Large Woody Debris – wetland type condition metric (skip for all marshes) Include both natural debris and man-placed natural debris. A Large logs (more than one) are visible (> 12 inches in diameter, or large relative to species present and landscape stability). B Not A 21. Vegetation/Open Water Dispersion – wetland type/open water condition metric (evaluate for Non-Tidal Freshwater Marsh only) Select the figure that best describes the amount of interspersion between vegetation and open water in the growing season. P atterned areas indicate vegetated areas, while solid white areas indicate open water. A B C D 22. Hydrologic Connectivity – assessment area condition metric (evaluate for riparian wetlands and Salt/Brackish Marsh only) Examples of activities that may severely alter hydrologic connectivity include intensive ditching, fill, sedimentation, channelization, diversion, man-made berms, beaver dams, and stream incision. Documentation required if evaluated as B, C, or D. A Overbank and overland flow are not severely altered in the assessment area. B Overbank flow is severely altered in the assessment area. C Overland flow is severely altered in the assessment area. D Both overbank and overland flow are severely altered in the assessment area. Notes Canopy Mid-Story Shrub Herb NC WAM Wetland Rating Sheet Accompanies User Manual Version 5.0 Wetland Site Name W4 Date of Assessment 03/26/2020 Wetland Type Headwater Forest Assessor Name/Organization ClearWater Environmental Consultants Notes on Field Assessment Form (Y/N) NO Presence of regulatory considerations (Y/N) NO Wetland is intensively managed (Y/N) NO Assessment area is located within 50 feet of a natural tributary or other open water (Y/N) NO Assessment area is substantially altered by beaver (Y/N) NO Assessment area experiences overbank flooding during normal rainfall conditions (Y/N) YES Assessment area is on a coastal island (Y/N) NO Sub-function Rating Summary Function Sub-function Metrics Rating Hydrology Surface Storage and Retention Condition LOW Sub-surface Storage and Retention Condition LOW Water Quality Pathogen Change Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Particulate Change Condition HIGH Condition/Opportunity NA Opportunity Presence (Y/N) NA Soluble Change Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Physical Change Condition LOW Condition/Opportunity LOW Opportunity Presence (Y/N) YES Pollution Change Condition NA Condition/Opportunity NA Opportunity Presence (Y/N) NA Habitat Physical Structure Condition LOW Landscape Patch Structure Condition LOW Vegetation Composition Condition MEDIUM Function Rating Summary Function Metrics Rating Hydrology Condition LOW Water Quality Condition HIGH Condition/Opportunity HIGH Opportunity Presence (Y/N) YES Habitat Condition LOW Overall Wetland Rating LOW