20061503 Ver 1_401 Application_20060906

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DIAL CORDY ANA ASSOCIATES INC.
Environmental Consultants ~ ~~~ .:.
201 N. Front Street, Suite 601 LETTER OF TRANSMITTAL
Wllmington, NC 28401
910-251-9790 Fax [phone]
TO: Division of Water Quality
401/Wetlands Unit
1650 Mail Service Center
Raleigh, NC 27699
DATE: 9/14/06 PROJ. NO. -50908
ATTENTION: Ms. C ndi Karol
SUBJECT: Bayberry Farms Subdivision Action ID 2006 40390
071
WE ARE SENDING YOU: ®Enclosed ^ Under separate cover via the following documents
^ Shop drawings ^ Prints ^ Tracings ^ Contract documents
^ Copy of correspondence ^ Change order ^ Samples ^ 2 0 0 6 1 5 0 3
COPIES DATE DWG. NO. DESCRIPTION

THESE ARE TRANSMITTED as checked below:
^ For review and concurrence ^ For distribution and agency review ^ Resubmit copies for review
^ For your information ^ Returned for corrections ^ Submit copies for distribution
^ As requested ^ Prints returned after loan to us ^ Return corrected prints
^ No exception taken may be used as submitted ^ Exceptions as noted may be used subject to comments
REMARKS:
Enclosed are seven copies of the Nationwide 14 Permit application with supporting doccumentation and the $200.00 application fee
check. Please call if you have any questions.
A full size set of site drawings are being sent for your convenience under separate cover.
C
If enclosures are not noted, please advise us at once. Signed
C:\Documents and Settings\Maggie O'Connor\My Documents\Maria\FormslTransmittal Form.doc

DIAL CORDY
AND ASSOCIATES INC
__ __
_____
F_r~uironmental Consultants
September 13, 2006
Ms. Cyndi Karoly
Division of Water Quality
401/Wetlands Unit
1650 Mail Service Center
Raleigh, NC 27699-1650
Re: Bayberry Farms at the Preserve -Nationwide 14 Permit Application
Corps Action ID: 2006 40390 071
Dear Ms. Karoly:
On behalf of Hampstead Lands LLC, Dial Cordy and Associates Inc is pleased to
submit seven (7) copies of the Section 404 permit application to fill 0.49 acres of
wetland on the subject property. The application includes the following:
• $200.00 application fee
• Signed agent authorization letter
• Signed application form
• Plan view drawings with proposed wetland impacts identified
• Compensatory mitigation plan
• List of adjacent landowners
The Corps of Engineers has already made an initial review of the application
package and issued preliminary comments. Copies of their comment letter are
included with this package, as well as copies of our response letter and revised
graphics. Should you have any questions, please feel free to contact me.
Sincerely,
~ ~~-
Jeffrey T. Coward ~'~,~ ~ !J ~'J ~ p
Natural Resources Specialist ~-~~~
~. 5 za~~
cc: Noelle Lutheran, NCDWQ
''.~t~~ v~rlT~t~ ~C~1 L1TY
Brad Shaver, USACOE, Wilmington District ~+u~~wabfi~~+~r~~raatx~wb
FIRST' UNION BUILDING, SUITE 601 • 201 NORTH FRON"I' S'IRN:N`I' • ~'/ILMING'FON, NORTH CAROLINA 28401
910-251-9790 • EAx 910-251-9409 • E-MAII, infoC~dialcordy.com
OFFICES JACKSONVILLF„ FLORIDA • ATLANTA, GEORGIA • CHARLF,STON, SOUTH CAROLINA

DIAL CORDY
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4 August 2006
Mr. Keith Harris
U.S. Army Corps of Engineers
Wilmington District
P.O. Box 1890
Wilmington, NC 28402
Re: Bayberry Farms at the Preserve -Nationwide 14 Permit Application
Dear Mr. Harris:
On behalf of Hampstead Lands LLC, Dial Cordy and Associates Inc is pleased to
submit a Section 404 permit application to fill 0.49 acres of wetland on the
subject property. The application includes the following:
• Signed Agent Authorization letter
• Signed application form
• Plan view drawings with proposed wetland impacts identified
• Compensatory mitigation plan
• List of adjacent landowners
We are forwarding a copy of this application package to Noelle Lutheran of
NCDWQ. Please proceed expeditiously with the public notice.
Should you have any questions, please feel free to contact me.
Sincerely,
iZ
Jeffrey T. Coward
cc: Jim McFarland
Noelle Lutheran, NCDWQ
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East Coast Dev+eloprn~ent
-- & Brokerage Inc.
P.O. Box 2277 • W'Imington • North Corcl~~a 23462
Phone. 910-2~1-8770 + Fax 9' 0-:?51.8779
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p~s~dent
August 3, ?U06
ylr. Keith Harris
USAED-RG, Wil:mington
P.O. Box 1890
Wilmington, NC 284Q2-1890
Re: Bayberry Subdivision Nationwide 14, Hamps-teac3 Lands LLC
Dear ti1r. Harris.
This letter serves as notification to the Corps of Engineers that Dial Cordv and ~~ssociate;;, lnc.
will scree as my agent for the above referenced pm.ject.
Should you have any questions, please contact me.
~-
S inc~ly,
Sam ~. McFarlacid, Jr_

Office Use Only: Form Version March 05
USAGE Action ID No. nwQ No. 2 0 0 6 1 5 0 3
(If any particular item is not applicable to this project, please enter "Not Applicable" or "N/A".)
I. Processing
a. -
1. Check all of the approval(s) requested for this project: ~ '~-~
®Section 404 Permit ^ Riparian or Watershed Buffer Rules
^ Section 10 Permit ^ Isolated Wetland Permit from DWQ
® 401 Water Quality Certification ^ Express 401 Water Quality Certification
2. Nationwide, Regional or General Permit Number(s) Requested: NWP 14
3. If this notification is solely a courtesy copy because written approval for the 401 Certification
is not required, check here: ^
4. If payment into the North Carolina Ecosystem Enhancement Program (NCEEP) is proposed
for mitigation of impacts, attach the acceptance letter from NCEEP, complete section VIII,
and check here: ^
5. If your project is located in any of North Carolina's twenty coastal counties (listed on page
4), and the project is within a North Carolina Division of Coastal Management Area of
Environmental Concern (see the top of page 2 for further details), check here: ~ ~ ~~~
Q
II. Applicant Information
1. Owner/Applicant Information _~
Name: Ham stead Lands LLC '~~"~ w~ai ~~ ~~~`~~ t~
P w~t~lti~ mat a'rt~r,~n 4h~nIGN
Mailing Address: PO Box 2277
Wilmington North Carolina 28402
~ amye.o Kc Far lo-fi,eL..
Telephone Number: 910-251-8770 Fax Number: 910-251-8779
E-mail Address:
2. AgentJConsultant Information (A signed and dated copy of the Agent Authorization letter
must be attached if the Agent has signatory authority for the owner/applicant.)
Name: __ -
Company Affiliation: Dial Gordy & Associates
Mailing Address: First Union Building Suite 601
201 North Front Street
Wilmington North Carolina 28401
Telephone Number: 910-251-9790 Fax Number: 910-251-9409
E-mail Address:
Updated 1l/11~005
Page 5 of 13

III. Project Information
Attach a vicinity map clearly showing the location of the property with respect to local
landmarks such as towns, rivers, and roads. Also provide a detailed site plan showing property
boundaries and development plans in relation to surrounding properties. Both the vicinity map
and site plan must include a scale and north arrow. The specific footprints of all buildings,
impervious surfaces, or other facilities must be included. If possible, the maps and plans should
include the appropriate USGS Topographic Quad Map and NRCS Soil Survey with the property
boundaries outlined. Plan drawings, or other maps may be included at the applicant's discretion,
so long as the property is clearly defined. For administrative and distribution purposes, the
USACE requires information to be submitted on sheets no larger than 11 by 17-inch format;
however, DWQ may accept paperwork of any size. DWQ prefers full-size construction
drawings rather than a sequential sheet version of the full-size plans. If full-size plans are
reduced to a small scale such that the final version is illegible, the applicant will be informed that
the project has been placed on hold until decipherable maps are provided.
1. Name of project: Ba.~y Farms At The Preserve
2. T.LP. Project Number or State Project Number (NCDOT Only):
3. Property Identification Number (Tax P1N):3293-68-9211-0000, 3294-30-9992-0000,
3293-99-5473-0000
4. Location
County: Pender Nearest Town: Hampstead
Subdivision name (include phase/lot number):Ba.~erry Farms At The Preserve -Phases I&II
Directions to site (include road numbers/names, landmarks, etc.): From Wilmington, take
U.S. Hi~hway 17 North to Topsail High School, which is just north of Hampstead. Adiacent
to the northern boundary of the high school's property is an unmarked, dirt road which
accesses and is included in the site. The access road is immediately north of the new water
tower that sits east of the high school.
5. Site coordinates (For linear :projects, such as a road or utility line, attach a sheet that
separately lists the coordinates for each crossing of a distinct waterbody.)
Decimal Degrees (six digits minimum): 34.4025°N, 77.6825°W
6. Property size (acres): 344.36 acres
7. Name of nearest receiving body of water: Trumpeter Swamp -
8. River Basin: Cape Fear
(Note -this must be one of North Carolina's seventeen designated major river basins. The
River Basin map is available at http://h2o.enr.state.nc.us/admin/maps/.)
9. Describe the existing conditions on the site and general land use in the vicinity of the project
at the time of this application: The site is currently undeveloped pine forest and pocosin/pine
upa~«a i ~nizoos
Page6of13

flatwoods T~sail High School borders the site on the east. Other adjacent lands are
composed of undeveloped pine forest and pocosin/pine flatwoods.
10. Describe the overall project in detail, including the type of equipment to be used: See
supplemental information .
11. Explain the purpose of the proposed work: The purpose for this project is to develop a 250
lot residential subdivision.
IV. Prior Project History
If jurisdictional determinations and/or permits have been requested and/or obtained for this
project (including all prior phases of the same subdivision) in the past, please explain. Include
the USACE Action ID Number, DWQ Project Number, application date, and date permits and
certifications were issued or withdrawn. Provide photocopies of previously issued permits,
certifications or other useful information. Describe previously approved wetland, stream and
buffer impacts, along with associated mitigation (where applicable). If this is a NCDOT project,
list and describe permits issued for prior segments of the same T.I.P. project, along with
construction schedules. USACE jurisdictional areas have been delineated on the site and
documented with a Jurisdictional determination (Action ID # 20040 1 1 53). 404 jurisdictional
areas documented by Action ID#200401153 are depicted on attached site plans.
V. Future Project Plans
Are any future permit requests anticipated for this project? If so, describe the anticipated work,
and provide justification for the exclusion of this work from the current application.
No future.plans anticipated at present
VI. Proposed Impacts to Waters of the United States/Waters of the State
It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to
wetlands, open water, and stream channels associated with the project. Each impact must be
listed separately in the tables below (e.g., culvert installation should be listed separately from
riprap dissipater pads). Be sure to indicate if an impact is temporary. All proposed impacts,
permanent and temporary, must be listed, and must be labeled and clearly identifiable on an
accompanying site plan. All wetlands and waters, and all streams (intermittent and perennial)
should be shown on a delineation map, whether or not impacts are proposed to these systems.
Wetland and stream evaluation and delineation forms should be included as appropriate.
Photographs may be included at the applicant's discretion. If this proposed impact is strictly for
wetland or stream mitigation, list and describe the impact in Section VIII below. If additional
space is needed for listing or description, please attach a separate sheet.
Updated ll/112005
Page 7 of 13

1. Provide a written description of the proposed impacts: To utilize upland areas on the site,
roads are proposed to cross wetlands in three places. Total wetland impacts equal 0.49 acres.
2. Individually list wetland impacts. Types of impacts include, but are not limited to
mechanized clearing, grading, fill, excavation, flooding, ditching/drainage, etc. For dams,
cP.,~rntPty tict imnartc rjnP to tenth ctnirt,irP and flnnCling_
Wetland Impact _

Site Number
(indicate on map)

Type of Impact Type of Wetland

(e.g., forested, marsh,
herbaceous, bog, etc.) Located within
100-year
Floodplain
(es/no) Distance to
Nearest
Stream
(linear feet) Area of
Impact
(acres)
R-5 Road crossing Pocosin/pine flatwoods No Appr. 1 mile 0.390
U-1 Road crossing Pocosin/pine flatwoods No Appr. 1 mile 0.077
U-2 Road crossing Pocosin/pine flatwoods No Appr. 1 mile 0.027

Total Wetland Impact (acres) 0.494
3. List the total acreage (estimated) of all existing wetlands on the property: 218.59 acres
4. Individually list all intermittent and perennial stream impacts. Be sure to identify temporary
impacts. Stream impacts include, but are not limited to placement of fill or culverts, dam
construction, flooding, relocation, stabilization activities (e.g., cement walls, rip-rap, crib walls,
gabions, etc.), excavation, ditching/straightening, etc. If stream relocation is proposed, plans and
profiles showing the linear footprint for both the original end relocLatned streams must be included.
T,...nlnnlntP 9l~YPa(TP mnltir~ly 1Pnath X ~znrlth then C11VIClP. hV 43 5Ol/_

Stream Impact

Number
(indicate on ma) -~ -

Stream Name

ype of Impact

Perennial or
Intermittent?
Average

Stream Width
Before Im act
Impact

Length
(linear feet)
Area of

Impact
(acres)
N/A

Total Stream Impact (by length and acreage)
5. Individually list all open water impacts (including lakes, ponds, estuaries, sounds, Atlantic
Ocean and any other water of the U.S.). Open water impacts include, but are not limited to fill,
...«:.-... .~1.-P.a~. f1nn~-lir~rT ~rainatrP h„11~hP~rlc Pt(
bIIVM, M,.1V11,
Open Water Impact wv... ... , .-~. .. ~_-- , __~ _____ _, _ _-__
Type of Waterbody
Area of
Site Number Name of Waterbody Type of Impact (lake, pond, estuary, sound, bay, Impact
indicate on ma) (if applicable) ocean, etc.) (acres)

N/A

UpJatcd I l/I/?005
Page 3 of 13

Total Open Water Impact (acres)
4. List the cumulative impact to all Waters of the U.S. resulting from the project:
Stream Impact (acres): N/A
Wetland Impact (acres): 0.494
Open Water Impact (acres): N/A
Total Impact to Waters of the U.S. (acres) 0.494
Total Stream Impact (linear feet): N/A
5. Isolated Waters
Do any isolated waters exist on the property? ®Yes ^ No
Describe all impacts to isolated waters, and include the type of water (wetland or stream) and
the size of the proposed impact (acres or linear feet). Please note that this section only
applies to waters that have specifically been determined to be isolated by the USACE.
As proposed 0.08 acres of isolated wetlands would be impacted by one road crossing.
6. Pond Creation
If construction of a pond is proposed, associated wetland and stream impacts should be
included above in the wetland and stream impact sections. Also, the proposed pond should
be described here and illustrated on any maps included with this application.
Pond to be created in (check all that apply): ®uplands ^ stream ^ wetlands
Describe the method of construction (e.g., dam embankment, excavation, installation of
draw-down valve or spillway, etc.): dam/embankment
Proposed use or purpose of pond (e.g., livestock watering, irrigation, aesthetic, trout pond,
local stormwater requirement, etc.): effluent storage
Current land use in the vicinity of the pond: woodland
Size of watershed draining to pond: N/A Expected pond surface area: N/A
VII. Impact Justification (Avoidance and Minimization)
Specifically describe measures taken to avoid the proposed impacts. It may be useful to provide
information related to site constraints such as topography, building ordinances, accessibility, and
financial viability of the project. The applicant may attach drawings of alternative, lower-impact
site layouts, and explain why these design options were not feasible. Also discuss how impacts
were minimized once the desired site plan was developed. .If applicable, discuss construction
techniques to be followed during construction to reduce impacts. The applicant and design
professionals have worked hard to limit wetland impacts and still achieve the purpose of the
~oiect The current design has excluded portions of upland from proposed development,
thereby substantially reducing the footprint of wetland impacts associated with roadway
crossings Additionally bottomless archways (arched culverts) and brides will be used at
proposed roadway crossings to minimize the construction footprint. Drawings of the bridges and
arch culverts included with this application illustrate the construction design.
Updated l1/I/?005
Page 9 of 13

VIII. Mitigation
DWQ - In accordance with 15A NCAC 2H .0500, mitigation may be required by the NC
Division of Water Quality for projects involving greater than or equal to one acre of impacts to
freshwater wetlands or greater than or equal to 150 linear feet of total impacts to perennial
streams.
USACE - In accordance with the Final Notice of Issuance and Modification of Nationwide
Permits, published in the Federal Register on January 15, 2002, mitigation will be required when
necessary to ensure that adverse effects to the aquatic environment are minimal. Factors
including size and type of proposed impact and function and relative value of the impacted
aquatic resource will be considered in determining acceptability of appropriate and practicable
mitigation as proposed. Examples of mitigation that may be appropriate and practicable include;
but are not limited to: reducing the size of the project; establishing and maintaining wetland
and/or upland vegetated buffers to protect open waters such as streams; and replacing losses of
aquatic resource functions and values by creating, restoring, enhancing, or preserving similar
functions and values, preferable in the same watershed.
If mitigation is required for this project, a copy of the mitigation plan must be attached in order
for USACE or DWQ to consider the application complete for processing. Any application
lacking a required mitigation plan or NCEEP concurrence shall be placed on hold as incomplete.
An applicant may also choose to review the current guidelines for stream restoration in DWQ's
Draft Technical Guide for Stream Work in North Carolina, available at
http://h2o.enr.state.nc.us/ncwetlands/strm~ide.html.
1. Provide a brief description of the proposed mitigation plan. The description should provide
as much information as possible, including, but not limited to: site location (attach directions
and/or map, if offsite), affected stream and river basin, type and amount .(acreage/linear feet)
of mitigation proposed (restoration, enhancement, creation, or preservation), a plan view,
preservation mechanism (e.g., deed restrictions, conservation easement, etc.), and a
description of the current site conditions and proposed method of construction. Please attach
a separate sheet if more space is needed.
To mitigate for wetland impacts it is proposed that all of the 218.02 acres of remaining
wetlands on-site be placed under restrictive covenants. Language for the restrictive
covenants will be drafted according to the Wilmington District's Process for Preservation of
Mitigation Property A Compensatory Mitigation Plan is attached, and a map depicting
wetland areas proposed for preservation is included with the site plans.
2. Mitigation may also be made by payment into the North Carolina Ecosystem Enhancement
Program (NCEEP). Please note it is the applicant's responsibility to contact the NCEEP at
[phone] to determine availability, and written approval from the NCEEP indicating
that they are will to accept payment for the mitigation must be attached to this form. For
additional information regarding the application process for the NCEEP, check the NCEEP
website at http://h2o.enr.state.nc.us/wrp/index.htm. If use of the NCEEP is proposed, please
check the appropriate box on page five and provide the following information:
uP~ac~a i inr_oos
Page 10 of 13

Amount of stream mitigation requested (linear feet): N/A
Amount of buffer mitigation requested (square feet): N/A
Amount of Riparian wetland mitigation requested (acres): N/A
Amount ofNon-riparian wetland mitigation requested (acres): N/A
Amount of Coastal wetland mitigation requested (acres): N/A
IX. Environmental Documentation (required by DWQ)
1. Does the project involve an expenditure of public (federal/state/local) funds or the use of
public (federal/state) land? Yes ^ No
2. If yes, does the project require preparation of an environmental document pursuant to the
requirements of the National or North Carolina Environmental Policy Act (NEPA/SEPA)?
Note: If you are not sure whether a NEPA/SEPA document is required, call the SEPA
coordinator at [phone] to review current thresholds for environmental documentation.
Yes ^ No ^ N/A
3. If yes, has the document review been finalized by the State Clearinghouse? If so, please
attach a copy of the NEPA or SEPA final approval letter. Yes ^ No ^ N/A
X. Proposed Impacts on Riparian and Watershed Buffers (required by DWQ)
It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to
required state and local buffers associated with the project. The applicant must also provide
justification for these impacts in Section VII above. All proposed impacts must be listed herein,
and must be clearly identifiable on the accompanying site plan. All buffers must be shown on a
map, whether or not impacts are proposed to the buffers. Correspondence from the DWQ
Regional Office may be included as appropriate. Photographs may also be included at the
applicant's discretion.
1. Will the project impact protected riparian buffers identified within 15A NCAC 2B .0233
(Meuse), 15A NCAC 2B .0259 (Tar-Pamlico), 15A NCAC 02B .0243 (Catawba) 15A NCAC
2B .0250 (Randleman Rules and Water Supply Buffer Requirements), or other (please
identify )? Yes ^ No
2. If "yes", identify the square feet and acreage of impact to each zone of the riparian buffers.
If buffer mitigation is required calculate the required amount of mitigation by applying the
buffer multi tiers. -
Zone* Impact Multiplier Required
(square feet) Mitigation
1 3 (2 for Catawba) N/A
2 1.5 N/A
Total N/A
* Zone 1 extends out 30 feet perpendicular from the top of the near bank of channel; Zone 2 extends an
additional 20 feet from the edge of Zone 1.
Updated ll/10005
Page 11 of 13

If buffer mitigation is required, please discuss what type of mitigation is proposed (i.e.,
Donation of Property, Riparian Buffer Restoration /Enhancement, or Payment into the
Riparian Buffer Restoration Fund). Please attach all appropriate information as identified
within 15A NCAC 2B .0242 or .0244, or .0260. N/A
XI. Stormwater (required by DWQ)
Describe impervious acreage (existing and proposed) versus total acreage on the site.
Discuss Stormwater controls proposed in order to protect surface waters and wetlands
downstream from the property. If percent impervious surface exceeds 20%, please provide
calculations demonstrating total proposed impervious level._
The site consists of 344.36 acres of existing wetlands and uplands. Stormwater will be controlled
using grass lined swales which run along the length of every road. The roads, which take up
approximately 23 acres, are the only known impervious surface. The 250 lots will be limited to
4,000 sq/feet of impervious surface each, for approximately 23 acres of impervious surface. This
equates to approximately 13.5 percent of impervious surface for the subdivision.
XII. Sewage Disposal (required by DWQ)
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.
A wastewater treatment plant has been permitted through NCDENR and will be constructed for
the treatment of sewage from the subdivision. The treatment plant utilizes an effluent pond and a
spray field. All of the homes in the subdivision will be treated by this facility. Infrastructure
associated with the sewage treatment facilities are displayed on the site plans.
XIII. Violations (required by DWQ)
Is this site in violation of DWQ Wetland Rules (15A NCAC 2H .0500) or any Buffer Rules?
Yes ^ No
Is this an after-the-fact permit application? Yes ^ No
XIV. Cumulative Impacts (required by DWQ)
Will this project (based on past and reasonably anticipated future impacts) result in additional
development, which could impact nearby downstream water quality? Yes ^ No
If yes, please submit a qualitative or quantitative cumulative impact analysis in accordance with
the most recent North Carolina Division of Water Quality policy posted on our website at
http://h2o.enr.state.nc.us/ncwetlands. If no, please provide a short narrative description: As
proposed 0 49 acres of wetlands will be impacted by three road crossings. Additionally 0.08
acres of isolated wetlands will be impacted by a road crossing. All state/local stormwater
management guidelines will be adhered to in order to minimize any additional impacts to water
uPaac~a t ~nr_oos
Page 12 of 13

XV. Other Circumstances (Optional):
It is the applicant's responsibility to submit the application sufficiently in advance of desired
construction dates to allow processing time for these permits. However, an applicant may
choose to list constraints associated with construction or sequencing that may impose limits on
work schedules (e.g., draw-down schedules for lakes, dates associated with Endangered and
Threatened Species, accessibility problems, or other issues outside of the applicant's control).

plicant/Agent's Signature Date
Agent's signature is valid only if an authorization letter from the applicant is provided.)
Updated l l/1/2005
Page 13 of 13

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Bayberry Farms at the Preserve
Compensatory Mitigation Plan
Bayberry Farms at the Preserve is a 250 lot subdivision proposed adjacent to
and approximately northwest of the existing Topsail High School. To develop this
property, 0.49 acres of wetland impacts are proposed, to create three short road
crossings so that upland portions of the site can be utilized. Additionally, 0.08
acres of non-jurisdictional isolated wetlands will be impacted by a road crossing.
This mitigation plan was developed to compensate for the 0.49 acres of wetland
impacts associated with the proposed development.
A total of 218.59 acres of wetlands exist on the 344.36 acre site. Wetlands
on the site are all pine flatwood/pocosin systems. Pond pine (Pinus serotina)
and loblolly pine (Pinus taeda) occur sparsely through most of the wetland areas
and dominant subcanopy species includes loblolly bay (Gordonia lasianthus),
sweetbay (Magnolia virginiana), swamp red bay (Persea palustris), red maple
(Acer rubrum), lyonia fetterbush (Lyonia lucida), and wax myrtle (Myrica cerifera).
Groundcover is limited within the wetland areas where the subcanopy shrub layer
is dense. Loblolly pine and longleaf pine (Pinus palustris) are dominant canopy
species in the upland areas, but are scattered due to past logging activities. The
shrub layer in the uplands is dominated by inkberry (Ilex glabra) and swamp red
bay. Groundcover includes bracken fern (Pteridium aquilinum), wiregrass
(Aristida stricta), creeping blueberry (Vaccinium crassifolium), and broomsedge
(Andropogon spp.).
Soils on the site are composed of excessively drained Kureb Series soils in
the uplands, with slopes ranging from 2 to 6 percent; poorly drained Leon fine
sand in both uplands and wetlands, when associated with Murville soils and a
slope of 0 to 2 percent (USDA SCS Pender County Soils Survey). Murville muck,
a very poorly drained soil type, is the dominant series mapped in wetland areas
on the site.
Per discussions with Mrs. Lillette Granade and Mr. Keith Harris of the U.S.
Corps of Engineers, the applicant proposes to place all of the remaining 218.01
acres of wetlands on-site in preservation to compensate for the 0.49 acres of
impacts. Restrictive covenants protecting these wetland areas will be drafted in
accordance with the Wilmington District's Process for Preservation of Mitigation
Property. Areas proposed for preservation are depicted on the site plans
included with this application package.

Adjacent Landowners
State of NC Mark L. Maynard
116 W. Jones St P.O. Box 1229
Raleigh, NC 27603 Wilmington, NC 28402
Caroline S. Baldwin Pender County Board of Education
c/o Charity P. Sidbury _- 925 Penderlea Highway
2519 Middle Sound Loop Road Burgaw, NC 28425
Wilmington, NC 28405
KJ Holdings Group LLC Kathryn Lee Trustee
17117 US Hwy 17 Fitzhugh Lee Marital Trust
Hampstead, NC 28443 692 Osprey Place
Wilmington, NC 28405
Charles L. Marshall, Et AI Alton Y. Lennon Trustee
632 St. Johns Church Road 602 Market Street
Hampstead, NC 28443 Wilmington, NC 28401
Aqua North Carolina, Inc Castle Bay Property Owners Assoc
P.O. Drawer 4889 P.O. Box 10137
Cary, NC 27519 Wilmington, NC 28404
David B. Phillips, Et AI
P.O. Box 3649
Wilmington, NC 28406
J. L. Morris Enterprises
P.O. Box 280
Hampstead, NC 28443
Pender County Library
P.O. Box 1047
Burgaw, NC 28425
Ethel L. Johnson, Et AI
750 St. Johns Church Road
Hampstead, NC 28443
Randy L. Blanton, Et AI
P.O. Box 10137
Wilmington, NC 28405
North Carolina Coastal Land Trust
3806-B Park Avenue
Wilmington, NC 28403
,
«' L

DEPARTMENT OF THE ARMY
WILMINGTON DISTRICT, CORPS OF ENGINEERS
PO BOX 1890
WILMINGTON NC 28402-1890
August 23, 2006
Action ID No. 2006 40390 071
Hampstead Lands, LLC .
Attn: James McFarland, Jr.
Post Office Box 2277
Wilmington, North Cazolina 28402
Deaz Mr. McFarland:
~o~;~
On August 7, 2006, this office received a pre construction notification for Department of
Army (DA) authorization to discharge fill material into 0.494 acres of Section 404 jurisdictional
wetlands for the purpose of constructing a subdivision to be known as Bayberry Farms at the
Preserve, located behind the Topsail High School north of Hampstead, Pender County, North
Carolina.
After an initial review of the PCN application the following items need to be addressed
before processing of the request can continue:
a) Sheet C104 does not appear to show all of the applicant's property. The vicinity map
displayed on the cover sheet shows a more extensive property boundary than what is
displayed on sheet C104. This office needs to review the plans which should include
the entire property boundary and the associated wetlands delineation. The only way
to conclude that the least environmentally damaging practicable alternative has been
identified is to review the entire property exploring all highground alternatives.
b) Please provide the site drawings at smaller scales. Current plan view drawings are at
300 ft to 1 inch scale and are difficult to review. At each proposed crossing, please
provide a smaller scale drawing preferably at 50 ft to 1 inch or less. Additionally, in
order to adequately review the permit application this office needs cross section
drawings at each impact area and each area where wetlands will be spanned. The
current package has some typical bridge cross sections but they are unreadable due to
their small size. Each bridge and bottomless culvert section should be displayed for
this office to concur with your findings of no impact. The impact azeas should show
the fill areas in reference to the ground elevation as well as the means proposed to
stabilize the crossing (fill slope, bulkhead, etc.).
Q~~
~`}~J~.
C ~~~ ~p 6"(t3RlIN~

-2-
c) Please provide a close up view of similar scale as described above for road "A"
between lots 170 and 233. It appears that the right of way and possible some of the
road may be within the jurisdictional wetlands as planned. If so this will also need to
be evaluated as possible impacts.
d) Additional avoidance and minimization information needs to be evaluated to concur
with the stated findings that all avoidance and minimization efforts have been taken.
Current plans show a significant crossing at impact area RS along road "E". There
appears to be two alternatives which would drastically reduce the magnitude of
wetland impact. First, there appears to be an existing road through the middle of the
northeast side of the tract. It appears to be labeled outside an existing phase but it
should be explored as a possibility for access to the subdivision. Please discuss using
this existing road for access. Secondly, it seems practicable that the subdivision
could be accessed from road "A", therefore eliminating the need for road E and once
again reducing the amount of wetland impact necessary for access. The least
environmentally damaging practicable alternative needs to be identified and these
options should be investigated.
e) The current mitigation plan offers on-site preservation to offset the proposed impacts.
The Corps is supportive of this approach but questions why not all of the wetlands are
proposed to be preserved. Preservation as mitigation is appropriate when the
wetlands are in demonstrable threat of being impacted. Lots 83-109, 130-133, 137-
141, 77-80, 75, 30-32, and 1-13 all have wetlands running through the rear of the
properties but are not offered as part of the preservation. These are the wetlands, if
the subdivision is permitted, that would face an imminent threat of being impacted.
These should be included as part of the preservation plan. Also please show how
each lot can be developed for its principal use without additional wetland impacts.
This can be accomplished by displaying the minimum building footprint, driveway,
and yard on the plan view map for the aforementioned questionable lots. Also, the
plans received do not show wetland preservation for the north or northeast center
section of the property. If there is no development planned for these areas please
include these within the final preservation area or explain why they are not included.
f) Please provide a draft copy of the preservation mechanism and the draft preservation
plat so that our Office of Counsel can review the document.
g) According to nationwide general conditions, compensatory mitigation (i.e.
replacement or substitution of aquatic resources) at a minimum one-for-one ration
will be required for all wetland impacts requiring a PCN. The current mitigation plan
offers preservation solely and does not fulfill this replacement or substitution
standard. Please provide additional mitigation necessary to offset the proposed
impact.
Currently the application is considered incomplete. Please clarify and provide the additional
information within thirty days of receipt of this notification or we will consider your application
withdrawn and close the file.

-3-
Understanding that I have not been party to some of the early discussions surrounding this
project it may be helpful to set up a meeting to discuss this correspondence. If you would like to
arrange a meeting or if you have any questions regarding this correspondence, please contact me
at [phone].
Sincerely,
Brad Shaver
Regulatory Specialist
Wilmington Regulatory Field Office
Copies Furnished:
N.C. Department of Environment
and Natural Resources
Division of Water Quality
Attn: Noelle Lutheran
127 Cardinal Drive Extension
Wilmington, North Carolina 28405
Ms. Cyndi Karoly
Division of Water Quality
N.C. Department of Environment
and Natural Resources
2321 Crabtree Blvd, Suite 250
Ra igh, North Carolina 27604
ial Cordy and Associates
Attn: Jeffrey T. Coward
First Union Building, Suite 601
201 North Front Street
Wilmington, North Carolina 28401

.,
DIAL CORDY
nND ~550C(~1TI.S IN<;
l~rll~ir~,n~rlc~nt~rl C~~I~sliltculr~
Mr. Brad Shaver
Regulatory Specialist
Wilmington District, Corps of Engineers
P.O. Box 1890
Wilmington, NC 28402-1890
September 13, 2006
~ ~ 1 t~ ZOG6
yyEnpNDS ANp STORMW~TEft BRANCI~
Re: Bayberry Farms Subdivision- PCN for Nationwide 14, Pender County NC
Action ID: 2006 40390 071
Dear Mr. Shaver:
We have received your letter dated August 23, 2006 regarding our request for a
Nationwide 14 for proposed construction of the Bayberry at the Preserve subdivision.
This letter and the attached drawings serve as our response to your comments.
a) Sheet C104 does not appear to show all of the applicant's property. The vicinity map
displayed on the cover sheet shows a more extensive property boundary than what is
displayed on sheet C104. This office needs to review the plans which should inclaide the
entire property boundary and the associated wetlands delineation. The only way to
conclude that the least environmentally damaging practicable alternative has been
identified is to review the entire property exploring all highground alternatives.
In this comment you expressed concern with the site plan, citing that all of the applicant's
property is not depicted, furthering that all high ground alternatives must be explored to
conclude that the least environmentally damaging practicable alternatives have been
identified. Sheet C 104 shows all of the property except for a portion to the south. The
area not depicted is a drained Carolina Bay which is currently planned for use as a
mitigation bank. The large tract depicted north of the proposed subdivision is almost
entirely composed of wetlands and provides no alternatives for future development. The
applicant does not own the land to the west of the proposed subdivision. The property to
the east is Topsail High School, and a commercially zoned tract is to the northeast. We
met with Keith Harris and Lillette Granade on July 10, 2006 and all parties were satisfied
as to the impacts under 0.5 acres, aside from requesting additional detailed drawings.
The mitigation was also agreed upon, which calls for preservation of the remaining
wetlands on the subdivision tract as deed restricted.
b) Please provide the site drawings at smaller scales. Current plan view drawings are at
300 ft to 1 inch scale and are difficult to review. At each proposed crossing, please
provide a smaller scale drativing preferably at SO ft to 1 inch or less. Additionally, in
order to adequately review the permit application this office needs cross section
drativings at each impact area and each area where wetlands will be spanned. The
FIRST' UNION BoaDlx~„ Surrh G01 • _'0l NORrII Pr.~~N'r Srrel:'r • Wu.~uN~;ruN, NORrII (:.u:uLwA_3-+Ol
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current package has some typical bridge cross sections but -they are unreadable due to
their small size. Each bridge and bottomless culvert section should be displayed for this
office to concur with your findings of no impact. The impact areas should show the fill
areas in reference to the ground elevation as well as the means proposed to stabilize the
crossing (fill slope, bulkhead, etc.).
c) Please provide a close up view of similar scale as described above for road "A"
between lots 170 and 233. It appears that the right of way and possible some of the road
may be within the jurisdictional wetlands as planned. If so this will also need to be
evaluated as possible impacts.
In sections b) and c) of your response, you requested modifications to the site plans and
asked for wetland crossing diagrams. The modified site drawings and diagrams of all
wetland crossings are attached for your review and acceptance.
d) Additional avoidance and minimization information needs to be evaluated to concur
with the stated findings that all avoidance and minimization efforts have been taken.
Current plans show a significant crossing at impact area RS along road "E. There
appears to be two alternatives which would drastically reduce the magnitude of wetland
impact. First, there appears to be an existing road through the middle of the northeast
side of the tract. It appears to be labeled outside an existing phase but it should be
explored as a possibility for access to the subdivision. Please discuss using this existing
road for access. Secondly, it seems practicable that the subdivision could be accessed
from road "A", therefore eliminating the need for road E and once again reducing the
amount of wetland impact necessary for access. The least environmentally damaging
practicable alternative needs to be identified and these options should be investigated.
Per this comment you require justification for the "Road E". Originally, the applicant
proposed a single entrance with "Road A". Pender County; however, required the second
entrance to alleviate traffic congestion and for fire and emergency vehicle access. The
road will also serve as an avenue to the adjacent schools, thereby reducing the need for
students in the area to use the heavily traveled US Highway 17. The other potential road
you have referred to is not on the platted subdivision property and would be on a separate
commercially zoned property. Pender County has given this project plan approval and
the applicant has agreed to all their requirements.
e) The current mitigation plan offers on-site preservation to offset the proposed impacts.
The Corps is supportive of this approach but questions why not all of the wetlands are
proposed to be preserved. Preservation as mitigation is appropriate when the wetlands
are in demonstrable threat of being impacted. Lots 83-1 09, 130- 133, 137- 141, 77-
80,75,30-32, and 1-13 all have wetlands running through the rear of the properties but
are not offered as part of the preservation. These are the wetlands, if the subdivision is
permitted, that would face an imminent threat of being impacted. These should be
included as part of the preservation plan. Also please show how each lot can be
developed for its principal use without additional wetland impacts. This can be
accomplished by displaying the minimum building footprint, driveway, and yard on the

plan view map for the aforementioned questionable lots. Also, the plans received do not
show wetland preservation for the north or northeast center section of the property. If
there is no development planned for these areas please include these within the final
preservation area or explain why they are not included.
g) According to nationwide general conditions, compensatory mitigation (i. e.
replacement or substitution of aquatic resources) at a minimum one for-one ration will
be required for all wetland impacts requiring a PCN. The current mitigation plan offers
preservation solely and does not fulfill this replacement or substitution standard. Please
provide additional mitigation necessary to offset the proposed impact.
As we discussed previously, I met with Mr. Keith Harris and Mrs. Lillette Granade on
July 10, 2006 to discuss mitigation that would be required for the construction of the
proposed Bayberry subdivision. It was agreed to by Mr. Harris and Mrs. Granade in that
meeting that deed restriction of all wetlands not proposed for impact within the
subdivision boundaries would be sufficient mitigation for the project impact of less than
0.50 acres. They also did not have any new concerns relative to wetland crossing
impacts. We have submitted revised drawings showing the deed restricted wetlands on
the property. The large tract to the north is almost all wetlands and is in part being used
as mitigation for the Topsail High School improvements. It is not on the subject
subdivision plat. We do not have drawings showing the footprint of the house pads and
driveways. If we are deed restricting the remaining wetlands, and the house pads are on
uplands, then these drawings are not needed. We have not requested fill for any of the
lots.
f) Please provide a draft copy of the preservation mechanism and the draft preservation
plat so that our Office of Counsel can revietiv the document.
As we indicated in our original request we will submit the deed restriction covenant and a
preservation plat, per the Corps required format published on your website, within 30
days of issuance of the Nationwide 14.
Our client decided to pursue the Nationwide 14 process at some considerable expense for
crossings with the understanding that the permit would be issued in 45 days. We would
be grateful if this could be processed and issued no later than October 10, 2006. Please
advise us if this will not occur. Should you have any questions, please give either Steve
Dial or me a call.
Sincerely -
J Coward
Natural Resources Specialist
cc: Noelle Lutheran, NCDWQ
NCDWQ/Wetlands Unit (7 copies)

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