20130223 Ver 1_More Info Received_20130410

STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
PAT L. MCCRORY
GOVERNOR
N.C. Division of Water Quality
Transportation and Permitting Unit
1650 Mail Service Center
Raleigh, NC 27699-1617
ATTN: Mr. Charles Wakild
Director
SUBJECT:
April 10, 2013
r Te/t/I cAJ ftycl7/2,
AN I44\J. TATA
SECRETARY
Pei
•
Response to On -hold Letter for Section 401 Water Quality Certification
Application for the proposed Greensboro Western Loop from north of SR 2176
(Bryan Boulevard) to SR 2303 (Lawndale Drive), Guilford County, North Carolina.
Federal Aid Project No. STP-NHF-124(1), TIP Nos. U-2524C and D.
REFERENCE: Application for Section 401 Water Quality Certification dated February 26, 2013.
Permit -On Hold letter dated March 12, 2013
NCDOT Response, dated March 28, 2013
Per the above -referenced DWQ on -hold letter and our response letter, the N.C. Department of
Transportation (NCDOT) has completed an Indirect and Cumulative Effects (ICE) Screening Update that
covers the gap in information not covered by previous ICE studies. We believe that this new information
addresses all of your concerns regarding this project and respectfully request that you to proceed with
processing the permit application.
A copy of this on -hold response packet will be posted on the NCDOT Website at:
https://connect.ncdot.gov/resources/Environmental/Pages/default.aspx. Thank you for your assistance
with this project. If you have any questions or need additional information, please contact Greg Price at
either [e-mail] or [phone].
cc: Andy Williams, USACE
Chris Militscher, USEPA
Amy Euliss, NCDWQ
MAILING ADDRESS:
NC DEPARTMENT OF TRANSPORTATION
PROJECT DEVELOPMENT AND ENVIRONMENTAL ANALYSIS
NATURAL ENVIRONMENT SECTION
1598 MAIL SERVICE CENTER
RALEIGH NC 27699-1598
Sincerely,
Gregory J. Thorpe, Ph.D., Manager
Project Development and Environmental Analysis Unit
TELEPHONE [phone]
FAX [phone]
WEBSITE: WWW.NCDOT.ORG
PHYSICAL ADDRESS:
Century Center - Building B
1020 Birch Ridge Dr
Raleigh, NC 27610-4328
Go.)

S TATE OF N ORTH C AROLINA
D EPARTMENT OF T RANSPORTATION
P AT M C C RORY A NTHONY J. T ATA
G OVERNOR S ECRETARY

MAILING ADDRESS:
NC D EPARTMENT O F T RANSPORTATION
P ROJECT D EVELOPMENT AND E NVIRONMENTAL A NALYSIS
1548 M AIL S ERVICE C ENTER
R ALEIGH NC 27699 -1548

T ELEPHONE : 919 -707 -6000
FAX: [phone]
W EBSITE :
HTTPS ://CONNECT .NCDOT .GOV /RESOURCES /E NVIRON
MENTAL /P AGES /DEFAULT .ASPX
LOCATION:
C ENTURY C ENTER , B UILDING A
1000 B IRCH R IDGE D RIVE
R ALEIGH NC 27610

MEMORANDUM
To: Colin Mellor , NCODT -PDEA -NES
From: Tristram Ford and Herman Huang, Ph.D., NCDOT -PDEA -HES -Community Studies
Date: April 10 th , 2013
Re: U -2524C – DRAFT Indirect and Cumulative Effects Screening Update
CC: Amy Chapman, NC -DWQ; Amy Euliss, NC -DWQ; Lisa Feller, NCDOT -PDEA

Indirect and Cumulative Effects Screening Update
This memorandum analyzes the potential for indirect and cumulative effects, in the form of
change in land use, in an area of northwest Greensboro/southeast Summerfield/small portions of
unincorporated Guilford County, that surround State Transportation Improvement Plan (STIP)
Project U -2524C. This area is between adjacent projects covered in previous ICE /ICI reports .
Current ICE report methodology was employed in this analysis including the ICE screening matrix,
which uses data inputs to provide a numerical and therefore quantifiable output. In addition,
this memorandum provides current study area population and empl oyment trends, inventories
notable natural features, outlines existing development regulations and other public policy,
discusses current land use and future land use vision and outlines existing and planned
infrastructure. This memorandum also includes a cumulative effects discussion to aid in project
permitting.
The time horizon used for this update memorandum is 2035, which is the design year of this
project. This date is generally in line with previously completed ICE studies for adjacent projects
and population projections from the North Carolina Office of State Budget and Management.
TheAtimeAhorizonAforAtheACityAofAGreensboro’s Connections 2025 Comprehensive Plan is as stated.
Based upon the output of the U -2524C ICE Screening Matrix, this full c ontrol of access project has
moderate likelihood to increase the development potential of and intensity in the areas adjacent
to the STIP U -2524C corridor, although development is expected to continue to occur in the
FLUSA in the No -Build scenario.
2

STIP U -2524C Project Overview
STIP Project U -2524C proposes to construct an approximately 4.8 mile long six -lane freeway from
north of Bryan Boulevard to US 220/Battleground Avenue, which will serve as a segment of the
northwestern portion of the Greensboro Urban Loop (I -840). The project will a lso include the
construction of a system -to -system interchange at US 220/Battleground Ave and the completion
of the existing system -to -system interchange at Bryan Boulevard to accommodate all traffic
movements.
The project is currently in the right -of -way acquisition phase, with the construction phase
scheduled to begin in September 2013. STIP Project U -2524C, with an estimated cost of $101M,
is one of four projects in various stages of project development and/or con struction which will
complete the remaining 15 miles of the Greensboro Urban Loop.1
A Draft Environmental Impact Statement (EIS) was signed in 1991, with the Final EIS and the
Record of Decision (ROD) published in 1995. A Design Public Hearing was subse quently held in
1996 to present designs and the protected corridor to the public. In October of 2010, a Corridor
Official Map Act Public Hearing was held to show updated designs and the revised protected
corridor.
Adjacent Projects –ICE Document Conclusio ns Overview
Indirect and Cumulative Effects (ICE) reports have been completed for other portions of the
Greensboro Urban Loop, specifically for STIP U -2525B/C in 2009 and STIP U -2524AB/AC in 2003.
ICE reports have also been completed for other projects in the vicinity namely: STIP I -5110, the
extension of Bryan Boulevard/I -73 Connector, in 2011; STIP R -2413, the multi -lane improvement
as part of the NC 68/US 220 Intrastate corridor , in 2005 and updated in 2010; for STIP R -2309,
the widen ing of US 220 to multi -lanes from SR 2182 (Horsepen Creek Road) in Greensboro to the
proposed US 220/NC 68 Connector (TIP Project R -2413) just north of the Haw River in 2005 and ;
for the Piedmont Triad Airport Expansion project in 2003.
STIP U -2525B/C
STIP Proje cts U -2525B/C are segments of the new location, fully controlled -access Greensboro
Urban Loop. The projects begins east of Greensboro at US 70 (Burlington Road) and end s
northwest of Greensboro near Lawndale Drive.
In terms of the potential indirect and cumulative effects of the U -2525 project and the actions of
others, it was concluded that:
“BasedAonAtheAinformationAanalyzed,AtheAscreeningAmatrixAreflectsAaAmoderateAtoAhighAconcernAforA
indirect and cumulative effects potential. The overall matrix res ult suggests that further
examination is warranted as the project may have impacts on development activity.

1 NCDOT webpage, High Profile Projects and Studies, Greensboro Urban Loop,
http://www.ncdot.gov/projects/greensborourbanloop/

3

The projected development under the Build Scenario is expected to consist of larger, planned
mixed -use development around the proposed interchange s, as indicated on future land use
maps. Under the No -Build Scenario, strip or sprawling development may be more likely as
piecemeal development spreads along existing roadways. The project is not expected to change
the ability of the local jurisdictions to implement and meet land development and stormwater
management goals. In fact, the project would enhance the abilities of the City of Greensboro
and Guilford County to meet their future land use goals, as designated on future land use maps,
by providin g transportation infrastructure necessary for proposed activity centers and mixed -use
nodes.
Based on the indirect land use screening and land use scenario assessments, detailed in the
following sections of this study, the project is not expected result in substantial changes in land
useAthatAresultAinAsignificantAindirectAeffects.”2
STIP U -2524AB/AC
STIP Projects U -2524AB/AC, are new location, multi -lane freeway segments of the Greensboro
Urban Loop. The project extends from just north of Interstate 85 (I -85) near Groometown to just
south of the Interstate 40 (I -40) interchange with Chimney Rock Road, a distance of
approximately 5.2 miles.
In terms of the potential indirect and cumulative effects of STIP U -2524AB/AC and the actions of
others, it was concluded within the ICI document that:
“FutureAdevelopmentAinAtheAstudyAareaAwillAbeAprimarilyAinfluenc ed by the growing need for
residential development to serve the Piedmont Triad area and will be largely dependent on
transportation infrastructure and the availability of water and sewer services. New commercial
development, constructed in response to the additional residential development, can be
expected.AAHowever,AmuchAofAtheAstudyAareaAisAalreadyAdeveloped,AwhichAlimitsAtheAarea’sAfutureA
growth potential. Growth is more likely to occur in the southern and northwestern portions of
the study area. More intense land uses will likely occur in the vicinity of the proposed
interchanges along the Urban Loop.
Although the Urban Loop will likely accelerate residential development along the corridor and
non -residential development in proximity to interchanges as permitted by local regulations,
notable changes in general land use patterns are not expected. The land already developed in
Greensboro and High Point limits the future growth potential of the study area. Furthermore,
because the corridor is fairly c lose to these developed areas, it is not expected to open large
areas of land for development.
The C ity of Greensboro implements plans, programs, and regulations to protect and improve the
c ity’sAlakesAandAstreams.AATheAC ity of High Point has also adopte d regulations to protect water
quality. In addition to the municipal regulations, the entire study area is subject to the
Randleman Rules, which further protect water quality.

2 U -2525 Indirect Land Use Effects Report, PBS&J, October 30, 2 009
4

Due to these existing ordinances and regulations, the construction of STIP Proj ect No. U -
2524AB/AC will not result in indirect or cumulative impacts that will adversely affect water
quality.”3
STIP R -2413
An ICE report was completed for STIP Project R -2413, the multi -lane improvement as part of the
NC 68/US 220 Intrastate c orridor to serve as the future I -73 corridor , in 2005. Based upon the
analysis of the potential indirect and cumulative effects as a result of the project, the report
concluded that :
“Heavy commercial and industrial growth is expected to occur in the western portion of Guilford
County, due to the availably of infrastructure and the close proximity to the PTIA. Local officials
indicated that growth taking place within this area is primarily due to the airport and not from
various transportation projects.”
In addition ,A“p otential impacts to water quality throughout the project area should be minimized
due to the presence of state and local water supply watershed protection regulations, the
creationAandAimplementationAofAGuilfordACounty’sAPhaseAIIAstormwaterAplan,AandAl and use
plans/zoning regulations enforced by the various municipalities throughout the [FLU SA ]
(including riparian buffers and the preservation of open space/natural land).”4
The final 2005 ICE report was updated in a memorandum prepared by NCDOT Community
Studies in 2010. This memorandum confirmed the findings that potential impacts to water
quality will be minimized by the presence of local and state regulations. The memo states:
“In conclusion, this project has the potential to minimally increase the development potential of
and intensity in the areas adjacent to the US 220 corridor that would not otherwise occur.
However, development in this area is more dependent on the recently completed extension of
water and sewer infrastructure, the planned extension of water and sewer service and the
designation of the US 220 corridor by Rockingham County as an economic development zone.
Development pressure is likely at the NC 68/US 220 in tersection, the northern terminus, due to
the presence of water and sewer service. The northern portion of this area is not subject to any
water supply watershed requirements, Phase II, or the Jordan Rules. Any new development
along the Guilford County p ortion of Section C, which is partially within a WS -V Water Supply
Watershed,AwillAbeArequiredAtoAcomplyAwithAGuilfordACounty’sAPhaseAIIAStormwaterAManagementA
Program.
New development, some of which has the potential to be located in the WS -III protected
watershed, will follow established zoning and would be required to conform to existing
development and water supply watershed land use regulations, which include density
restrictions and riparian buffer s , which are also required as part of the Jordan Rules.”

3 U -2524AB/AC Indirect and Cumulative Impact Study, Arcadis G&M of North Carolina, Inc., June 2003
4 R -2413Final Qualitative Indirect and Cumulative Effects Report, HNTB, September 2005
5

STIP R -2309
An ICE report was also completed for STIP Project R -2309, the multi -lane widening of US 220, in
2005. Based upon the analysis of the potential indirect and cumulative effects as a result of the
project, the report concluded that:
“Whi le TIP Project R -2309 is located in a rapidly developing area with a substantial amount of
available land in close proximity to a major urban area, public utility limitations, the presence of
water supply watershed regulations, noise contours for PTIA, and existing development should
serve to limit the intensity of development within the [FLUSA].
Development resulting from the project will likely include a mix of low and medium density
single -family residences along arterials feeding into US 220. Commercia l development
(retail/office) should occur along US 220 near major intersections or at proposed interchanges of
the NC68/US 220 Connector (at Brookbank Road and NC 150). Limited industrial development
could occur along US 158 west of the project corridor, or in the vicinity of the two proposed
interchanges along the NC 68/US 220 Connector.
When combined with TIP Project R -2413 (the NC 68/US 220 Connector), PTIA expansion, and TIP
Projects U -2524/U -2525 (the Greensboro Urban Loop), TIP Project R -2309 should make
northwestern Guilford County more attractive for residential, commercial, and industrial
development due to improved access and regional mobility.
Despite potential direct impacts relating to water quality, no indirect impacts to water quality
were i dentified in the 2004 Environmental Assessment or the 2001 Natural Resources Technical
Report.”5
STIP I -5110
An ICE report was also completed for STIP Project I -5110, the extension of Bryan Boulevard/I -73
Connector, in 2011. Based upon the analysis of the potential indirect and cumulative effects as a
result of the project, the report concluded that:
“NoAindirectAeffectsAareAexpectedAfromAtheAproposedAI -73 Connector alone. The I -73 Connector
will be designed as a short (1.5 mile), freeway to freeway conne ction with fu lly controlled access.
It also will not give new exposure to properties along its alignment. Local officials expect this area
to develop according to their future land use plans if the I -73 corridor is completed and PTI
expands as expected. The need for this project is to provide a connection between an existing
freeway (Bryan Boulevard has been constructed to interstate standards) and the proposed US
220/NC 68 Connector. Once completed, I -73 will extend to northern Guilford Coun ty. The
com bination of these transportation projects may have some effect on the rate and type of
development, but this project alone shouldAnotAresultAinAconsiderableAindirectAeffects.”6

5 R -2309 Qualitative Indirect and Cumulative Effects Report, HNTB, October 2005
6 I -5110 Indirect and Cumulative Effects Screening Report, Florence and Hutcheson, Inc., April 2011
6

Piedmont Triad International Airport Cumulative Impact Study
As part of the Pi edmont Triad International Airport expansion project, ICI water quality modeling
was completed in order to address potential direct, indirect and cumulative impacts. The
Piedmont Triad International Airport Cumulative Impact Study 7 was completed as a requirement
ofAtheANorthACarolinaADivisionAofAWaterAQuality’sASectionA401AWaterAQualityACertification.AA
The larger indirect study area defined for this ICI water quality modeling study overlaps the
Future Land Use Study Area (FLUSA) def ined for this U -2524C update memo, as approximately
the western two -thirds of the U -2524C FLUSA is within the overall indirect study area. In
addition, the BMP Evaluation Study Area boundary, which corresponds to the Brush Creek sub -
basin, also overlaps a pproximately one -quarter of the newly defined U -2524C FLUSA. This
overlap area includes the land located generally southwest of Lake Higgins and Fleming Road,
which is primarily developed with residential uses.
According to the executive summary within th isAdocument,A“WatershedAanalysesAwereA
performed for an area surrounding the Piedmont Triad International Airport for each of four
scenarios, two of which included the proposed expansion of the airport and two of which did
not. The purpose of the study was to estimate the percentage difference in nutrient and
sedimentAloadsAbetweenAtheA‘withAproject’AandA‘withoutAproject’Ascenarios.”AAMoreAspecifically,A
the four scenarios included: 1. Projected growth, without the airport project; 2. Projected
growth, wit h the airport project; 3. Year 2019 projected growth and; 4. Year 2019 projected
growth,AwithAtheAairportAproject.AATheAexecutiveAsummaryAgoesAonAtoAstateAthatA“existingA
conditionsAwereAevaluated”AandAthatA“allAscenariosAincludeAconstraintsAresultingAfro m current and
possible land use ordinances and controls, including water supply watershed protection
regulations, Randleman Riparian Buffer Rules, and Phase I and Phase II storm water controls
expressedAasAchangesAinAlandAuse.”A
TheAstudyAconcludedAthat,A“actual pollutant loads are expected to be less than reported in this
study with current measures in place. It is believed that full inclusion of BMP efficiencies may
result in a reduction of pollutant yields beyond what has been demonstrated through use o f land
useAdensityArestrictionsAandAoverlandABMP’s.”
Future Land Use Study Area
The Future Land Use Study Area (FLUSA ) (see Figure 1) is the area surrounding a construction
project that could possibly be indirectly affected by the actions of others as a re sult of the
completion of the project and combined projects. This study area encompasses all of the areas
examined for potential increases in development pressure as a result of project construction. For
the purposes of this analysis, the FLUSA is genera lly defined as the area to the south/southeast
of Lake Brandt and Lake Higgins and is mainly within the municipal limits of the City of
Greensboro, but also includes small portions of the Town of Summerfield and unincorporated
Guilford County. More specif ically, the FLUSA is bounded on the west by Oak Ridge Road and

7 Piedmont Triad International Airport , Cumulative Impact Study Calculation of Comparative Sediment and
Nutrient Loads Under Alternative Growt h Scenarios Without Full Consideration of Best Management
Practice Efficiencies, Eco -Science Corporation, June 2003
7

Pleasant Ridge Road; to the north by City of Greensboro municipal boundary; to the east by Lake
Brandt Road; and to the south by Bryan Boulevard.
Current Land Use
In a general sense, existing land use varies within the FLUSA, as development has become more
prevalent. Existing land uses within the FLUSA include: agricultural land, forested land, park
land, land owned by the City of Greensboro for water impoundment and the associated buffer
(Lake Brandt and Lake Higgins reservoirs), single family residential (both in recently developed
and established high and low density subdivisions as well as individual rural homesteads and
clusters), multi -family residential, com mercial/retail, industrial and institutional.
Water and Sewer Infrastructure
According to Generalized Future Land Use Map contained with the Greensboro Connections 2025
Comprehensive Plan 8 whichAgraphicallyAdepictsAtheACityAofAGreensboro’sAwaterAandA sewer service
boundary, water and sewer service is available for the entire FLUSA expect for two areas to the
east of Pleasant Ridge Road and west of Lake Higgins. The first area is bordered by Pleasant
Ridge Road, Fleming Road and Long Valley Road and is withinAtheATownAofASummerfield’sA
municipal limits. The second and larger area is located to the northeast , in the vicinity of Carlson
Dairy Road, Lewiston Road and Hamburg Mill Road. Each area is characterized by low density
single family residential, a nd f orestedAandAagriculturalAland.AGreensboro’sAurbanAserviceAareaA
boundary includes areas within the municipal limits and portions of un -incorporated Guilford
County, but does not extend into the Town of Summerfield.
The April 2007 Revised City and County Water and Sewer Line Agreement established this water
and sewer service area, divided into three service availability areas, to guide the provision of
water and sewer infrastructure. This is based upon the cost to install infrastructure, the
proximity to existing service and the ability of that service to protect the Watershed Critical area,
which applies to the FLUSA for this project.
Water Service
TheACityAofAGreensboro’sAwebpageAstatesAthatA“GreensboroAdependsAuponAthreeAsurfaceAwaterA
sources to suppl y our water: Lake Townsend, Lake Brandt, and Lake Higgins. These lakes are
located in northern Guilford County in the upper Cape Fear River Basin within a protected
watershed.AWhenAfull,AGreensboro’sAthreeAwaterAreservoirsAholdAaboutAeightAbillionAgallonsA of
water.”
Water from Lake Brandt is treated at the Mitchell Water Treatment Plant and water from Lake
Townsend is treated at the Townsend Water Treatment Plant. Lake Higgins is used to refill Lake

8 Generalized Future Land Use Map, Greensboro Connections 2025 Comprehensive Plan webpage,
http://www.greensboro -nc.gov/modules/showdocument.aspx?documentid=8121
8

Brandt as needed. On average, both plants treat and delive r about 32 million gallons per day
(mgd)AtoAnearlyA250,000Acustomers.”9
In addition, the Randleman Lake Project has been recently completed and provides another
source of water for the Triad region under the control of the Piedmont Triad Regional Water
Aut hority. According to the Piedmont Triad Regional Water Authority 2012 Annual Drinking
Water Quality Report 10 the Randleman Reservoir holds approximately 18.3 billion gallons of
water is capable of providing up to 48 million gallons per day which will fulfi ll projected water
demandAforA30AtoA50Ayears.AAMoreAspecifically,AtheACityAofAGreensboro’sAtotalAshareAofA25.5AmgdA
willAincreaseAtheACity’sAwaterAsupplyAbyA75Apercent.AA
At this time, r esidents of un -incorporated Guilford County and the Town of Summerfield within
the FLUSA rely on private wells. According to the Summerfield Comprehensive Plan ,A“currently,A
all residential and commercial water users in Summerfield rely on groundwater reso urces,
whether from individual or community wells. The Town does not have a convenient surface
water source of the magnitude necessary to establish its own water plant, nor does the
community’sA‘charter’AasAaAlimitedAservicesAlocalAgovernmentAadvocateAforA such a facility. If a
centralized water distribution system were to be pursued, the most likely option would be to
purchase water wholesale from a nearby supplier and resell it to customers in Summerfield. It
remains to be seen whether such action will be necessary, or whether the community can
continueAtoArelyAuponAgroundwaterAresourcesAforAtheAforeseeableAfuture.”11
Sewer Service
TheACityAofAGreensboro’sA Sewage Collection and Water Reclamation Plant Report for 2011 12
states that the sewage collection syst em has approximately 101,946 connections that serve
residential,Acommercial,AandAindustrialAcustomers.AAInA2011,AtheACity’sAWaterAResourcesA
Department treated an average of 27 MGD of wastewater.
The sewer collection system transports wastewater to two la rge wastewater treatment facilities.
The North Buffalo Facility located off White Street and the T.Z. Osborne Facility located off
Huffine Mill Road are permitted to process up to 16 MGD and 40 MGD of wastewater,
respectively.
Residents of un -incorporat ed Guilford County and the Town of Summerfield within the FLUSA
rely on septic tanks for wastewater disposal. The Summerfield Comprehensive Plan goes on to
state that the overall density within the town is too low to support the development of a

9 City of Greensboro, Water Status Update webpage, http://www.greensboro -
nc.gov/index.aspx?page=2327
10 Piedmont Triad Regional Water Authority 2012 Annual Drinking Water Quality Report webpage,
http://ptrwa.org/images/2012%20PT RWA%20CCR.pdf
11 Town of Summerfield Comprehensive Plan, webpage,
http://www.summerfieldgov.com/ve rtical/sites/%7BC25D1811 -CF89 -415D -A5B8 -
0412F39A34CB%7D/uploads/%7B22FCF646 -697B -482F -9C4B -E68514F08DBF%7D.PDF
12 City of Greensboro Water Resources Department webpage, http://www.greensboro -
nc.gov/Modules/ShowDocument.aspx?documentID=13788
9

centraliz ed sewer system and that the community desires that future growth continue to be low -
density in nature.
Forecasted Population Growth
In order to analyze population characteristics within the FLUSA, data from the US Census Bureau
and the North Carolina Of fice of State Budget and Management (NCOSBM) were used.
According to data from the 2000 -2010 Decennial US Census, the Demographic Study Area grew
by a 2.8% annualized rate during that decade time period. In comparison, Guilford County as a
whole grew by a 1.5% annualized rate.
According to population estimates and projections from the State Demographer provided by the
NorthACarolinaAOfficeAofAStateABudgetAandAManagement,AGuilfordACounty’sAtotalApopulationAwasA
estimated to be 489,671 in July 2010 and was e xpected to be 613,198 in July of 2032. This
represents a projected 1.03 % annualized growth rate during that time period.
Forecasted Employment Growth
According to employment projections provided by the North Carolina Department of Commerce -
Division of Employment Security, the Greensboro/High Point/Guilford County Workforce
Development Board (WDB) will experience a 0.65% annualized employment growth rate
between 2008 -2018.13
Available Land
The FLUSA as a whole contains approximately 12,337 acres. The total area of the parcels within
the FLUSA is 11,388 acres; the remaining acreage of the FLUSA is in roadway rights -of -way. The
City of Greensboro owns parcels around the lake s and in parks. These were assumed to be
protected from development and were subtracted out, leaving 8,681 acres of non -city -owned
parcels. Among the non -city -owned parcels, there are 2,886 acres of undeveloped parcels,
where a par cel is defined as being undeveloped if the value of any buildings on it is less than
$20,000. The Clip tool was used in ArcGIS to calculate the acreage within each of the following:
 50 -foot stream and lake buffers (250 acres)
 300 -foot project right -of -way (i.e., 150 -foot buffer to either side of the project
centerline) (48 acres)
To avoid double -counting the acreage that is in both the stream/lake buffer and the right -of -way,
the Union tool was used in ArcGIS toAcalculateAtheA“unique”Aacreage, resulting in 291 acres. This
acreage was subtracted out, leaving 2,595 acres of undeveloped parcels in the FLUSA which are
considered to be available for development.

13 North Carolina Department of Commerce -Division of Employment Security WDB webpage,
http://eslmi23.esc.state.nc.us/projections/EmpByMajIndGrp
10

Market for Development
Annualized population growth of the Demographic Study Area was almost double that of
Guilford County between 2000 and 2010, 2.8% and 1.5%, respectively. Population projections
predict that Guilford County will experience a 1.03 % annualized growth rate until 2032. Based
upon the historical data and projections, future land use plans, available land and available water
and sewer service, it can be assumed that the market for development within the FLUSA will
remain strong.
Public Policy
Future Land Use
The first City of Greensboro Comprehensive Plan – Connections 2025 (referred to as
Comprehensive Plan) was adopted in May 2005 and last updated in June 2007. The
ComprehensiveAPlanAprovidesA“aAguideAforAtheAcitizensAofAGreensboroAtoAretainAtheAcommunity’s
character,AdefineAitsAidentity,AimproveAitsAqualityAofAlife,AandAstrengthenAitsAeconomy.”AATheAstudyA
area for the Comprehensive Plan includes land within the Greensboro city limits and the area in
un -incorporated Guilford County that falls inside of the Water and Sewer Service Area boundary.
Plans for future development are done in concert with the provision or extension of water and
sewer.
TheAUrbanALoopAisAlistedAasAaA“FactorAforAChange”AinAtheAPlan,AorAaAconditionAthatAcanAbeAexpectedA
to influence w here and when development pressures will occur. These Factors for Change
indicate where attention should be focused to manage future growth and change. The Plan
anticipates development pressures at many of the interchanges along the Urban Loop.
In anal yzingAgrowthAtrends,AtheACity’sAoverallAdevelopmentApatternAwasAdividedAintoAthreeA
components: Urban Greensboro, Suburban Greensboro, and Fringe Growth Areas
(Comprehensive Plan, pages 3 -6 and 3 -7 and Figure 3 -3).
• Urban Greensboro consists of the urbaniz ed center of the City, including the Downtown
and the surrounding older highway corridors and neighborhoods, including much of East
Greensboro. This area encompasses much of the City's history and its urban grid pattern that
predate the period of post -war growth of the 1950s and after. No part of the FLUSA is
characterized as Urban Greensboro.
• Suburban Greensboro covers the large swath of the City, comprised primarily of "built -
out" lower density residential neighborhoods and newer commercial development s, which
almost entirely surrounds Urban Greensboro. Most of the FLUSA is characterized as Suburban
Greensboro.
• Fringe Growth Areas are areas beyond the City's presently developed edges where new
development is already occurring, or where growth pressur es may be expected to occur in the
future. The portion of the FLUSA north of the lake s is characterized as a Fringe Growth Area;
more precisely, it is an Anticipated Growth Area, where development pressures may be expected
but where it may not be feasible for the City to provide services.
11

The City developed a Generalized Future Land Use Map (FLUM) to depict the desired future
pattern of land use over the next ten to twenty years as described in the Comprehensive Plan.
The Generalized FLUM serves as a broa d land use guide to be implemented by zoning
regulations.
The Generalized FLUM (Comprehensive Plan, Figure 4.2) shows low (3 to 5 dwelling units per
acre) residential land use for most of the Greensboro portion of the FLUSA. The land
surrounding the lak e s is Major Parks/Open Space. An area of Mixed Use Residential is centered
on Battleground Avenue north of the proposed project. An area of Mixed Use Commercial is
centered on Battleground Avenue south of the proposed project. To the west and east of th e
Activity Center are areas of medium (5 to 12 dwelling units per acre) residential land use. Mixed
Use Commercial is also shown in the southern part of the FLUSA, around Bryan Boulevard, Horse
Pen Creek Road, and New Garden Road. The project corridor al so passes through areas that are
shown as airport property, industrial/corporate park, and institutional uses.
The Mixed Use Commercial area centered on Battleground Avenue south of the project is
designated as an Activity Center. According to page 4 -15 o f the Comprehensive Plan:
Activity Centers are existing or anticipated future concentrations of uses that function as
destinations or hubs of activity for the surrounding area. Typically located in areas of mixed use
shown on the Generalized Future Land U se Map, such centers are intended to include features
such as a mix of higher intensity uses (housing, retail, office, etc.), compact development
patterns, and pedestrian and transit linkages.
The Comprehensive Plan (pages 3 -10 and 3 -11 and Figure 4.3) del ineates three growth tiers
between the present City limits and the water/sewer boundary to properly stage annexation,
development, and the extension of City infrastructure and public services.
• Tier One (Current Targeted Growth) is where growth can best be accommodated over
the next ten years. Within these areas growth pressures are already emerging, infrastructure
extensions are already being made or planned, and City costs to make such extension are lowest.
To the northwest of the proposed project, m uch of the land in the Greensboro portion of the
FLUSA is in Tier One.
• Tier Two (Intermediate Growth) includes areas where substantial growth pressures are
not yet in evidence, and where infrastructure costs are greater than in Tier One. It is expected
that such areas will be needed to meet the City's growth needs beyond the next ten years. Until
such time that Tier One approaches build -out, water and sewer extensions and annexations in
Tier Two shall generally be discouraged. There are no Tier Two are as within the FLUSA.
• Tier Three (Long Term Growth) includes areas within the water/sewer boundary where
costs to extend infrastructure and city services are highest and where development is less
desirable or advantageous until development has consolidate d within Tiers One and Two. It is
expected that such areas will be needed to meet the City's growth needs beyond the next 20
years. Until such time that Tier Two approaches build -out, water and sewer extensions and
12

annexations in Tier Three shall be disc ouraged. Within the FLUSA, some land in the vicinity of the
lake s is in Tier Three.
Zoning
Greensboro
The City of Greensboro adopted a Land Development Ordinance 14 , effective July 1, 2010 , which
outlines and defines zoning districts . TheACity’sA interactive GIS viewer 15 was used to identify the
zoning categories present within the FLUSA.
The predominant zoning within the Greensboro portion of the FLUSA is Single -Family Residential
(R -3). Zoning in the vicinity of the project corridor includes O ffice (O), Public and Institutional
(PI), Business Park (CD -BP), Multi -Family Residential (RM -8 and CD -RM -12), and Commercial (CD -
C -H). In the vicinity of the lake s , the zoning categories include Parkland and Natural Resource
Area (PNR), Public and Insti tutional (PI), and Planned Unit Development (PUD).
The proposed interchange at Battleground Avenue includes Multi -Family Residential (CD -RM -18),
Commercial (CD -C -M), Light Industrial (CD -LI), and Office (O).
Within the FLUSA, most of the project corridor l ies within the Scenic Corridor Overlay District 1.
From a point about one -fourth mile west of Battleground Avenue to the eastern boundary of the
FLUSA, the project corridor lies within the Scenic Corridor Overlay District 2.
Other zoning in the FLUSA incl udes Multi -Family Residential (CD -RM -5) and Single -Family
Residential (R -5).
The zoning classifications are defined on pages 6 -1 through 6 -9 of the Land Development
Ordinance. The definitions are reproduced below.
Business Park (CD -BP) - The BP, Business Park district is primarily intended to
accommodate office, warehouse, research and development, assembly and other uses
on larger sites in a planned, setting that emphasizes natural characteristics and
landscaping. The district may also contain retail, se rvice and higher density residential
uses which customarily locate within or adjacent to planned employment centers.
Design and the orientation and operation of uses should ensure compatibility with
adjacent residential uses. Standards are intended to fo ster originality and flexibility.
Commercial (CD -C -H) - The C -H, Commercial -High district is primarily intended to
accommodate a wide range of high -intensity retail and service developments meeting
the shopping and distributive needs of the community and t he region, and other uses.
The district is established on large sites which are typically located along thoroughfares
to provide locations for major developments which contain multiple uses, shared parking
and drives, and coordinated signs and landscaping .

14 City of Greensboro Land Development Ordinance webpage , http://www.greensboro -
nc.gov/index.aspx?page=3063
15 City of Greensboro interactive GIS viewer, (http://www.greensboro -nc.gov/index.aspx?page=1715
13

Commercial (CD -C -M) - The C -M, Commercial -Medium district is primarily intended to
accommodate a wide range of retail, service, office and multi -family residential uses in a
mixed -use environment. The district is typically located along thoroughfares in areas
which have developed with minimal front setbacks.
Light Industrial (CD -LI) - The LI, Light Industrial district is primarily intended to
accommodate limited manufacturing, wholesaling, warehousing, research and
development, and related commercial/ser vice activities which in their normal
operations, have little or no adverse effect upon adjoining properties.
Multi -Family Residential (CD -RM -5) - The RM -5, Residential Multi -family district is
primarily intended to accommodate duplexes, twin homes, townho uses, cluster housing,
and other residential uses at a density of 5.0 units per acre or less.
Multi -Family Residential (CD -RM -12) - The RM -12, Residential Multi -family district is
primarily intended to accommodate multi -family and other residential uses at a density
of 12.0 units per acre or less.
Multi -Family Residential (CD -RM -18) - The RM -18, Residential Multi -family district is
primarily intended to accommodate multi -family and other residential uses at a density
of 18.0 units per acre or less.
Multi -Fa mily Residential (RM -8) - The RM -8, Residential Multi -family district is primarily
intended to accommodate duplexes, twin homes, townhouses, cluster housing, and
other residential uses at a density of 8.0 units per acre or less.
Office (O) - The O, Office district is primarily intended to accommodate office,
institutional, supporting service and other uses.
Parkland and Natural Resource Area (PNR) - The PNR, Parkland and Natural Resource
Areas district is intended to accommodate large size (over 10 acres) p ublic and quasi -
public lands such as major regional parks and recreation areas, conservation or natural
areas, shore land, urban wilderness areas, and waterfront access areas, open space
owned by a governmental or nonprofit (or similar) entity for land con servation, and
associated ancillary uses such as operational facilities, recreational facilities designed to
accommodate intermittent activities (such as ball fields or amphitheaters), and
concessions operating under the purview of the Parks and Recreation Department. It is
not intended to accommodate outdoor recreation areas that are more commercial and
permanent in nature, such as amusement parks or go -kart tracks. Nor is it intended to
accommodate smaller neighborhood parks or recreation areas.
Planned Unit Development (PUD)
(A) PUD, Planned Unit Development districts are intended to allow a diverse
mixture of residential and/or nonresidential uses and structures that function as
cohesive and unified projects. The districts encourage innovation by allo wing
flexibility in permitted use, design, and layout requirements in accordance with a
14

Unified Development Plan. This should provide benefits by providing
opportunities for employment and services closer to residences.
(B) Planned Unit Development distric ts are intended to reduce housing and
infrastructure costs by promoting smaller lot sizes and the corresponding linear
footage of streets, water lines, and sanitary and storm sewers. This should
reduce the amount of site grading.
(C) Planned Unit Developm ent districts are primarily intended in areas which
have underutilized or vacant land near major streets and utility lines, or where
the applicant proposes a development that is compatible with the surrounding
area (natural and built) but may require modif ications to the basic standards of
the underlying zoning district. This should protect water quality and preserve
wildlife habitats and other natural features such as streams, lakes, wetlands, and
trees.
Public and Institutional (PI) - The PI, Public and Institutional district is intended to
accommodate mid - and large -sized (over 5 acres) public, quasi -public, and institutional
uses which have a substantial land use impact or traffic generation potential. It is not
intended for smaller public and institut ional uses customarily found within residential
areas.
Single -Family Residential (R -3) - The R -3, Residential Single -family district is primarily
intended to accommodate low density single -family detached residential development.
The overall gross density in R -3 will typically be 3 units per acre or less.
Single -Family Residential (R -5) - The R -5, Residential Single -family district is primarily
intended to accommodate low -density single -family detached residential development.
The overall gross density in R -5 will typically be 5.0 units per acre or less.
Overlay district regulations contain standards applicable to certain areas in addition to base
district zoning standards in order to help development fit better with the site and surrounding
properties. W here specified, overlay district standards modify base district standards.
Scenic Corridor Overlay District - The -SCO, Scenic Corridor overlay district is intended to
preserve and enhance the appearance and operational characteristics of certain
designated roadways; and address development issues of special concern with specific
requirements which relate to land use, traffic movement, access, environment, signs,
preservation of vegetation, landscaping, visual quality, and aesthetics.
Summerfield
The Town of Summerfield adopted its Development Ordinance 16 in 1997 and last amended it in
2010. ToAidentifyAtheAzoningAcategoriesApresentAwithinAtheAFLUS ,AtheATown’sAZoningAReferenceA

16 Town of Summerfield Development Ordinance
http://www.summerfieldgov.com/vertical/sites/%7BC25D1811 -CF89 -415D -A5B8 -
0412F39A34CB%7D/uploads/Summerfield_Development_Ordinance_2012.pdf
15

Maps 17 were accessed. Much of the Summerfield portion of the FLUSA is zoned Residential
Single -Family (RS -40). There is a Manufa ctured Housing (MH) overlay district on Carlson Dairy
Road.
Some areas bordering the lake are zoned either Agricultural (AG) or Public and Institutional (PI).
The PI -zoned areas are part of the Watershed Critical Area (WCA) overlay district. A parcel at the
northeast corner of Pleasant Ridge Road and Carlson Dairy Road is zoned Limited Business (LB),
as is another parcel at the southwest corner of Pleasant Ridge Road and Lewiston Road.
The zoning categories are defined on pages 4 -1 through 4 -3 of the Deve lopment Ordinance. The
definitions are reproduced below.
Agricultural (AG) - The AG, Agricultural District, is primarily intended to accommodate
uses of an agricultural nature, including farm residences and farm tenant housing. It also
accommodates scatt ered non -farm residences on large tracts of land. It is not intended
for major residential subdivisions.
Limited Business (LB) - The LB, Limited Business District is primarily intended to
accommodate moderate intensity shopping and services close to resid ential areas. The
district is established to provide locations for businesses which serve nearby
neighborhoods. The district is typically located near the intersection of collectors or
thoroughfares in areas which are otherwise developed with residences.
Public and Institutional (PI -WCA) - The PI, Public and Institutional District is intended to
accommodate mid -and large -sized public, semi -public and institutional uses which have a
substantial land use impact or traffic generation potential. It is not in tended for smaller
public and institutional uses customarily found within residential areas.
Residential Single -Family (RS -40) - The RS -40, Residential Single -Family District is
primarily intended to accommodate single -family detached dwellings on large l ots in
areas without access to public water and wastewater services. The district is established
to promote single -family detached residences where environmental features, public
service capacities, or soil characteristics necessitate very low -density sin gle -family
development. Development within this district requires Open Space dedication. The
overall gross density in RS -40 areas will typically be 0.73 units per acre or less, with a
minimum lot size of 40,000 square feet.
Overlay Districts establish ce rtain area regulations which are in addition to the underlying
general use, planned unit development or conditional use district(s).
Manufactured Housing (MH) - The MH Overlay District is intended to set forth
regulations governing the development of subdi visions for manufactured housing in
certain areas of the Town of Summerfield.

17 Town of Summerfield Zoning Reference Maps,
http://www.summerfieldgov.com/index.asp?Type=B_BASIC&SEC={B5146128 -C9BE -4D5C -9A70 -
E551B5B268CB}
16

Watershed Critical Area (WCA) - The WCA Overlay District is intended to set forth
regulations for the protection of public drinking water supplies and is applicable to all
lands adjacent to and which drain toward existing or proposed water supply intakes or
reservoirs.
Guilford County
GuilfordACounty’sAcurrentA Development Ordinance wasAenactedAinA2012.AATheACounty’sAinteractiveA
GIS viewer 18 was used to identify the zoning categorie s present within the FLUSA.
Within the Guilford County portion of the FLUSA, the predominant zoning is Residential Single -
Family (RS -40). Other zoning includes Agricultural (AG, along Pleasant Ridge Road, east of
Highland Grove Drive), Planned Unit Deve lopment - Residential (PD -R, one parcel along Lewiston
Road and one parcel south of Hackamore Road), and Public and Institutional – Watershed Critical
Area Overlay District (PI -WCA, one parcel along Lewiston Road).
The zoning categories are defined on the Guilford County Planning and Development
Department website 19 . The d efinitions are reproduced below:
Agricultural (AG) - The AG, Agricultural District, is primarily intended to accommodate
uses of an agricultural nature, including farm residences and farm tenant housing. It also
accommodates scattered non -farm residences on large tracts of land. It is not intended
for major residential subdivisions.
Planned Unit Development – Residential (PD -R) - The PD -R District is intended to
accommodate a variety of ho using types developed on large tracts in accordance with a
Unified Development Plan. The PD -R District also accommodates neighborhood business
and office uses which primarily serve nearby residents.
Public and Institutional (PI) - The PI, Public and Insti tutional District is intended to
accommodate mid -and large -sized public, semi -public and institutional uses which have a
substantial land use impact or traffic generation potential. It is not intended for smaller
public and institutional uses customarily found within residential areas.
Residential Single -Family (RS -40) - The RS -40, Residential Single -Family District is
primarily intended to accommodate single -family detached dwellings on large lots in
areas without access to public water and wastewater ser vices. The district is established
to promote single -family detached residences where environmental features, public
service capacities or soil characteristics necessitate very low density single -family
development. The overall gross density in RS -40 are a will typically be 1.0 unit per acre or
less.
Overlay Districts establish certain area regulations which are in addition to the underlying
general use, planned unit development or conditional use district(s).

18 Guilford County interactive GIS viewer webpage, http://gcgis.co.guilford.nc.us/guilford_new/
19 Guilford County Planning and Development Department webpage,
http://www.co.gu ilford.nc.us/planning_cms/zoning_gc.html
17

Watershed Critical Area (WCA) - The WCA Overl ay District is intended to set forth
regulations for the protection of public drinking water supplies and is applicable to all
lands adjacent to and which drain toward exiting or proposed water supply intakes or
reservoirs.
NPDES Phase I and II Regulations

In 1972, the National Pollutant Discharge Elimination System (NPDES) was established under the
authority of the Clean Water Act. Phase I of the NPDES stormwater program was established in
1990. It focused on site and operations planning to reduce pollu tant sources . Phase I covered
industrial activities in 10 categories , construction activities that disturbed five or more acres, a nd
municipalities with populations of 100,000 or more that owned or operated a municipal separate
storm sewer system (MS4). The Phase II program extends permit coverage to smaller (< 100,000
population) communities and public entities that own or operate a municipal separate storm
sewer system (MS4) by requiring them to apply for and obtain a NPDES permit for stormwater
discharge. Federal law requires communities and public entities that own or operate a MS4, and
that meet either of the following two condi tions, to obtain a NPDES Phase II stormwater permit:
1) The MS4 is located in an urbanized area as determined by the latest Decennial Census of
the Bureau of the Census. If the MS4 is not located entirely within an urbanized area, only
the portion that is within the urbanized area is regulated.
2) The community or public entity is designated by the NPDES permitting authority. In the
state of North Carolina, the NPDES permitting authority is the Environmental Management
Commission (EMC).20
The entirety o f the FLUSA is subject to Phase I and II regulations. The City of Greensboro is a
designated NPDES Phase I entity and therefore also Phase II. In addition, the small portions of
the FLUSA that are not within the City of Greensboro are within the designat ed Phase II MSI area.
Furthermore, as they are within this Phase II MSI area, The Town of Summerfield and the Town
ofAOakARidgeAandAtheirAExtraATerritorialAJurisdictionsA(ETJ’s)AareAdesignatedAasAexemptedAPhaseAIIA
municipalities.
Jordan Rules – Jordan L ake Nutrient Strategy

The land encompassed by the FLUSA defined for STIP U -2524C is subject to the Jordan Rules (15A
NCAC 02B.0262 -0311), which became effective August 11, 2009. According to a memorandum
prepared by PBS&J for STIP U -2525, an adjacent port ion of the Greensboro Urban Loop, these
comprehensive set of rules were developed by the North Carolina Division of Water Quality
(NCDWQ) to address excess nutrients in Jordan Lake, which serves as a source of water for some
of the jurisdictions in the Tri angle region. The Rules apply to portions of eight counties, generally
located to the northwest of and which drain into, Jordan Lake.
TheAmemoAfurtherAstatesAthat,A“theARulesAconstituteAtheAJordanALakeANutrientAManagementA
Strategy with the goal of reduci ng the average annual loads of nitrogen and phosphorus

20 NCDENR NPDES Stormwater Program webpage, http://portal.ncdenr.org/web/wq/ws/su/npdessw
18

delivered to the Jordan Reservoir. Specifically, the strategy establishes nutrient reduction goals
for each of the three arms of the Jordan Reservoir and specifies stormwater management
requirements f or new and existing development to achieve these goals. The stormwater
management requirements for new development include an approved stormwater management
plan,AaAplanAtoAensureAmaintenanceAofABestAManagementAPracticesA(BMP’s)AandAaAplanAtoAensureA
enforc ement and compliance with all requirements. The strategy also specifies riparian buffer
requirementsAwithinA50AfeetAofAallAsidesAofAsurfaceAwaters.”21
In terms of potential new development within the FLUSA established for STIP U -2524C, the City
ofAGreensboro’sAcurrentlyAadoptedAstormwaterAprogram,AaArequirementAasAaAdesignatedANationalA
Pollutant Discharge Elimination System (NPDES) Phase I community and detailedAinAtheACity’sA
Post -Construction Stormwater Ordinance (June 2009) will satisfy the stormwater management
requirement set forth in the Jordan Rules.
For portions of the FLUSA within unincorporated Guilford County or the Town of Summerfield (a
Phase IIAexemptAcommunity),AtheA‘PhaseAIIAtippedAcounty’AstatusAofAGuilfordACountyAwillAalsoA
satisfy the stormwater management requirement set forth in the Jordan Rules.
InAaddition,ATheATownAofASummerfield’sA Riparian Buffer Protection Ordinance for Lands wit hin the
Jordan Watershed 22 applies to all land in the planning jurisdiction of the Town that is located in
the Jordan Reservoir Watershed and establishes riparian buffers spelled out in the Jordan Lake
Nutrient Management Strategy in order to maintain their nutrient removal and stream
protection functions.
Notable Natural Features
Reedy Fork Water Supply Watershed
The entire FLUSA is within either the Protected or Critical Area of the Reedy Fork Water Supply
Watershed (WSWS), which is classified as a WS -III -NSW within the Cape Fear River basin. The
Critical Area is located in and extends outside of the northeast portion of the FLUSA, generally
east of US 220/Battleground Ave and surrounding Lake Brandt, but also encompassing the
northernmost portion of Lak e Higgins. The remainder of the FLUSA is within the Protected Area,
which also extends outside of the FLUSA in every direction except for the southeast, where the
FLUSA follows the WSWS boundary.
According to the North Carolina Division of Water Quality , WS -III waters are generally located in
low to moderately developed watersheds and are sources of water supply for drinking, culinary,
or food processing where a more protective WS -I or WS -II classification is not feasible.23

21 U -2525 Jordan Rules Memorandum, PBS&J, April 2010
22 Town of S ummerfield Riparian Buffer Protection Ordinance for Lands within the Jordan Watershed,
webpage, http://www.summerfieldgov.com/vertical/sites/%7BC25D1811 -CF89 -415D -A5B8 -
0412F39A34CB%7D/uploads/Jordan_Watershed_Buffer_Ordinance_final_for_second_submission_june_2
010.pdf
23 NCDENR NC Water Quality Classifications webpage,
http://portal.ncdenr.org/web/wq/ps/csu/classifications#classes
19

Significant Natural Heritage Areas
There are three Significant Natural Heritage Areas (SNHA) located within the FLUSA: the 120 -
acre Reedy Fork Bottomlands SNHA is located in the northwestern part of the FLUSA, to the west
of US 220 and upstream of Lake Brandt; the 35 -acre Lake Higgi ns Forest SNHA is located to the
east of and adjacent to Lake Higgins and; the 8 -acre Lake Brandt Slopes SNHA is located on the
eastern shore of Lake Brandt.
InAaddition,AthereAareAtwoASNH ’sAlocatedAimmediatelyAoutsideAandAtoAtheAnorth west of the
FLUSA, t he 150 -acre Moores Creek Slopes and Floodplain and the 66 -acre Cedar Ridge Farm
SNHA. One SNHA , the 5 -acre Laurel Bluff Ravine, is located immediately outside and to the
northeast of the FLUSA.
303(d) Listed Impaired Waters
303(d) listed impaired waters within the FLUSA include: Brush Creek, Horsepen Creek and Un -
named Tributary at Guilford College, which are all listed as category five and impaired for
ecological/biological integrity Benthos.
There are no High Quality Water s or Outstanding Resource Waters within one mile of the project
area. There are no streams within the project area that are designated as, trout streams, North
Carolina Natural or Scenic Rivers or as National Wild and Scenic Rivers.
Lands Managed for Cons ervation, Open Space, Clean Water Management Trust Properties
According to GIS data, there is a parcel within the FLUSA that is listed as a Clean Water
Management Trust Property. This parcel was donated individually and is located on eastern
shore of Lake Brandt, aiding in watershed protection.
There is one parce l located partially within the FLUSA, which according to GIS data, which is listed
as Lands Managed for Conservation and Open Space. This is the 213 -acre Guilford Courthouse
National Military Pa rk, which is owned by the federal government and managed by the National
Park Service.
Finally, the 41 -acre parcel that contains the Lake Brandt Open Space and Hiking Trail facility is a
Land and Water Conservation Trust Property located on the eastern si de of Lake Brandt.
Indirect Screening Matrix Methodology
An Indirect and Cumulative Land Use Effects Screening Matrix was developed for STIP U -2524C.
This matrix assesses factors that influence land development decisions and presents an
assessment in a quantitative matrix based upon existing conditions and trends. It rates the
impact of each category from higher potential for indirect effects to lower potential for indirect
effects. The measures used are supported by documentation. Each category is as sessed
individually and the results of the table are looked at comprehensively to determine the indirect
and cumulative effects potential of the proposed project. The Scope of Project, Change in
Accessibility, Public Policy, and Notable Environmental Feat ures categories are given extra weight
to determine if future growth in the area is related to project modifications.
20

ICE Screening Matrix

ICE Screening Matrix Summary
Based upon the information analyzed and the corresponding values assigned for each category
withinAtheAICEAscreeningAmatrix,AtheAoutputArecommendationAisA‘PossibleAIndirectAScenarioA
ssessment’.AA
Scope of Project
The proposed project is an approximately 4 .8 mile long, six -lane freeway segment of the
Greensboro Urban Loop. This new location project stretches from north of Bryan Boulevard to
US 220/Battleground Avenue. The project will also include the construction of a system -to -
system interchange at US 22 0/Battleground Ave and the completion of the existing Bryan
Boulevard interchange to accommodate all traffic movements. Although this project is a freeway
onAnewAlocation,AthisAcategoryAwasAratedAasA‘moderately - high’AdueAtoAtheAproject’sArelativelyA
short length as compared to the value assigned to the scope of project category within the ICE
matrix for STIP Project U -2525B/C, which is approximately 10.3 miles long.
Change in Travel Time
Potential travel time savings as a result of the project was estim ated by utilizing the Google Maps
tripAestimatingAapplication.AA sAthisAisAaAnewAlocationAproject,AtheAproject’sAterminiAwereAinputtedA
and the trip was estimated by Google Maps using the shortest available route on existing
roadways. It was estimated that the trip currently takes 9 -10 minutes, whereas traveling the
approximately 4.8 mile long new location facility at the posted speed limit of 65 mph would take
approximatelyA4.5Aminutes.AATherefore,AthisAcategoryAwasAratedAasA‘moderate’AorAbetweenA3 -6
minut es.

Rating
Scope of
Project
Change in
Travel Time
Forecasted
Population
Growth
Forecasted
Employment
Growth
Available
Land
Water/
Sewer
Availability
Market for
Development
Public
Policy
Notable
Environmental
Features
Result
More
Concern
Major New
Location
> 10 minute
travel time
savings
> 3% annual
population
growth
Substantial #
of New Jobs
Expected
5000+
Acres of
Land
All services
existing /
available
Development
activity
abundant
Less
stringent; no
growth
management
Targeted or
Threatened
Resource
X X X
X X X Possible Indirect Scenario
Assessment
X X X
Less
Concern Very
Limited
Scope
No travel time
savings
No
population
growth or
decline
No new Jobs
or Job Losses
Limited
Land
Avaialble
No service
available
now or in
future
Development
activity lacking
More
stringent;
growth
management
Features
incorporated in
local protection
Indirect Land Use Effects Screening Tool - STIP Project U-2524C - Greensboro Urban Loop
21

Forecasted Population Growth
According to population estimates and projections from the State Demographer provided by the
NorthACarolinaAOfficeAofAStateABudgetAandAManagement,AGuilfordACounty’sAtotalApopulationAwasA
estimated to be 489,671 in July 2010 and is expected to be 613,198 in July of 2032. This
represents a projected 1.03 % annualized growth rate during that time period. As a result, this
categoryAwasAratedAaA‘moderat e ’AorAbetweenA2 -3%.
Forecasted Employment Growth
According to employment projections provided by t he North Carolina Department of Commerce -
Division of Employment Security, the Greensboro/High Point/Guilford County Workforce
Development Board (WDB) will experience a 0.65% annualized employment growth rate
between 2008 -2018. Consequently, this categor y wasAratedAasA‘moderately -low’AorAbetweenA0 -
1%.
Available Land
The FLUSA as a whole contains 2,595 acres of undeveloped parcels which are considered to be
available for development. As a result, t his category was rated as ‘moderate ’ or between 2,500 -
3,750 acres .
Water and Sewer Availability
TheAmajorityAofAtheAFLUS AisAwithinAtheACityAofAGreensboro’sAurbanAservicesAboundary.AA sAaA
result, water and sewer service is available for the entire FLUSA expect for two areas to the east
of Pl easant Ridge Road and west of Lake Higgins within the Town of Summerfield. Residents of
both Summerfield and un -incorporated Guilford County rely upon septic systems and private
groundwaterAwells.AAThisAcategoryAwasAratedA‘moderately -high’.A
Market for De velopment
Development has been prevalent in and will continue to occur within the FLUSA. Based upon the
historical data and projections, future land use plans, available land and available water and
sewer service, it can be assumed that the market for dev elopment within the FLUSA will remain
strong. ThisAcategoryAwasAratedA‘moderately -high’.
Public Policy
There are stringent public policies in place including Phase II regulations, Jordan Lake Nutrient
Management Strategy Rules, an adopted Water Supply Watershed ordinance and planning
documents (Comprehensive Plan and the Long Range Transportation Plan) that include planned
provisionsAforAthisAproject.AA sAaAresult,AthisAcategoryAwasAratedAasA‘moderately -low’,AsignifyingAtheA
above average presence growth management policies.
Notable Environmental Features
Because of the above average presence of growth management policies, the notable natural
features that are present within and in close proximity to the FLUSA (Lake Brandt, Lake Higgins,
22

303(d) listed str eams, Significant Natural Heritage Areas, and lands managed for conservation
and open space) will be incorporated into local protection. Therefore, this category was rated as
‘moderately -low’.AA
Indirect Effects Summary
Based upon the output of the ICE Sc reening Matrix, this full control of access project has a
moderate li kelihood to increase the development potential of and intensity in the areas adjacent
to the STIP U -2524C corridor, although development is expected to continue to occur in the
FLUSA in the No -Build scenario.
Transportation impact causing activities include: an increase in exposure, minimal travel time
savings and a change of travel patterns. However, the proposed full control of access freeway
and system to system interchanges at the project termini will not increase access to parcels along
the project corridor currently without access or create land use nodes not already planned.
It is likely that any development will be clustered in planned mixed -use developments as shown
on the Generalized Future Land Use Map (FLUM) primarily north (mixed -use residential) and
south (mixed -use commercial, designated activity center) of the planned I -840/US 220
interchange. Other planned high intensity growth shown on the FLUM along the project corridor
includes: commercial (near PTI airport), industrial/corporate park and mixed -use commercial
(centered on the planned I -840/Fleming Road interchange ) and institutional land use (north and
south of Drawbridge Parkway). This is important to note, because planned compact mixed -use
development helps to steer development away from environmentally sensitive areas and serves
to reduce impervious surface. Th e remainder of the FLUSA is designated as low density
residential (3.5 dwelling units/acre) and Major Park/Open Space. The FLUM also shows a
Watershed Critical Area for approximately the northern portion of the FLUSA surrounding Lake
Brandt and Lake Higgin s, where planned low d ensity development will occur.
Any development, with or without the project that potentially impacts jurisdictional resources
will be subject to regulatory permitting requirements. Furthermore, any development within the
Reedy Fork WS -III Protected or Critical Water Supply Watershed will be subject to the
requirements of the adopted ordinance such as specific density requirements and riparian
buffers. Lastly, Phase II stormwater regulations in place and the Jordan Lake Nut rient
Man agement Strategy Rules, which stipulate post construction stormwater treatment,
maintenance of B est Management Practices and 50 -foot wide riparian buffers, will further
mitigate potential water quality effects.
Therefore, analysis indicates indirect effects in the form of change in land use, as a result of the
project, are likely to be minimal and this project will likely not result in a significant change in
impervious surface and subsequently will not notably affect water quality within the FLUSA.
Cumulative Effects Summary
The construction of STIP Project U -2524C , in conjunction with other planned transportation
projects in the general vicinity within the Triad region , will improve mobility and have the
potential to change travel patterns. Any resultant induced development and complementary
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land development, coupled with the completion of recent transportation and development
projects along with the construction of planned transportation projects and private development
projects , could cons titute a cumulative effect on the study area .
Other planned and/or constructed transportation projects include:
 STIP P roject R -2309 , the widening of a section of US 220 from SR 2182 Horsepen Creek
Road in Guilford County to the US 220/NC 68 Connector (R -2413) in Rockingham County
 STIP P roject R -2577 , the multi -lane widening of US 158 north of US 421/I -40 Business in
Forsyth County to US 220 in Guilford County with a potential new location byp ass of
Stokesdale
 STIP Project W -5114 , the widening of NC 68 to a three -lane section with a center turn
lane from south of SR 2111 (East Harrell Road to SR 4831 (Bartonshire Drive); and
 STIP Project I -5110 , the new location freeway to connect NC 68 (near the proposed US
220/NC 68 Connector - STIP 2413) to existing Bryan Boulevard at PTI Airport
 STIP P roject R -2413 , a multi -lane improvement as part of the NC 68/US 220 Intrastate
corridor (future I -73), extends from the current intersection of NC 68 a nd US 22 0 in
Rockingham County south to the existing four -lane se ction of NC 68 near PTI Airport ;
includes new location along Sections A and B from US 220 to the NC 68/SR 2133
intersection
 STIP Project R -2309, the widen ing of US 220 to multi -lanes from SR 2182 (Horsepen
Creek Road) in Greensboro to the proposed US 220/NC 68 Connector (TIP Project R -
2413) just north of the Haw River
With respect to past and present projects within the FLUSA, development has occurred in the
form of various types of land use includi ng the PTI airport expansion , and transportation projects
such as the completion of existing segments of the Greensboro Urban Loop and the widening of
I -40 . Presently, some residential and commercial development is under construction and a few
developme nt applications are under consideration . The past, present and future projects within
the FLUSA are consistent with local land use plans.
As discussed above in the Development Regulations section, several areas within the FLUSA are
designatedAonAtheACity’sA Generalized FLUM as Mixed -Use Residential, Mixed Use Commercial,
Mixed Use Corporate Park, or Industrial/Corporate Park and . Specificall y, the southern portion
of the FLUSA around the proposed US 220/I -840 interchange is designated as an Activity Center
and includes Mixed Use Commercial . P lanned mixed -use development helps to steer
development away from environmentally sensitive areas and serves to reduce impervious
surface .
Conclusion
The potential does exist for water resources within the FLUSA to be impacted given the level of
past, present, and planned projects. The FLUSA contains both 303(d) listed streams and Critical
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Watershed Area. However, comprehensive planning, watershed protection zones and rules,
stormwater ordinances, and local sediment and erosion control measures will minimize these
effects
Direct natural environmental impacts by NCDOT projects will be addressed by programmatic
agreements with resource agencies, and will be further evaluated by the NCDOT Natural
Environment Unit during project permitting. Natural environmental impacts that m ay result
from any induced development may be avoided or minimized through the implementation of
local, state and federal regulations. Because few indirect impacts are anticipated, the cumulative
effect of this project when considered in the context of ot her past present and future actions,
and the resulting impact on the notable human and natural features, should be minimal.
Therefore, potential indirect and cumulative effects to downstream water quality should be
minimal.

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APPENDIX

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