20061730 Ver 1_CAMA Application_20061102

LMG
LAND MANAGEMENT GROUP irrc.
Environmental Consultants
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October 26, 2006 [~n ~^ ~ ~ ~ I
TO: Ms. Noelle Lutheran RECEIVED
Division of Water Quality
127 Cardinal Drive Extension
Wilmington, NC 28405
RE: 401 Water Quality Certification Application
Cypress Creek Subdivision; Brunswick County, NC Action ID# 200600823
Brunswick Development Company
Dear Noelle:
Enclosed is a 401 Water Quality Certification application for your review. This application is submitted
on behalf of the Brunswick Development Company, Inc. The applicant is proposing to construct the Cypress
Creek Subdivision, a 593- acre planned-unit development to be located in Bolivia, NC. The applicant proposes
to build residential lots, multi-family units, commercial development, and amenities within the site. However,
several wetland fingers need to be crossed in order to gain access to uplands. The proposed project would
impact 2.23 acres of 404 wetlands, 0.028 acre of isolated wetlands, and 231inear feet of stream. In order to
mitigate for these impacts, the applicant proposes to preserve remaining wetlands and streams and buy into the
Ecosystem Enhancement Program.
The application form, project narrative, associated maps, and site plan are enclosed for your review. In
addition, the $475 application fee has been submitted to your Raleigh office. Please contact me if you have any
questions. Thank you for your assistance with this project.
Sincerely, _
~~_
Kim Williams
Encl.
Cc: Ms. Jennifer Frye, Corps
Ms. Cyndi Karoly, DWQ 6~, , ^ a ,,9,, 1..
Mr. Stephen Rynas, DCM
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Mr. William Scudder, Brunswick Development Co. `~
Ms. Margaret Crray, McKim & Creed '' - ~. "
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www.lmgroup.net • [e-mail] • Phone: [phone] Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

LMG
LAND MANAGEMENT GROUP irrc.
Environmental Consultants
October 26, 2006
TO: Ms. Jennifer Frye
U. S. Army Corps of Engineers
P.O. Box 1890
Wilmington, NC 28402
RE: Individual Permit Application
Cypress Creek Subdivision; Brunswick County, NC Action ID# 200600823
Brunswick Development Company, Inc.
Dear Jennifer:
Enclosed is an Individual Permit application for your review. This application is submitted on behalf of
the Brunswick Development Company, Inc. The applicant is proposing to construct the Cypress Creek
Subdivision, a 593- acre planned-unit development to be located in Bolivia, NC. The applicant proposes to
build residential lots, multi-family units, commercial development, and amenities within the site. However,
several wetland fingers need to be crossed in order to gain access to uplands. The proposed project would
impact 2.227 acres of 404 wetlands, 0.028 acre of isolated wetlands, and 231inear feet of stream. In order to
mitigate for these impacts, the applicant proposes to preserve remaining wetlands and streams and buy into the
Ecosystem Enhancement Program.
The application form, project narrative, associated maps, and site plan are enclosed for your review.
Please contact me if you have any questions. Thank you for your assistance with this project.
SincerelylI, \\ ~(J f -
~. W ~1~G~---~
Kim Williams
Encl.
Cc: Ms. Noelle Lutheran, DWQ
Ms. Cyndi Karoly, DWQ
Mr. Stephen Rynas, DCM
Mr. William Scudder, Brunswick Development Co.
Ms. Margaret Gray, McKim & Creed
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

LMG
LAND MANAGEMENT GROUP irrc.
Environmental Consultants
October 26, 2006
TO: Stephen Rynas
Federal Consistency Coordinator
NC Division of Coastal Management
400 Commerce Avenue
Morehead City, NC 28557
RE: Request for concurrence; Cypress Creek Subdivision; Brunswick County, NC
Dear Mr. Rynas:
On behalf of the Brunswick Development Company, Inc., Land Management Group, Inc. requests concurrence from
the Division of Coastal Management of the applicant's consistency certification. The applicant is proposing to construct the
Cypress Creek Subdivision, amixed-use planned-unit development to be located south of Bolivia, NC. The applicant plans
to build 1409 residential and multi-family units, commercial development, and amenities within the site. However, several
wetland forgers need to be crossed in order to gain access to uplands. The proposed project would impact 2.227 acres of 404
wetlands, 0.028 acre of isolated wetlands, and 23 linear feet of stream. The applicant has applied for an Individual Permit
and a 401 Water Quality Certification for this project.
We have reviewed the State's coastal program regulations (ie.15A NCAC 07M) and the local Land Use Plan for
Brunswick County. The proposed project complies with the enforceable policies of North Carolina's approved coastal
management program and will be conducted in a manner consistent with such program. Enclosed is a copy of the Project
Narrative and the Individual Permit application, which describe this project's compliance with the coastal program
regulations, specifically avoidance and minimization of wetland impacts, water quality protection, and mitigation.
Please let me know if I can be of further assistance in this process. Thank you.
Sincerely,
~~~~--~
Kim Williams
Encl.
Cc: Ms. Jennifer Frye, ALOE
Ms. Ncelle Lutheran, DWQ
Ms. Cyndi Karoly, DWQ
Mr. William Scudder, Brunswick Development Company
Ms. Margaret Gray, McKim & Creed
www.lmgroup.net • [e-mail] • Phone: [phone] Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

!~ !~"A
APPLICATION FOR DEPARTMENT OF THE ARMY PERMIT
Privacy Act Statement
61 7 3p
Authority: 33 USC 401, Section 10: 1413, Section 404. Principal Purpose: These laws require permits authorizing activities in, or affecting, navigable
waters of the United States, the discharge of dredged or fill material into waters of the United States, and the transportation of dredged material for
the purpose of dumping it into ocean waters. Routing Uses: Information provided on this form will be used in evaluating this application for a permit.
Disclosure; Disclosure of requested information is voluntary. If information is not provided however, the permit application cannot be processed nor
can a permit be issued.
One set of original drawings or good reproducible copies which show the location and character of the proposed activity must be attached to this
application (see sample drawings and instructions) and be submitted to the District Engineer having jurisdiction over the location of the proposed
activity. An application that is not completed in full will be returned
(ITEMS 1 THRU 4 TO BE FILLED BY THE CORPS)
1. APPLICATION NO. ~ 2. FIELD OFFICE CODE ~ 3. DATE RECEIVED ~ 4. DATE APPL. COMPLETE
(ITEMS BELOW TO BE FILLED BY APPLICANT)
5. APPLICANT'S NAME 8. AUTHORIZED AGENTS NAME AND TITLE (an agent is not
Brunswick Development Company required) Kim Williams
c/o Mr. William Scudder Environmental Consultant
Land Mana ement Grou ,Inc.
6. APPLICANT'S ADDRESS 9. AGENT'S ADDRESS
8414 Falls of the Neuse Road; Suite 202 Land Management Group, Inc.
Raleigh, NC 27615 P.O. Box 2522
Wilmin ton, N.C. 28402
7. APPLICANT'S PHONE NOS. W/AREA CODE 10. AGENT'S PHONE NO. W/AREA CODE
a. Business [phone] [phone] (phone)
b. Fax [phone] [phone] (fax)
11
STATEMENT OF AUTHORIZATION
I hereby authorize Land Management Group, Inc. to act in my behalf as my agent in the processing of this application and to furnish, upon request,
supplemental information in support of this permit application. SEE ATTACHED FORM
APPLICANT'S SIGNATURE
UAIt
NAME, LOCATION AND DESCRIPTION OF PROJECT OR ACTIVITY
12. PROJECT NAME OR TITLE -Cypress Creek Subdivision
13. NAME OF WATERBODY, IF KNOWN (if applicable)
River Swamp and Rattlesnake Branch
15. LOCATION OF PROJECT
Brunswick North Carolina
COUNTY STATE
14. PROJECT STREET ADDRESS (if applicable)
Gilbert Road
Bolivia, NC
16. OTHER LOCATION DESCRIPTIONS, IF KNOWN
Tax parcel ID number: 17000001
17. DIRECTIONS TO THE SITE
From Wilmington, take Hwy 17S into Brunswick County. Take 17 Business. Turn left onto Gilbert Road SE
and follow almost to Midway Road. Property is on the left side of Gilbert Road where Gilbert Road and Old
Lennon Road intersect (see vicinity map).
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18. NATURE OF ACTIVITY (Description of project, include all features) -The preferred project consists of constructing 1409
single-family lots and multi-family units, commercial development, amenities, and associated roads. Wetland fill for 28
road crossings is requested. (See Project Narrative)
19. PROJECT PURPOSE (Describe the reason or purpose of the project) - To provide amixed-use planned-unit development
within an expanding section of Brunswick County (See Project Narrative).
USE BLOCKS 20-22 IF DREDGED AND/OR FILL MATERIAL IS TO BE DISCHARGED
20. REASON(S) FOR DISCHARGE - To provide access to uplands within subdivision. (See Project Narrative)
21. TYPE(S) OF MATERIAL BEING DISCHARGED AND THE AMOUNT OF EACH TYPE IN CUBIC YARDS -Clean, compacted
sub-grade soil materials, clean ABC aggregate, pavement etc all above street reinforced concrete culverts at map
specified locations. See map for area in each location.
22. SURFACE AREA IN ACRES OF WETLANDS OR OTHER WATERS FILLED
2.23 acres of 404 wetlands, 0.028 acre of isolated wetlands, and 23 LF of stream
23. IS ANY PORTION OF THE WORK ALREADY COMPLETE? no IF YES, DESCRIBE THE COMPLETED WORK
24. ADDRESSES OF ADJOINING PROPERTY OWNERS, LESSEES, Etc., WHOSE PROPERTY ADJOINS THE WATERBODY
(see attached sheet)
25. LIST OTHER CERTIFICATIONS OR APPROVALS/DENIALS RECEIVED FROM OTHER FEDERAL, STATE, OR LOCAL
AGENCIES FOR WORK DESCRIBED IN THIS APPLICATION NIA
AGENCY TYPE APPROVAL` IDENTIFICATION NUMBER DATE APPLIED DATE APPROVED DATE DENIED
26. Application is hereby made for a permit or permits to authorize the work described in this application. I certify that the
information in this application is complete and accurate. I further certify that I possess the authority to undertake the work
described herein or am acting as the duly authorized agent of the applicant.
~~,,, l~ ~` 0`
SIGNATURE OF AfPth~NT ~ G~'V 1" DATE
18. U.S.C. Section 1001 provides that: Whoever, in any manner within the jurisdiction of any department or agency of the United States knowingly
and willfully falsifies, conceals, or covers up any trick, scheme, or disguises a material fact or makes any false, fictitious or fraudulent statements or
representations o rmakes or uses any false writing or document knowing same to contain any false, fictitious or fraudulent statements or entry, shall
be fined not more than $10,000 or imprisoned not more than five years or both.

PROJECT NARRATIVE
October 2006
Cypress Creek Subdivision
Brunswick County, NC
INTRODUCTION
Brunswick Development Company, Inc. proposes to construct aplanned-unit development,
named the Cypress Creek Subdivision, which will contain a total of 1409 residential units: 917
single-family lots and 492 multi-family units. Additionally, there will be 3.8 acres of commercial
space and 7.2 acres of amenities. In order to access uplands within the site, thirty-one wetland
crossings and one stream crossing are needed. Total proposed impacts are 2.227 acres of 404
wetlands, 0.028 acre of isolated wetlands, and 23 LF of stream. The project area is located within
the Lumber River Basin and is 593.5 acres in size.
EXISTING CONDITIONS
The 593.5-acre site is located in Brunswick County, on both sides of Gilbert Road, west of
Midway Road and south of Brown Road in Bolivia, NC (Figures 1 & 2). A site delineation of 404
wetlands was performed by Land Management Group, Inc. and was approved by Ms. Jennifer Frye
of the U.S. Army Corps of Engineers on 05/03/06 (Action ID# 200600823) (Figure 3). The site
contains a total of 259.7 acres of 404 wetlands. Two blue-line streams run through the property:
River Swamp runs southeast to northwest across the site and Rattlesnake Branch runs east to west
through the northern part of the site. Rattlesnake Branch ties into River Swamp in the northwestern
corner of the tract, which eventually flows to the Lockwood Folly River. Both River Swamp and
Rattlesnake Branch are classified as C; Swamp Waters by the Division of Water Quality. The C
classification is given to waters that are protected for secondary recreation, fishing, wildlife, fish
and aquatic life propagation and survival, and agriculture. Secondary recreation includes wading,
boating, and other uses involving human body contact with water where such activities take place in
an infrequent, unorganized, or incidental manner. This classification has no restrictions on
watershed development or types of discharges. The Swamp Waters designation is a supplemental
classification intended to recognize those waters that generally have naturally occurring very low
velocities, low pH and low dissolved oxygen. No specific restrictions on development are involved.
1

Uplands within the site support loblolly pine (Pinus taeda), horse-sugar (Symplocos
tinctoria), southern red oak (Quercus falcata), and winged sumac (Rhus copallinum). The riverine
floodplain is dominated by swamp chestnut oak (Quercus michauxii), sweetgum (Liquidambar
styraciflua), red bay (Persea borbonia), and American holly (Ilex opaca). Other wetlands within the
site can be classified as wet pine flatwoods and support loblolly pine, sweetgum, tulip poplar
(Liriodendron tulipifera), wax myrtle (Myrica cerifera), gallberry (Ilex coriacea), and dog hobble
(Leucothoe axillaris).
According to the Brunswick County Generalized Soil Survey, uplands within the site are
classified as Baymeade fine sand, Blanton fine sand, Marvyn loamy fine sand, Onslow fine sandy
loam, and Goldsboro fine sandy loam (Figure 4). Wetlands within the site are shown as Muckalee
(along the River Swamp and Rattlesnake Branch) and Woodington fine sandy loam.
The property is zoned R-7500 by Brunswick County, which allows low-density, single-
family residential development providing other required attributes of a neighborhood. The property
received a Special Exception Permit from the Brunswick County Planning Department for
development of a Planned Unit Development (#5E-125) within the property (see attachments).
The Brunswick County CAMA Land Use Plan classifies the majority of the tract as `Rural
Areas'. However, the River Swamp wetland system that runs through the middle of the tract is
classified as `Conservation & Resource Management Areas'. The Land Use Plan states that "The
Rural class is to provide for agriculture, forestry, and other allied uses traditionally associated with
an agrarian region. Very low density dispersed residential uses on large lots with on-site water and
sewer are consistent with the intent of the Rural class. Areas meeting the intent of this classification
are appropriate for or presently used for agriculture, forestry, and other similar uses. Population
densities are generally very low. The Rural class is the broadest of the several general land classes
and thus constitutes the major land class on the Brunswick County Land Classification Map. The
vast majority of all interior land areas, away from the ocean and Intracoastal Waterway, have been
designated Rural." The Plan states that the "Rural class is intended for areas that are not expected
to become urban within the next decade." It should be noted that the Land Use Plan was written in
1998.
2

The Land Use Plan also states "The purpose of the Conservation class is to provide for the
effective long-term management and protection of significant, limited, or irreplaceable areas.
Management is needed due to the natural, cultural, recreational, scenic or natural productive values
of both local and more than local concern. As such, the Conservation class should be applied to
areas that should be either not developed at all (preserved), or if developed, done so in a very
limited manner characterized by careful planning and cautious attention to the conservation of
environmental features. Urban services, public or private, should not be provided in these areas as a
catalyst to stimulate intense development. In most cases, limited on-site services will adequately
support any limited development within this class and will also protect the very features which
justify the area's inclusion in the Conservation classification."
Surrounding land use is residential, agriculture, or forested. Previous land use within the site
was silviculture and there are several dirt logging roads located throughout the tract, most are which
are approximately 20' wide (Figure 5).
A search of the North Carolina Natural Heritage Program database was conducted to
determine whether any state or federally listed rare species have previously been observed within or
near the project area. This search found no known record of rare species within the project site.
However, two species were noted within aone-mile radius of the site. In 1966, a Northern Pine Snake
(Pituophis melanoleucus melanoleucus) was noted approximately 1500 feet to the west of the site,
on the opposite side of Gilbert Road. This animal is classified by the U.S. Fish and Wildlife Service
as a Federal Species of Concern and is classified by the Wildlife Resources Commission as Special
Concern. In 1998, approximately 50 Quillwort plants (Isoetes microvela) were observed 2500 feet
east of the site, on the southwestern side of the intersection of River Swamp and Midway Road.
This plant is state-listed as a Candidate species.
3

Table 1. Federally-listed endangered and threatened species known to occur in Brunswick County, NC,
excluding coastal and marine species.
Common Name Scientific Name Status
Animals
American alli ator Alli ator mississi iensis T(S/A)
Bald eagle Halieetus leucocephalus T
Eastern cou ar Felis concolor cou uar E
Red-cockaded wood ecker Picoides borealis E
Shortnose sturgeon Aci enser brevirostrum E
Wood stork M cteria americana E
Plants
Coole 's meadowrue Thalictrum Goole i E
Rough-leaf loosestrife Lysimachia asperulaefolia E
KEY:
Status Definition
Endangered A taxon "in danger of extinction throughout all or a significant portion of its range."
Threatened A taxon "likely to become endangered within the foreseeable future throughout all
or a significant portion of its range."
T(S/A) Threatened due to similarity of appearance - a species that is threatened due to
similarity of appearance with other rare species and is listed for its protection.
ALTERNATIVES ANALYSIS
The alternatives evaluated include a no-action alternative, off-site alternatives, an on-site
alternative site layout, and the preferred project.
No-Action Alternative
The no-action alternative would keep the site in its current, undeveloped condition and
would prohibit the applicant from constructing a planned unit development on this site. The no-
action alternative is not considered feasible for several reasons. Brunswick County is experiencing
rapid growth. This alternative would leave approximately 330 acres of uplands undeveloped. This
would cost the current owner of the tract approximately $30,000,000 (price of the tract) in potential
revenue. The inability to expand development within this tract of land would be a significant loss
of return for the applicant and a loss of housing for the community.
4

Alternate Sites
The proposed project is a large residential subdivision within the Bolivia area. The off-site
alternatives evaluated were large, undeveloped tracts possessing multiple points of access from
main roads. Three tracts meeting these criteria were identified.
PruTimber Tract
This tract encompasses 1429.4 acres and is located southwest of the preferred site,
between Gilbert Road and Highway 211 (Figure 6). The tract currently contains a mixture of
agriculture fields and forests. Based on the Brunswick County Soils Survey and aerial
photographs of the site, it appears that wetlands may exist throughout a majority of the
property. Development of this property would likely result in greater wetland impacts.
Furthermore, sewer is not currently available on this tract. Therefore, the development of
this site is not considered a feasible alternative.
T ach Tract
This 231.6-acre tract is located directly to the south of the preferred site (Figure 7).
The only access to this site is off of Gilbert Road. In addition, sewer is not available on this
property. Because of these reasons, this site is not considered a feasible alternative.
Highway 211 Tract
This 704-acre tract is located southeast of the preferred site, to the east of the
intersection of Midway Road and Highway 211 (Figure 8). This site appears to have
substantial wetlands located on the property. In addition, it is already under contract by
others. Therefore, this tract is not a feasible alternative.
On-site Alternatives
One on-site alternative was evaluated that would access uplands within the site by bridging
approximately twenty of the wetland and stream crossings. The remaining eleven crossings, which
would include road widenings and tips of wetland fingers, would be crossed utilizing standard
culverts. In general, bridges are not considered to be an impact by the Corps and DWQ and could
provide a mechanism to greatly reduce wetland and stream disturbance within the tract. This site
plan would impact approximately 0.25 acre of 404 wetlands and 0.028 acre of isolated wetlands.
5

Bridges would need to be constructed to NC Department of Transportation standards, since most
roads will be public. These bridges would cost approximately $5,800,000 (Figure 8). Although the
applicant was willing to do this, the NC DOT would not. According to communications with Mr.
Jerry Lindsey, an engineer with the NC DOT, if a bridge is not required for hydraulic purposes or
for the avoidance of the "Highest Quality Wetland" or "Outstanding Resource Waters", then they
are not accepting it into the state system for maintenance. Only one crossing (the River Swamp
crossing) meets this criterion. The cost of constructing this bridge is $1,800,000.
Preferred Project
The preferred project consists of developing 917 single-family lots, 492 multi-family units,
3.8 acres of commercial space, 7.2 acres of amenities, and 7.35 miles of roadways (Figure 9). In
addition, the applicant is proposing 153.49 acres of open space and elevated boardwalks to provide
access to wetlands throughout the tract (Figure 10). The improvements at Cypress Creek will
consist of roadway grading and paving, the installation of water main and services, and -the
installation of stormwater and wastewater collection systems. Roads for the project will be
constructed to NCDOT standards. Most of the roads will be public. Water and sewer utilities will tie
into the Brunswick County system. The gravity sewer system will discharge into two pump stations
and be pumped into an existing 8" force main along Gilbert Road. The water system shall provide
interconnectivity throughout the project by connecting a proposed 12" water line and an existing
16" water line at multiple locations. All stormwater will be collected via a storm drain piping
system. The anticipated project built-upon is 27.8% (see attached Stormwater Design Narrative for
additional information).
Accessing uplands within the site will require crossing wetlands in thirty-one locations, one
of which is also a stream crossing (B7). One bridge will be constructed over the River Swamp
stream to avoid permanently impacting this system (Figure 11). Culverts will be installed at the
wetland/stream crossings (Figures 12 & 13). Utilities will be placed within the road right-of--way
throughout most of the tract, except for several areas where the proposed utilities will be
directionally bored under wetlands and streams (Figure 9).
The number of lots planned within the tract is based on the price of the tract, development
costs, and the applicants' anticipated profit margin. The applicants are purchasing the tract for $30
6

million. The estimated development costs of the proposed project, including construction of roads
and utilities, engineering, land planning, and finance costs are anticipated to be approximately $37
million. The developers are proposing 1409 units, with an average selling price of $56,000.
Assuming all of the units are sold, $79 million will be generated. The resulting profit would be $12
million, which equates to a 15% profit margin.
POTENTIAL ENVIRONMENTAL IMPACTS
The proposed project would impact 2.26 acres of wetlands (2.23 acres of 404 wetlands 0.028
acre of isolated wetlands) and 23 linear feet of stream (Figure 9). Secondary impacts to wetlands
and water quality could occur during and after construction of the project through erosion and
stormwater runoff. These potential impacts will be minimized by the development and
implementation of a Stormwater Plan and a Sedimentation and Erosion Control Plan (please see the
attached Stormwater Design Narrative for additional information). These plans will reduce the
potential for erosion or runoff into wetlands and other water bodies located off site.
MITIGATION
The applicants have attempted to minimize wetland and stream impacts as much as possible.
They are only proposing impacts for road crossings in order to gain access to uplands located
throughout the tract. No wetland impacts are proposed for individual lot fill. Proposed road
crossings are at narrow points along the wetlands and, in some cases, where old logging roads
currently exist. They are also proposing to directionally bore utility lines under approximately 2100
linear feet of wetlands and streams in order to further minimize disturbance (Figure 9). Finally, the
applicants are proposing to construct a bridge across the River Swamp stream in order to avoid
disturbing this system.
To mitigate for proposed wetland and stream impacts, all remaining wetlands and streams
will be preserved to ensure no additional impacts beyond what is being requested here. The
preservation mechanism is currently being developed. This will protect approximately 252 acres of
wetlands and 10,500 LF of stream. In addition, the applicant proposes to buy into the Ecosystem
Enhancement Program (EEP) for the restoration of 2.25 acres ofnon-riparian wetlands and 23 LF of
stream within the Lumber River watershed. A request to the EEP has been made.
7

A~~ri~r .A.v~rgar~rorr Fug
TO 'WHOM IT MAY CONCERN:
Uwe, tb~D tm~dorsigncd, hereby authozi~e land Management Omup, Inc. to set as our agent in .the
deGerminatio~n of j~l wetland bo~mdarle$ on the subject Pt'Y> ~'P~ C'reefr 5ab-
Division (G~6ert Galbw~xy 1'raet} iu Brunrridc Coanty, NC. By way of this fomn, Uwe
additionally authorizc access to the site t-y reprceentatives of the US Army Carps of Engineers
and/or the NC Division of Coastal Mamagennent for the purpose of reviewing the flagged wetland
boundary and providing a final jurisdicfiioausl determination. Arry que~ians needing dae
judsdictloot~al wetland determination slwuld bo directed to Land Management Omup, lnc.
Property Address and Parcel ID Number:
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ownear Address ~t Phone Number: J~~tS
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circle Xes ~ No for the followi~uuestions:
UWe are the curnont owns: 'Y'es No
I/W'e are under co~ract to purchase the subject properEy: Yes No
Y/We are under option to pgn~chase the subject property: Yes No
UWe have no legal interest in subject property: Yes No
(s.a spewlatih~s r~ogaest -1~TOTEa Site cocas wSl be restricted w~troat JsatLorimrtia+o by
enrrent oaraer)
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LIST OF IMPACTS
404 WETLAND
IMPACT # AMOUNT (SF) AMOUNT (AC)
B1 3456 0.079
B2 2149 0.049
B3 2275 0.052
B4 4718 0.108
BS 1185 0.027
B6 4177 0.096
B7 9868 0.227
B8 675 0.015
B9 3124 0.072
B10 4988 0.115
Bl 1 1466 0.034
B12 1261 0.029
B13 3978 0.091
B 14 4907 0.113
B15 7396 0.170
B16 6786 0.156
B 17 2704 0.062
B18 1516 0.035
B 19 12492 0.287
B20 6898 0.158
C1 1757 0.040
C2 540 0.012
C4 370 0.008
CS 1119 0.026
C6 1893 0.043
C7 293 0.007
C8 202 0.005
C9 96 0.002
C 10 223 8 0.051
C11 2480 0.057
TOTAL 97,007 2.227
ISOLATED WETLAND AMOUNT (SF) AMOUNT (AC)
IMPACT#
C3 1225 0.028
STREAM AMOUNT (LF)
IMPACT #
B7 23

LIST OF SHEETS
Figure 1 Vicinity Map
Figure 2 Topographic Map
Figure 3 Wetland Survey
Figure 4 SCS Soils Map
Figure 5 Aerial Photograph
Figure 6 Off-site Alternative (PruTimber Tract)
Figure 7 Off-site Alternative (Lesh Tract)
Figure 8 Off-site Alternative (Highway 211 Tract)
Figure 9 Proposed Site Plan
Figure 10 Location of Elevated Boardwalks
Figure 11 Bridge Crossing Detail
Figure l2 Road Crossing Details
12-A: Type B-1 (Collector Road)
12-B: Type B-2 (Minor Road)
12-C: Type B-3 (Private Drive)
12-D: Type C((Road/Shoulder)
Attachments: Special Exemption Permit from Brunswick County
Stormwater Design Narrative
Adjacent Property Owners

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*Boundanes are approxirnare dnca ~r~ ~rTE
not meant tc~ be absolcte
Map Source: North Carolina Atlas 8 Gazetteer. Pg 87.2003
Cypress Creek Subdivision
Brunswick Development Co.
Brunswick County, NC
01-05-761 P
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~'~ SCALE 1" = 1 Mile
Land Management Group, Inc.
Environmental Consultants
Wilmington, N.C.
October 2006
Figure 1
Vicinity Map

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not meant to be absolute
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01-05-761 P
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01-05-761 P October 2006

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01-05-761 P October 2006

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Cypress Creek
Adjacent Property Owners
Taa~ Parcel ID # Pro a Owner
Wanda D. Williams
15400010 P.O. Box 553
Lagran e, NC 28551
James Adolph Williams
15400017 c/o Heirs of James A. Williams
2869 Albright Rd. SW
Bolivia, NC 28422
Peggy Owens
1700001745 4618 Bluff Drive
Shallotte, NC 28470
Lloyd Franklin & Lee Audrey Rogers
1700001724 2660 Goose Marsh Ct.
Bolivia, NC 28422
Thomas Keith Britt
1700001710 2659 Goose Marsh Ct.
Bolivia, NC 28422
Mary Elizabeth Swain Crittenden
1700001731 c/o Thomas L. Crittenden Jr.
P.O. Box 3194
Wilmin on, NC 28406
Orlean M.G. Chavis
1540001410 2946 Brown Road SE
Bolivia, NC 28422
Norris L. Robinson
1540001 S 2987 Brown Road SE
Bolivia, NC 28422
Macon E. & Dollie M. Gardner
1540001411 3025 Brown Road SE
Bolivia, NC 28422
1540001403 Shady Rest Cemetery
'
(no address
ven)
Geraldine G. Bromell
1540001407 2949 Brown Road
Bolivia, NC 28422
Betty Lyons
1704001711 2270 SW 42na Way
Ft. Lauderdale, FL 33317
Nancy M. Hail
1700001712 P.O. Box 188
Bolivia, NC 28422

Thomas E. O' Quinn
1700001709 53 Beauregard
Wilmin on, NC 28412
Edward G. & Linda R. Philyaw
1700001707 P.O. Box 282
Bolivia, NC 28422
Carol H. & Gus J. Benino
1700001714 2461 Goose Marsh Ct. SE
Bolivia, NC 28422
Ronald Monk
1700001706 1310 SE Gilbert Road
Bolivia, NC 28422
PruTimber Fund Two Ltd. Partnership
c/o American Forest Management
18600016 P.O. Box 9
A or, SC 29511
Winfred E. & Alice Lesh
17000006 4063 Bus 17 East
Bolivia, NC 28422
1700000101 Cemetery
(no address iven
Gregory Lynn Caison
1714004604 1655 Seahorse Run
Bolivia, NC 28422
Mattie P, Gore
17000004 2081 Midway Road SE
Bolivia, NC 28422
Michael A. Gore
27000002 c/o W.W. Gore
5330 Mapleton Street
Clemmons, NC 27012
John Graham Estate
17000003 c/o William Almon
1150 Midway Road
Bolivia, NC 28422
Clyde Simmons Jr. Trustee
17104056 Clyde Simmons Jr. Living Trust
394$ S. 3`~ Street PMB 344
Jacksonville, FL 32250

STORMWATER
DESIGN NARRATIVE
for
Corps of Engineers
Individual Permit
CYPRESS CREEK
Brunswick County, NC
McKim & Creed Project #04289-0002
October, 2006
Prepared for:
Brunswick Development Co., Inc.
8450 Falls of the Neuse Road, Suite 202
Raleigh, NC 27615
[phone]
Prepared by:
v M~IQIVI~C:IZEED
243 North Front Street
Wilmington, NC 28401
[phone]

CYPRESS CREEK
New Hanover County, NC
McKim & Creed Project #04289-0002
October, 2006
Table of Contents
DESIGN NARRATIVE
Proposed Project
Existing Site
Proposed Improvements
Maintenance
ATTACHMENT 1 - STORMWATER CALCULATIONS
ATTACHMENT 2 -CONSTRUCTION PLANS
Pagei

DESIGN NARRATIVE
Proposed Project
Cypress Creek is proposed as a mixed use Planned Unit Development. The project
components include 134 patio homes, 108 traditional neighborhood homes, 675 single family
homes, 492 multi-family homes, 7.2 acres of amenity areas, and 3.8 acres of neighborhood
commercial. The project received local approvals from Brunswick County on June 26, 2006.
Existing Site
From US 17 South, take Old Ocean Hwy/US 17 (Bus) through Bolivia. Turn left on Midway Rd
(SR 1500), and then turn right on Gilbert Rd (SR 1501). The project is located on both sides on
Gilbert Road beginning 0.6 miles from the intersection of Gilbert and Midway.
Figure 1 -Site Vicinity Map
Page 1

The existing site is presently undeveloped woodland, wetland & idle farmland. The site is
densely vegetated with several trails that meander throughout the property.
The proposed project area discharges to River Swamo, which flows through the middle of the
property. River Swamp is within the Lumber River Basin and is a classified C;Sw. The
classification is dated 12/01/63 and the stream index number is 15-25-1-6. There are several
unnamed tributaries that drain through the property to River Swamp. Wetlands are located
within the property boundary; these areas will be limited from construction activity.
The Brunswick SCS Soil Survey indicates that a variety of soil types exist within the project
limits. The upland soil types include: Baymeade Fine Sand (BaB), Blanton Fine Sand (BnB),
Woodington Fine Sandy Loam (Wo), Onslow Fine Sandy Loam (On) & Foreston Loamy Fine
Sand (Fo). The predominant soil type adjacent to River Swamp is Muckalee loam (Mk). Slopes
range from 0-3% on site with greater slopes adjacent to River Swamp and its tributaries.
Proposed Improvements
The improvements at Cypress Creek will consist of roadway grading and paving, the installation
of water main and services, and the installation of stormwater and wastewater collection
systems.
Roads for the project will be constructed to NCDOT standards. Most will be public. The gravity
sewer system will discharge into 2 pump stations and be pumped into an existing 8" force main
along Gilbert Road. The water system shall provide interconnectivity throughout the project by
connecting a proposed 12" water line and an existing 16" water line at multiple locations.
All stormwater will be collected via a storm drain piping system. Each lot will be required per the
restrictive covenants to direct all roof drains to the road. Where this is not feasible, due to grade
or other constraints, an off right-of-way stormwater collection system has been provided. The
piping system will drain to multiple stormwater detention ponds. Each detention pond has been
designed to treat the 1" storm, as required by the high density option of the NC State
stormwater program. Each pond has also been designed to detain the 1 & 10 year peak flow
storm events to pre-developed conditions as required by the Brunswick County stormwater
ordinance.
The anticipated project built-upon is 27.8%. this is based on 7.35 miles of roadway and the
remaining impervious coverage including homes, sidewalks, multi-family, amenities, and
neighborhood commercial.
Wetland impacts have been minimized. They will be limited to roadway crossings and
temporary impacts associated with utility crossings. Culverts have been provided at each road
crossing to maintain hydraulic connectivity and the bottom of each culvert has been sunk 20%
or 12". Most ponds will discharge to the adjacent wetland. Measures, such as a clay liner will be
installed to mitigate possible drawdown effects if the permanent pool of a pond is below the
adjacent wetland elevation.
All sedimentation and erosion control permits will be obtained from NC DENR -Division of
Land Quality. During construction, the detention ponds will serve as temporary sediment basins.
Silt fence, gravel construction entrances and other erosion control measures will also be
designed and installed per the NC Erosion and Sediment Control Planning and Design Manual.
Page 2

Maintenance
The Contractor shall be responsible for periodic inspection and maintenance of all indicated
erosion control devices. In addition, inspection and any necessary maintenance will be required
immediately following any significant storm event. Any measure that fails to function as
intended shall be repaired immediately. Upon completion of construction and the establishment
of stabilizing ground cover, the property owner shall be responsible for site maintenance.
Page 3

~7~9a~a c C~~
~``°~`~= Brunswick County Planning Department
~~@~ _t..
- - - P.O. Box 249
~a~~&~4c~ 75 Courthouse Drive N.E., Btdg i
Bolivia, NC 28422
July 3, 2006
McKim & Creed
Attn: Margaret Gray
243 North Front Street
Wilmington, NC 28409
RE: Cypress Creek PU©
File # SE=125
Dear Ms. Gray,
This is to confirm that at June 26, 2006 Planning Board Meeting the plans for
Cypress Creek PUD were conditionally approved.
Please find attached a copy of the Special Excep#ion Permit. The Special
Exception Permit has been formatted to meet the standards so as to be recorded
by the Brunswick County Register of Deeds. Please remember that this Special
Exception Permit runs with the property and not the owner.
A final plat shall be submitted wi#hin eighteen (18) months after approval of the
preliminary plat; otherwise, the preliminary plat shall become null and void,
unless an extension of time is applied far and granted by the Planning Board per
Section II-4, Major Subdivision Procedures Section 4.2(A).
Prior to recordation of individual lots, :site specific survey is to be reviewed by the
Planning Department (910-253-2036) and :then by Engineering Department (910-
253-2500) for approval. There is a $5.00 dollar fee per lot assessed for site
specific review of lots.
if you have any questions please feel free to contact me at 910-253-2036.
Congratulations,
Tracy bgood
Land Planner
CC: William Scudder

Brunswick County Planning Department
~~ P.O. Box 249
_ 75 Courthouse Drive N.E., Bldg l
.~ ~~` Bolivia, NC 28422
SPECIAL EXCEPTION PERMIT
On the date(s) listed below, the Planning Board of Brunswick County met and held a public hearing to
consider the following application:
Application No. SE-125
Applicant: TC Land Holding, LLC
Project Name: Cypress Creek
Property Location: Located on Gilbert Road (SR 1501).
Parcel Number(s): 17000001
Zoning District: R-7500
Intent: Basically low density single family residential areas providing other
required attributes of a neighborhood.
Surrounding Zoning North RU South R-7500
East RU West RU and R-7540
Proposed Use of Property: Planned Uriit Development

The project was submitted to the Planning Department on March 6, 2006 and appeared before the
TRC Committee on April 12, 2006.
The project is proposing 1409 units on 588 acres crea#ing a density of 2.4 units per acre.
Water is public provided by Brunswick County. Sewer is public provided by Brunswick County. Water
and sewer is to be provided for the entire project.
The open space requirement is 15% of total acreage (88.2 acres}. The developer is proposing
153.49 acres of open space.
A Traffic Impact Analysis (TIA) was completed for the project.
SECTION 1 -FINDINGS: Having heard all of the evidence and arguments presented at the hearing,
the Planning Board, at its regular meeting, finds and determines that the application is complete, and
subject to the conditions imposed below, the following findings are made:
1. A written application pursuant to Article 4, Section 4.2 E of the Brunswick County Zoning
Ordinance that permits Planned Unit Developments in the R-7500 zoning district was
- ~ submitted and completeiri~lT-respecfs. ~ - -
2. A public hearing was duly noticed and held on this matter on June 26, 2006. The adjoining
property owners were notified by US mail of the hearing.
3. The .Planned Unit Development for which the Special Exception is sought is in keeping with the
statement of intent of the zoning district. This is based on sworn testimony and evidence
subn-iitted during the hearing which shows the following:
a. A Planned Unit Development as a Special Exception which is permitted in the R-7500
zoning district.
b. The project is a combination of single-family and multi-family which is permitted in a
Planned Unit Development in the R-7500 zoning district.
4. The Planned Unit Development for which the Special Exception is sought will not substantially
injure the value of adjoining property. This is based on sworn testimony and evidence
submitted during the hearing which shows the following:
a. There are substantial buffers proposed in the project.
b. Most of the roads will be dedicated to NCDOT and will provide good circulation.
c. The project will make public water available to adjoining properties, where it otherwise
would not be available.
5. The Planned Unit Development for which the Special Exception is sought, if developed as
proposed, meets all requirements and conditions of the ordinance. This is based on sworn
testimony and evidence submitted during the hearing which shows the following:
a. The plan submitted by the applicant was reviewed by the Technical Review Committee
and staff and found to meet all requirements and conditions of the ordinance.
SECTION 1 -CONDITIONS: Now, therefore, the application to make use of the above described
property for the purpose indicated is hereby approved and granted, subject to all applicable
provisions of the Brunswick County Zoning Ordinance, of this permit, and the following special
conditions which the Planning Board finds to be in the public interest:
Page 2 of 3 Not to be separated.
TNlJLB

1. That the development shalt proceed in conformity with alt plans and design #eatures
submitted as part of the special. exception application and kept on f)e by the Brunswick
County Planning Department.
2. That the development of the parcels} shall comply with all regulations as specified in the
Bnanswick County Zoning Ordinance.
3. That if the specified conditions addressed in this special exception are violated, the permi#
shall be revoked and the use wilt no longer be allowed. Only by reapplying to the
Planning Board far another special use permit and receiving their approval can the use tie
again permitted.
4. Submit a revised plan to the Planning Department for approval. Provide a tum around on
Misty Creek Drive.
5. Provide fora 15' buffer between MF-1 and the single-family across the street, as well as
between MF-3 arid the single-family across the street.
6. Add lot numbers to the plan.
7. Add a street name for the unnamed street off of Cool Water Trail.
8. Replace Creeping Vine in the multi-family section 4 with a new street name.
9. Label all existing roads around the development, including SR numbers.
10. Note that access to the cemetery on parcel 17__00_00_0.1_01 w__il_1 not be obstructed.
11. Front setbac s wilt be 25'.
12. Preserve native vegetation as much as possible.
SECTION 3 -VESTED RIGHTS: Approval of this permit confers upon the property the right to
develop with the type and intensity of use as herein described and as shown on the approved site
plan. Vested rights are hereby established pursuant Article 1, Section 1.12 of the Brunswick County
Zoning Ordinance.
SECTION 4: SEVERABILITY AND RECORDATION: invalidation of any one or more.of these
conditions shall not adversely affect the balance of said conditions, which shall remain in full force
and ct.
J e lie Be I, AICP, HDFP
Planning Director
STATE OF NORTH CAROLINA
COUNTY OF BRUNSWICK
I, the undersigned, Notary Public for said State and County certify that J. Leslie Bell, personaIly came before me this day and
acknowledged J. Leslie Bell as the Planning Director of The County of Brunswick, a political subdivision of the State of North
Carolina and that by authority duly given and as the act of the County, the foregoing instrument was signed in its name by him as its
Planning Director. Yd _,,,,faa~.,,,.-
fitness my h and notarial seal, this the day
{.Gt,2~
Connie Marlowe a~ 1ny'v~J`~/~
My Commission Expires:~~~ _V `{
Page 3 of 3 Not to be separated.
TH/JLB
200 ~rs
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