20060180 Ver 1_Staff Report_20060214

Staff Report
Project Num: 20060180 Version: 1
Name: Laurelmor S/D & Golf Resort
County: Watauga
Location: Swift Ford Branch, Dugger & Laurel Crks Boone
Latitude:
SW Plan Location:
Status: Received
Project Type: Residential Subdivision
Region: Winston-Salem
Longitude:
Owner: Miller, Doug
Contact Person: Miller, Doug
Title:
Phone: [phone]
Inspection Date: 02/14/2006
Reason for Inspection: Routine
On-Site Representative(s):
Primary Inspector: Daryl Lamb
Secondary Inspector(s):
Question Areas:
Site Visit
Inspection Summary:
Entry Time:10:00 AM
Exit Time: 12:30 PM
Inspection Type: Staff Report
Phone: [phone]
Nature of Impact Site: Undeveloped rural, forested mountain slopes
Area: 6,050 acres
Impacts: Permanent impacts to 6,331 linear feet of stream (4,413 linear feet of perennial stream, 1,918 feet of intermittent stream)and
0.18 acre of wetlands and temporary impacts to 625 linear feet of streams for the construction of two 18-hole golf courses, five
impoundments, and the required water and sewer lines.
Avoidance and Minimization: Appears to be adequate. The proposed golf courses are designed as "ridge top" courses as opposed to
"valley" courses which eliminates a number of stream relocations and much of the steep slope grading in close proximity to streams.
The lakes are proposed primarily for irrigation and fire fighting.
Mitigation: Mitigation will be required. Applicant proposes to mitigate for full amount of stream and wetland impacts through payment
to NC EEP.
Buffer Impacts: Yes. With one exception, all streams onsite are classified as Class C, Trout, ORW. One stream is classified as Class
C, Trout. A 30-foot buffer is required on all ORW streams, and the applicant is proposing to provide a vegetated 30-foot buffer on all
onsite streams, with a few exceptions along intermittent streams at specific locations adjacent to the two golf courses.
stormwater Management Plan: Comprehensive stormwater management for the entire development should be required by DWQ
regardless of impervious area. The applicant is proposing stormwater management for all three phases.
WSRO Staff Recommendations:
1) For each phase of the project, before any impacts to streams or wetlands occur, all proposed stream buffers must be establised
and protected by permanent conservation easements for all streams encompassed by that phase;
2) For each phase of the project, before any impacts to streams or wetlands occur, a comprehensive stormwater management plan
for that phase must have been submitted to, and reviewed and approved by, DWQ;
3) For each phase of the project, before any impacts to streams or wetlands occur, compensatory mitigation must be paid in full for all
impacts to streams and wetlands associated with that phase.
Page: 1

Project Num: 20060180 Owner: Miller, Doug
Inspection Date: 02/14/2006 Inspection Type: Staff Report
Reason for Visit: Routine
Site Visit Yes No NA NE
Do impacts described in the application differ those seen in the field? n ^ ^ n
If yes, please describe differences:
Are the Intermittent/Perennial calls different in the application? ~ ^ ~ n
If yes, please describe differences, and how mitigation ratios are affected:
Are there additional impacts not described in the application? n ^ ^ n
If yes, please describe and quantify:
Were the impacts in place prior to the application for the 401 Certification? n ^ n ^
Additional conditions recommended for the Certification
Recommended project modifications:
Is this a modification request to an existing Certification? fl ^ ^
Are there additional stromwater conditions that should be required due to the following classifications: ^ [~ ~] fl
# 303(d)list, Class WS, NSW, ORW, HQW
Describe: This is a very large project in three phases spread over 20 years. Project area is -6,050 acres. At pl
Is this a subdivision or otherwise part of a larger project? ^ ^ Q rl
# If yes, what phase is this? First of three phases
Are there prior impacts from prior phases? ^ ^
If yes, what are the cumulative imacts for this project? Cumulative impacts to streams will total 6,331 linear feet
Possible secondary impacts noted: The project site's existing landscape (mountainous and wooded) will be fun
Comment:
Page: 2

A 30-foot buffer is required on all ORW streams, and the applicant is proposing to
provide a vegetated 30-foot buffer on all onsite streams, with a few exceptions along
intermittent streams at specific locations adjacent to the two golf courses.
Stormwater Management Plan: Comprehensive stormwater management for the entire
development should be required by DWQ regardless of impervious area. The applicant is
proposing stormwater management for all three phases.
WSRO Staff Recommendations:
1) For each phase of the project, before any impacts to streams or wetlands occur, all
proposed stream buffers must be established and protected by permanent conservation
easements for all streams encompassed by that phase;
2) For each phase of the project, before any impacts to streams or wetlands occur, a
comprehensive stormwater management plan for that phase must have been submitted to,
and reviewed and approved by, DWQ;
3) For each phase of the project, before any impacts to streams or wetlands occur,
compensatory mitigation must be paid in full for all impacts to streams and wetlands
associated with that phase.