20060835 Ver 2_More Info Received_20070621

Chattoo~a jZidge
June 18, 2007
NC Division of Water Quality
Attn: Roger C. Edwards, Regional Supervisor
Surface Water Protection Section
2090 U.W. Highway 70
Swannanoa, NC 28778
Subject: DWQ Project # 06-0835 Version 2 Jackson County
Slab Town Road Project, Cashiers, NC
Dear Mr. Edwards:
Attached is the information requested both in your letter dated January 22, 2007 and at the
meeting with Kevin Barnett, Lori Beckwith and Dave McHenry held. at the DWQ office on April
10, 2007. The Environmental Assessment was prepared by Pamela Boaze of Fish and Wildlife
Associates, Inc. and the stormwater plans have been prepared by Victor Lofquist of Lofquist and
Associates, Inc.
The plans for the proposed development will be submitted to the Cashiers Planning Board and
we will apply for a stormwater permit pending their approval. We will proceed with the
necessary steps to place the northern portion of the property in a conservation easement and
secure a Third Party Administrator to hold the easement.
Sincerely, D (~ /;,~ (~ ~ ~~ D
~,/ tSV' L5 D
/ -~' ~ JUN 2 1 2007
Roland Pugh DEP1R -WATER Q4lALITY
Bryson Land LLC ~iIANDS MAD STOF2!~INygTER BRANCH
Cc: Cyndi Karoly, DWQ, Wetlands/401 Permitting Unit
Lori Beckwith, COE Asheville Regulatory Field Office
Dave McHenry, NC WRC
Kevin Barnett, DWQ, Asheville
200 Chattooga Ridge Trail Cashiers, NC 28717
Office: 828-743-2023 Fax: [phone] www.chattoogaridge.com

Lofquist & Associates, Inc.
PLANNING ENGINEER/NG DESIGN
I1 Citrus Drive Sylva, NC 28779 (828) 586 - 1424
June 15, 2007
Mrs. Pamela Boaze, Senior Biologist
Fish and Wildlife Associates, Inc.
25 Water Tower Lane
Post Office Box 241
Whittier, North Carolina 28789
Re: Preliminary Stormwater Management Plan for
Cashiers Commercial Village
Slab Town Road Site
Jim Bryson & Roland Pugh -Owners
Jackson County, North Carolina
Dear Mrs. Boaze:
We are writing to provide an updated conceptual development plan and additional
stormwater information related to the 401 permit submittal for the above listed
project. Utilizing the revised wetlands locations provided by your office, we have
revised the conceptual development plan and the stormwater management plan to
further minimize impacts. Please find enclosed a copy of the revised Conceptual
Stormwater Management Plan, dated 6/15/07 for your review.
The revised Conceptual Stormwater Management Plan concept proposes the use
of both bioretention and an underground stormwater detention system. These
would be separate, structural stormwater management devices as indicated on the
conceptual plan. The underground stormwater detention system would be sized
based on a 25 year design storm with the intent of releasing the 25 year peak
stormwater flow at a rate no greater than pre-development conditions.
Run-off from impervious areas such as pavements and roofs would initially be
conveyed to the bioretention cells. The bioretention cells would provide several,
beneficial functions. First, impounding the initial "flush" or first 1 inch of rain to a
depth of up to 9 inches in the bioretention areas would provide detention of this
stormwater assisting with lowering the peak flow rate to predevelopment
conditions. This impounded water would then infiltrate through the bioretention
soils and sand filter before being intercepted by the underdrain system. The
infiltration process would allow initial cooling of the stormwater prior to conveying it
to the underground detention system. Because the water intercepted by the
bioretention areas would be the first flush, it would be the warmest water
discharge and would be intercepted prior to discharge to the stream. As a rainfall
event continues, the stormwater discharge temperature would approach the

Page 2
Mrs. Pamela Boaze, Senior Biologist
June 15, 2007
temperature of the rain as the impervious surfaces continue cooling. Additionally,
the bioretention cells would aid in the removal of oils, sediments and other
potential contaminants associated with parking/roof/impervious areas through
filtration and uptake by the plantings in the cell. In summary, the bioretention cells
will provide: 1) stormwater detention to reduce peak flows, 2) cooling of the
warmest, "first flush" stormwater discharge, and 3) the potential to remove certain
pollutants. A summary of cursory bioretention size requirements is attached.
The stormwater detention system would be designed based on a 25 year storm
event to limit the peak flow discharged to the stream to the calculated, pre-
development level. The underground detention systems would be constructed of
oversized piping or might employ the use of a manufactured product such as
"Stormtech" by ADS. The underground detention system would also provide
several beneficial functions. During a storm event, the detention system would
store the initial stormwater discharge intercepted from impervious areas and
release at apre-development peak discharge rate based on a 25 year design
storm. As with the bioretention cells, the run-off intercepted by the detention
system would be the initial and warmest run-off. The use of underground detention
was intentionally proposed in lieu of an above-ground detention system for the
benefit of underground cooling of the stormwater prior to discharge to the stream.
To the extent practical, it is desirable to provide as much stormwater detention
volume within the bioretention areas as possible to maximize the efficiency of the
cooling process. Additionally, the underground detention system could provide
some degree of suspended solids or sediment removal.
There are numerous variables affecting the temperature of the stormwater
discharge such as pavement temperature, ambient temperature, rain temperature,
storm intensity and storm duration. The dual use of bioretention and subsurface
detention, will minimize the effect of the development on stream temperatures to
the maximum extent possible and will reduce peak storm discharge flows using
available technologies.
Should you wish to discuss this project in greater detail or if we can be of further
assistance at this time, please do not hesitate to call.
Sincere) as+~~+~~'++a
Lofqui t & ssoc~ates In . ~t ~~ o•~••°••~.• ~iti'•
' •~~ tSS/o ~. o y
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actor Lofqu~ P.E. ~ ~~55
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Cursory A~roximation of Bioretenion Area Size Reduirements
Area 1:
C x Area = 0.95 x 24,840 sf = 23,588 sf
Minimum Area with Sand Bed 0.05 x 23,588 = 1,180 sf
Preliminary Area Provided= 2,250 sf
Area 2:
C x Area = 0.95 x 18,731 sf = 17,795 sf
Minimum Area with Sand Bed 0.05 x 17,795 = 890 sf
Preliminary Area Provided= 1,780 sf
Area 3:
C x Area = 0.95 x 33,977 sf = 32,278 sf
Minimum Area with Sand Bed 0.05 x 32,278 = 1,614 sf
Preliminary Area Provided= 2,140 sf
Area 4:
C x Area = 0.95 x 176,854 sf = 168,011 sf
Minimum Area with Sand Bed 0.05 x 168,011 = 8,400 sf
Preliminary Area Provided= 9,730 sf
Area 5:
C x Area = 0.95 x 14,810 sf = 14,070 sf
Minimum Area with Sand Bed 0.05 x 14,070 = 704 sf
Preliminary Area Provided= 1,000 sf
Area 6:
C x Area = 0.95 x 35,284 sf = 33,520 sf
Minimum Area with Sand Bed 0.05 x 33,520 = 1,676 sf
Preliminary Area Provided= 2,760 sf

ENVIRONMENTAL ASSESSMENT
BRYSON LAND LLC -SLAB TOWN ROAD
CASHIERS, JACKSON COUNTY, NORTH CAROLINA
Site Description
Located in Jackson County, the project site is a roughly rectangular piece of land that has
road frontage along US 64 west of Cashiers as well as frontage along Slab Town Road.
The site is 10.46 acres in size and has been previously used for commercial business.
There are two residential outparcels on Slab Town Road toward the northern end of the
tract. Most of the land to west of the parcel is wooded interspersed with some residential
development. To the east, there is one residence, a cell tower, and undeveloped forested
land. To the south, there is a church on the other side of US 64.
Purpose of Froject
The owners propose to develop the tract at Slab Town Road commercially to include one
anchor store (grocery) and nine smaller retail stores of various sizes. In support of the
commercial development, the project includes a private water line from a well at the
northern boundary of the tract to the facilities on the southern portion of the tract. Also,
Bryson Land LLC has entered into an agreement with TWSA to lay sewer line across
their tract and adjacent land to tie into the line on US 64 about'/4 mile east of their
property. The sewer line will be gravity feed and will eliminate the pump station at the
residential development on the west side of Slab Town Road.
Alternatives Analysis
This tract of land has a history of unsuccessful commercial development. The current
owners designed the layout to provide an anchor store that would draw people to the
center and a number of variable sized facilities to attract both professional and retail
businesses. The natural resources on the site were assessed and several designs were
considered. .
Avoidance
The Slab Town Road Development Site is a linear tract with approximately 400 feet of
road frontage on US 64, the major highway, and 1440 feet of interrupted road frontage on
Slab Town Road, a secondary road. The anchor store for the proposed development will
be a grocery store. Since the anchor store is the attracting force that draws customers to
the development, it is preferable to have exposure to the major route for vehicular traffic.
The size, utilities, and parking for the anchor store dictate the layout to a large degree. It

is preferable, but not absolutely essential, to have the long axis of the building situated
with the contour rather than the slope of the land, as the building must be level. Access
roads to the front and rear of the store are needed for customers, deliveries and trash
removal. Utilities and stormwater management must also be accommodated. Given
these constraints, various layouts were considered.
The preferred location was one that faced US 64 with sufficient space for a delivery road
behind the store including turning space for large delivery trucks. Ten additional
facilities were planned, but this was reduced to nine after various minimization and
mitigative measures were considered.
To completely avoid all aquatic resources on the site would eliminate 4-5 of the proposed
retail stores, 1/3 of the retail space on the tract, and %2 of the parking. Due to the
configuration of the tract, the anchor store had to be set back to the wider portion of the
tract, resulting in impacts to wetlands and streams.
Alternative locations for the anchor store that were considered include the following.
Placement of the store such that it faces Slab Town Road with entrance off Slab Town
Road was considered an impractical alternative as it would not have visibility from the
major highway. The southern end of the tract where there are no streams or wetlands is
not sufficiently wide to allow for a road behind the building and parking in front of the
building. Placing the building at the wider portion of the tract results in impacts to the
wetlands from the parking or from the building footprint.
No other type of anchor store was considered for the development. However, most
anchor stores pose the same problem of size, exposure, parking, etc.
Minimization
In order to quantify the actual impact to natural resources on the site, wetland and stream
delineation was performed in April 2007. Nineteen wetlands and three streams were
delineated. The total length of the streams on the tract is 992 linear feet. The total
wetland acreage was 0.4478.
The 2007 plan calls for 10 buildings. Impacts from this proposed layout would include
piping 2641inear feet of stream and filling 0.0728 acres of wetlands. One building has
been eliminated from the northern portion of the tract. The elimination of this building
reduced the wetland takings and one stream crossing.
Design elements also helped to minimization impacts. The anchor store and the other
large building will share parking to minimize the amount of area converted to impervious
surfaces. This will be accomplished by having a restaurant, dinner theater or business
that operates in the evening. Hence, the use of parking will alternate between daytime
customers and evening customers.
2

Stormwater management will be handled by bio-retention cells interspersed at different
levels throughout the parking areas. This will minimize impacts to the streams and
wetlands in the northern part of the tract by eliminating the need to place a stormwater
retention pond or extended wetland in the area of existing wetland/streams. There are
several benefits to the bio-retention cells in prominent locations throughout the parking
areas. First, the bio-retention cells will be very visible. To promote an aesthetically
pleasing facility, maintenance of these areas including trash removal and proper
functioning will be a higher priority to the shop and development owners. Second, the
placement of vegetated cells will help to keep the parking area cooler during the summer
months. Third, it will provide some transpiration and water retention that was lost by
removal of the original vegetation.

Existing Conditions
Vegetative Communities
The southern portion of the tract had been cleared and filled previously for development
of previous commercial enterprises. There is a gravel road access from US 64 onto the
tract. The northern half of the tract was previously logged and is now growing back. The
habitat in this portion of the project is swamp forest-bog complex. Dominant trees
species were Acer rubrum, Liriodendron tulipifera, Pinus strobus, and Salix nigra. The
shrub layer was primarily made up of Rhododendron maximum, Leucothoe fontanesiana,
Rubus sp., Sambucus sp., Alnus sp., The herbaceous layer was primarily made up of
Juncus sp., Carex sp., sharp stuff, Ranuculus sp., Viola sp. Other species noted, but not
common on the project, included Cornus amomum, Trillium sp., Iris verna, and
Hexastylis sp.
Soils
Information obtained from the USDA Natural Resources Conservation Service indicate
that soils in the area of the waste site are Udorthents (south and west), Sylva-Whiteside
complex (north), and Edneyville-Chestnut complex (east). A soil map is included in
Appendix B.
The Udorthents are areas of disturbed soils as a result of filling, borrow or road building
activities. They have no established horizons or soil features typical of soil that has
developed in place.
The Sylva-Whiteside soils are found in the northern portion of the tract. The Sylva soils
are very deep and poorly drained while the Whiteside soils are moderately well drained.
This is consistent with the drainage/higher ground type of land pattern found in this area.
This soil complex often has inclusions of Nikwasi and Dellwood soils which were likely
present in the wetlands areas along the intermittent and perennial streams. Nikwasi fine
sandy loam is very deep, poorly to very poorly-drained, and has moderately rapid
permeability.
The ridges and slopes to the east and west of the Brysons Land tract had F,dneyville-
Chestnut complex soils. Both are deep and well drained soils found on moderately steep
slopes and south to west facing ridgetops.
Wildlife Resources
The area is contiguous with larger forested undeveloped tracts on both sides. The
existing wildlife habitat is an open, shrubby/sapling area with small wetlands and
streams. The habitat may be utilized by birds, amphibians, and reptile. A moderate
amount of the stream substrate provides habitat for benthic invertebrates, as well as small
pools for fish. The habitat is less likely to support any small mammals due to the
4

moisture level in the soils throughout the property. Large mammals are also unlikely to
be utilizing the area due to its small size and location between two highways.
No signs or evidence was observed of any mammals in the project area. Birds observed
during the field studies included Dendroica pensylvanica, Melospiza melodia, Icter•ia
virens, Corvus brachyrhynchos, and Pipilo erytlrrophthalmus. One Thamnophis sirtalis
sirtalis and many tadpoles were observed in wetland 7, which was 1 of the 3 inundated
wetlands present. Fish and benthic invertebrates were observed in portions of the
streams.
Aquatic Resources
The project is located in the Savannah River Basin, HLTC Code 30601. The streams on
the project area flow into Cashiers Lake which is on the headwaters of the Chattooga
River. This is in the Tugaloo Watershed, cataloging unit 03060102. The headwaters of
Chattooga River are classified as Outstanding Resource Waters.
There are several seeps, springs and three streams on the northern portion of the tract.
The largest stream, S-1, is perennial, 4' wide and 6-12" deep with banks about 2' high.
This stream has a sand, silt and gravel substrate. It is heavily vegetated along the banks
with tulip poplar, red maple, black cherry, and rhododendron. It supports brook trout and
has an ORW Tr classification. This stream arises on the mountain to the west and flows
under Slab Town Road and across the northern portion of the project. S-1 has a total of
2201ineaz feet in the project area. NC Wildlife Resources Commission personnel have
shocked these streams and found brook trout.
There aze two smaller streams, S-2 and S-3, that arise from springs on the site. These
streams converge and flow together for 72 feet before entering S-1. The spring giving
rise to S-2 is neaz the well house being used by the second outpazcel/residence on Slab
Town Road. There were five wet weather conveyances that flow into this stream. S-2 is
2-3" wide, 1-8" deep, and has banks varying from 1-4" high. The substrate is sand and
gravel. Both fish and benthos were found during the field survey. S-2 is 2031ineaz feet
in length.
The spring that arises about 50 feet south of the first outpazcel/residence gives rise to
Stream 3. S-3 is 1-2' wide, 0.5" deep in the riffles and has banks varying from 1-4' high.
S-3 is 5391ineaz feet in length. Fish were present in the lower 60 feet of this stream, but
unable to utilize the shallower waters in the upper reach.
Wetlands
The wetlands and streams on the site were surveyed in 2004. At that time, all springs,
streams and wetlands were lumped together and designated as wetland resources. In
2007, the streams and wetland resources were surveyed separately and the wetlands
delineated in order to determine actual locations and impacts.

Nineteen separate wetland areas were delineated with a total area of 0.4478 acre (See
attached stormwater plan). The scattered pattern of small seeps and wetlands is
consistent with the Swamp Forest-Bog Complex. The size of wetlands ranged from
0.0001 to 0.18 acres. Ten of the wetlands are less than one hundredth of an acre, while
all but one of the wetlands are less than a tenth of an acre. Wetlands 5, 7, 16, and 17 are
small riparian wetlands. Coordinates for each wetland is included in Table 1.
Threatened and Endan eg red Species
A list of federally threatened and endangered species in Jackson County was obtained
from the North Carolina Natural Heritage Program. The list for Jackson County included
4 endangered, 1 candidate, 2 threatened, and 41 species of concern. None of the 48
species were observed during the field surveys which included trips to the project area in
the fall, spring and summer.
Habitat for the 48 species was considered to determine if their presence or utilization of
the habitat would be likely. Species requiring habitat not found in the project area were
eliminated from further consideration. The list was reduced to 1 endangered, 2 threatened
and 15 species of concern which are discussed below.
FRENCH BROAD RIVER CRAYFISH
Cambarus reburrus
Status: Federal species of concern
The French Broad River crayfish is anon-migratory, pigmented, freshwater decapod.
'The eyes are normal, the rostrum long and lacking marginal spines or tubercles. The
cervical spine is distinct and the hepatic region is devoid of spines. The areola are short
and broad. The chela are subquadranglular, studded with setiferous punctuations and a
single row of more than 8 tubercles along the mesial margin of the palm. In males, the
first pleopod has 2 subequal in length terminal elements.
Males are reproductively active from November to July. Females have been observed
with eggs in early May. There is no data available on brooding.
Habitat for this species is a high to moderate gradient stream with moderate flow in
headwaters. Home range probably does not exceed 150 feet. Most crayfish are benthic
feeders, but no data is available.
TAWNY CRESCENT
Phyciodes batesii maconensis
Status: Federal species of concern
The Tawny Crescent is one of the brush-footed butterflies. It is a tawny-orange above
with a wide black border. The caterpillar is brown with yellowish stripes, white markings
on the head and branching spines. The chrysalis is a light mottled brown.

It is typically found on rocky ridges and woodland openings at higher elevations. The
main host plant for the Tawny Crescent is Aster undulatus.
LIVERWORT
Plagiochila sullivantii var sullivantii
Status: Federal species of concern
This liverwort is a deep green, becoming brownish with age. The shoots are leafy and
rarely branching. Leaf margins usually have with 5-10 spinose, narrow-based, sharp
teeth. It reproduces asexually by caducous leaves.
Although Plagiochila sullivantii var. sullivantii is endemic to the Appalachians, it is
known from a fairly broad range, occurring in Georgia, the Carolinas, Tennessee,
Kentucky, Virginia, and West Virginia.
CUTHBERT'S TURTLEHEAD
Chelone cuthbertii
Status: Federal species of concern
Cuthbert's turtlehead is an herbaceous perennial with opposite, sessile leaves and
violet-purple flowers strongly four-ranked in terminal spikes. The flowers
resemble the head of a turtle, thus the common name turtleheads.
This species is found in and adjacent to wetlands and seeps, especially at higher
elevations. It is fairly common in the Highlands and Cashiers areas. Chelone cuthbertii is
significantly rare throughout its range, making it especially vulnerable to land-use
conversion and habitat fragmentation.
TALL LARKSPUR
Delphinium exaltatum
Status: Federal species of concern
Delphinium exaltatum is known from over 100 occurrences in the central and eastern
United States, but is rare in parts of its range. Threats to this species are primarily related
to the loss of its habitat due to agricultural practices, development practices, and
succession of vegetation due to changes in natural ecological processes.
This herbaceous perennial grows up to 6'. The stems are slender and glabrous below the
inflorescence. The leaves are wedge-shaped, pale beneath and deeply 3-5 cleft. The
flowers are purple, pale blue, or lavender with a spur. The bottom petal is not divided.
Delphinium exaltatum reproduces sexually, has perfect flowers and is predominantly
outcrossing and monoecious. It flowers between July and September. Flowers are
pollinated by insects; and seeds are dispersed by wind. It requires sunlight, but may be
somewhat shade tolerant.
Habitat requirements for this species include rich woods (and edges of woods), rocky
"/

slopes, semi-open woodlands, glades and prairie openings. The species is tolerant of a
limited amount of disturbance and is also periodically found along disturbed road cuts,
roadside ditches, old fields, powerline corridors and wooded fence rows. The substrate of
occupied habitat is typically dry and rocky, consisting of limestone or other calcareous
rock. The species occurs on a variety of slope exposures (south-, southwest-, west-,
north-and northwest-facing). Exposures may be steep, receiving full sun or partial shade.
SWAMP PINK
Helonias bullata
Status: Federally threatened
Swamp pink is a perennial herb with basal, evergreen leaves, up to 12 inches long.
Flowering stems are usually 12-30 inches tall, and bear a dense terminal cluster of
fragrant pink flowers. Typically very few plants in each population produce flowers.
Swamp pink blooms from early April into mid-May. It is a very distinctive species and it
alone makes up the genus Helonias.
Swamp pink can occur in mountain bogs, forested wetlands bordering small streams, wet
meadows, and spring seepage azeas. A constant water supply is the most important factor
in determining habitat suitability for swamp pink.
SMALL WHORLED POGONIA
Isotria medeoloides
Status: Federally threatened
The small whorled pogonia is an herbaceous perennial with slender hairy fibrous roots.
The mature plant is a single stem with a whorl of 5-6 leaves. The color of the stem and
leaves is pale grayish green. When in bloom, a single flower forms in the center of the
whorl. The flower is greenish-yellow with agreenish-white lip. The sepals are linear to
spatulate and spread outwazd below the flower. The mature capsule is supported by a
short stalk from the center of the whorl. The stalk elongates as the capsule matures but
does not exceed the length of the capsule body. The seeds are very fine, and distribution
is usually accomplished by storm water carrying them along gentle slopes or old
roadbeds.
Habitat for this species is quite variable. They can occur in deciduous forests, pine
stands, and/or rhododendron thickets. The common feature is the spazsity of herbaceous
ground cover and relatively open understory. Hence, old logging roads are likely places
to find this species. Like most orchids, mycorrhizal fungi are necessary for germination
and establishment of the seedlings. Usually the small whorled pogonia is found in
association with other orchids.

SWEET PINESAP
Monotropsis odorata
Status: Federal species of concern
The most distinctive feature is the strong, sweet odor emitted during the blooming
season. This species is frequently overlooked as it blends in with surrounding leaf litter
or even may be found underneath the leaves.
Sweet pinesap typically inhabits pine-dominated forests and pine-oak heaths and is a
monotypic, endemic species centered in the Appalachian Mountains. There is limited
potential habitat for this species off the project along the sewer alignment.
LITTLE TENNESSEE RIVER ROSYSIDE DACE
Clinostomus funduloides ssp. 1
Status: Federal species of concern
Rosyside dace is a moderate sized dace with a later strip extending from the tip of the
nose to the tail. Breeding colors are a broad red strip along the side. The males also have
tubercles on the top of the head and smaller tubercles on the cheeks and operculum.
The Little Tennessee River rosyside dace is a subspecies of the rosyside dace. It has
smaller scales and a shorter jaw with a less pointed snout. The lateral line scales are
usually 50-58 in this subspecies while the populations in other drainages have 43-47
lateral line scales. In general, the Little Tennessee rosyside dace is more colorfull than
the main population.
This species is typically found in small to medium streams with clear to turbid water and
moderate current. It has also been found in rocky flowing pools of headwaters, creeks,
and small rivers; most common in small clear streams. This dace spawns on gravelly
riffles with several other shiners, frequently using the nests of other fish. This leads to
hybridization. The rosyside dace feeds on small invertebrates taken in the drift.
SOUTHERN APPALACHIAN RED CROSSBILL
Loxia curvirostra pop. 1
Status: Federal species of concern
The red crossbill is a sparrow-sized bird with mandibles crossed at the tips. The male is a
dusky brick red while the female is gray tinged with dull green. Nests are a shallow
saucer shape with bark, grass and roots lined with moss and plant down. Nests are built
near the ends of conifer branches. Three to five eggs are laid and incubated by the
female. The male feeds the young until they leave the nest approximately 17 days after
hatching.
Habitat for this species is conifer forests and mixed conifer/hardwood. No foraging
territory is maintained. During migration and non-breeding periods, this species wanders
erratically foraging for food. At these times, they utilize more open scrubby areas,
9

brushy pastures, and open thickets. There is potential breeding habitat along the sewer
alignment off the project property.
SOUTHERN ROCK VOLE
Microtus chrotorhinus carolinensis
Status: Federal species of concern
The southern rock vole is amedium-sized, short-tailed, brown mouse with small eyes and
ears, and ayellow-orange snout.
This species occurs as scattered populations in patches of suitable habitat in the
Appalachian Mountains. Suitable habitat is cool, damp, coniferous and mixed forests at
higher elevations in the Appalachians. The preference appears to be ferns/mossy debris
near flowing water in coniferous forests, but this species has also been found occupying
deciduous forest/spruce cleazcuts (mainly recent cuts), forest ecotones, grassy balds near
forest, and sterile-looking rocky road fills. The southern rock vole occupies shallow
burrows and runways. Nests are placed under logs or in similar protected sites. They are
made of moss with a lining of grass and have multiple entrance tunnels.
EASTERN WOODRAT-SOUTHERN APPALACHIAN POPULATION
Neotoma floridana haematoreia
Status: Federal species of concern
The eastern wood rat has gray-brown fur, with dazker fur down the center of the back.
The belly, paws, and underside of jaw are white. The tail is long and furry, which can
help differentiate it from other species. The have large, unfurred ears and a blunt snout.
They build stick nests and often use litter in their nests, giving them their nickname
"packrat".
This species utilizes azeas with woody debris. They are often found in dry or mesic
deciduous or mixed deciduous forests including coves, bottomlands, and swamps. It
sometimes builds nests azound streams. It may also utilize azeas of early successional
growth and clear cuts. The nests houses are often built under rock outcroppings, hollow
trees, large slash piles, or abandoned buildings. Woodrats use a communal latrine area
and large piles of fecal material may be found. If an area has been treated with herbicides
in the last five years, it will not be found in the area.
APPALACHIAN YELLOW-BELLIED SAPSUCKER
Sphyrapicus varius appalachiensis
Status: Federal species of concern
The yellow-bellied sapsucker averages about 8 inches in length and is characterized by a
red crown and throat in the males. The females have only the red crown. The back is a
barred pattern. There are black and white stripes on the face. The white patch on the
wings when folded and the white rump conspicuous in flight are also distinctive features.
t0

It breeds locally in Appalachian Mountains south to eastern Tennessee and western North
Carolina.
Preferred habitat for this species is the deciduous or mixed deciduous-coniferous forest;
in migration and winter, it is also in a variety of forest and open woodland habitats, parks,
orchards. It prefers high elevation (over 3000 ft} declining forests, but is also found in
chestnut oak forests.
This keystone species is a primary excavator of nesting cavities that are used by other
secondary cavity nesters. The nest hole is bored by both sexes and usually located 3-14
m above ground. The yellow-bellied sapsucker generally excavates a new hole each year.
APPALACHIAN BEWICK'S WREN
Thryomanes bewickii altus
Status: Federal species of concern
Bewicks's wren is about the same size as the more common Carolina wren. Adults are
gray to brown on the back and wings and have a whitish eyebrow. The tail is finely
barred with black, but has white outer tips. The underparts are light gray. This species
often holds its tail upright and flicks it sideways or fans it slightly.
Bewick's Wren is typically associated with woodland borders or openings, farmlands, or
brushy fields at high elevations. It is considered very rare or extirpated over much of its
former range. Little is known about the present distribution or abundance of this
insectivorous songbird. It prefers similar, but drier, locations that would be inhabited by
the Carolina wren.
Eggs are laid in a stick nest lined with leaves, grass and feathers. The nest may be found
in any type of available cavity from abandoned woodpecker holes to tin cans. It migrates
between its breeding grounds in southern Canada to winter areas as far south as the Gulf
of Mexico.
This wren is one of the three state listed endangered species and may be extirpated from
the region. It began to decline as a breeding species in the early 1900's as agricultural
practices changed and one author suggests that its decline is related to the increase in
Song Sparrows as a breeder during the same period (Simpson, 1978).
FRASER'S LOOSESTRIFE
Lysimachia fraseri
Status: Federal species of concern
This loosestrife has erect stems, glabrous and stout, approximately 3-4 feet tall. Leaves
are usually in whorls of 3 to 5 with lance-elliptic leaves. The infloresence is a leafy
panicle. Flowering occurs in June and seeds are mature in September to October.

Occurrence records of Fraser's Loosestrife are predominantly along roadsides. The plant
also occurs in wooded habitat including montane oak-hickory forest, both with sparse and
closed canopy cover, and stream side rock outcrops.
SOUTHERN OCONEE BELLS
Shortia galacifolia var galacifolia
Status: Federal species of concern
The general overall appearance of the leaves is similar to galax, but rounded rather than
cordate. The white to pinkish flowers are 1" across with five irregularly toothed petals.
It blooms during March and April.
Southern Oconee bells is restricted to the drainage area of the Keowee River in
northwestern South Carolina and adjacent regions in Georgia and North Carolina. It has a
very limited distribution but can be locally common. It is threatened by horticultural
collecting and damming of rivers. Preferred habitat is wooded ravines and streambanks
in the foothills and lower slopes of the mountains.
GREEN SALAMANDER
Aneides aeneus
Status: Federal species of concern
The green salamander is a small terrestrial salamander with flattened body, long legs, and
square-tipped toes. The adults have green lichen-like patches down the dorsal surface on
a background of dark brown or gray. The belly is pale yellowish white. This species
deposits clusters of 10 to 26 eggs on the upper walls of crevices. Adult females do not
lay eggs every year. The young resemble the adults. Hibernation is in deep
anastomosing crevices, November through March.
Habitat for this species is moist crevices on shaded rock outcrops in hardwood forests.
The adult salamander may occasionally be found on trees. Other habitat occasionally
utilized includes under loose bark and in cracks on standing or fallen trees in cove
hardwood forests. It is often found in association with the spider, Hypochilus thorelli.
INDIANA MYOTIS
Myotis sodalis
Status: Federally endangered
Indiana bat is a small bat, with very fine and fluffy hair, dull grayish chestnut above,
pinkish white underparts; membranes and ears blackish-brown, with a total length of
(75-102 mm). They are insectivores, with flying insects the typical prey items; they
forage along river and stream courses. They show a preference for water courses with a
partially open canopy.
The bats have migrating tendencies along anorth-south axis to and from summer roosts.
The bats hibernate in caves while maternity sites are in trees. Medium sized limestone
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caves with large, shallow passageways and pools are preferred. Roosts usually are in the
coldest part of the cave. Preferred sites have a mean midwinter air temperature of 4-8 C,
but bats tolerate much broader temperature ranges. In summer, habitat consists of
wooded or semi-wooded areas, mainly along streams. Solitary females or small
maternity colonies bear their offspring in hollow trees or under loose bark of living or
dead trees standing in sunny openings. Though maternity sites have been reported as
occurring mainly in riparian and floodplain forests, recent studies indicate that upland
habitats are used by maternity colonies much more extensively than previously reported.
Sewer Alignment
The sewer alignment will consist of a 20 foot right of way which will include the sewer
line, manholes, and an access road. On the Bryson Land LLC property, the line will
cross three of the 19 wetlands, Stream 1 and Stream 2. The sewer line impacts on the
project include 0.072 acres of wetland and 401inear feet of stream. The sewer line will
continue offthe property and will cross two more wetlands and Stream 1, impacting
approximately 0.028 acres of wetlands and approximately 20 feet of stream. Stream 1 at
this downstream crossing is 4-7 feet wide, has 2-4 foot banks and depths ranging from 5"
in the riffles to 3 feet in the pools. The substrate is mostly sand with small amounts of
gravel.
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Anticipated Effects of Proposed Commercial Development
Soils
No effect.
Vegetation
Some additional loss of herbaceous vegetation and shrubs will occur. No threatened or
endangered species will be affected. The northern portion of the tract will be protected.
As the tree layer grows back, the area will become more shaded and species composition
will change as a consequence of natural succession.
Wildlife
As no habitat for wildlife exists on the southern portion of the tract, there will be no
change. The northern portion of the tract that is protected will develop better habitat for
wildlife species as the forest returns. The middle of the tract will be affected by the
development. There will be loss of habitat for those species utilizing open sunny areas
and loss of some aquatic habitat suitable for benthic macroinvertebrates, particularly
odonates. Habitat for birds will shift from brushy sunny areas to mature forest over time,
accompanied by the changes in associated bird assemblages.
Aquatic Resources
There will be a loss of 264 linear feet of intermittent stream channel, one spring, and 0.18
acres of wetland. The aquatic resources affected currently provide habitat for benthic
macroinvertebrates, but are not suitable for fish. No evidence of amphibians utilize these
areas for reproduction were found during the several field investigations conducted in
2006 and 2007. There will be no effect to federally threatened or endangered species.
There will be no effect to brook trout that utilize this stream at its lower reach.
Water Ouality
The proposed development will add to the pollutants that could potentially degrade water
quality. Car fluids and other pollutants from vehicular use of the area will become more
prevalent. The bio-retention areas that will receive the first flush of stormwater will filter
most of this material prior to its entry into the streams. Discharge of the stormwater
through level spreaders will help to insure that overland filtration will occur as well. No
adverse effects are anticipated to water quality.
Streams
There will be a loss of 264 linear feet of stream. This resource provides habitat for
benthic macroinvertebrates aswell as inputs of nutrients and minerals for the aquatic
food chain. Mitigation measures to offset this loss are discussed below.
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Wetlands
There will be a loss of 0.0728 acres of wetlands. These wetlands provide habitat for
common hydrophytic vegetation such as bulrushes and willow. No evidence that these
areas are being utilized by amphibians was found. They presently provide some filtration
of oil and other pollutants from Slabtown Road.
The water supply for the project is a well located at the northern end of the property
adjacent to Wetland 1. This well was drilled on December 3, 2004 by Hedden Brothers.
The well is 500 feet deep and has steel casing from the surface down to solid rock at a
depth of 103 feet. No surface water will be affected by the well and withdrawal of water
for the commercial facilities. Therefore, the well and water withdrawal will not impact
the hydrology of the wetland or its continued existence.
Fish and Benthos
The proposed project will create 5.98 acres of impervious surfaces. This will have the
effect of increased run-off of stormwater and the potential for thermal heating. The
stormwater will be captured in bioretention cells and then in underground retention. The
underground retention serves to cool the water prior to release to the streams. All
discharge of stormwater shall be through level spreaders. These designs have been
implemented to minimize thermal and velocity impacts of stormwater into these
headwater streams. No point discharges will be made. This will allow the water to move
both overground and percolate down. This should protect stream bank stability and also
hydrate existing wetlands.
In addition to the stormwater measures, the remaining streams and wetlands will be
preserved. The vegetative cover is returning, but trees are only about 10-20 feet tall
presently. If additional coverage is needed, trees will be planted in the winter of 2007-
2008. These measures will provide protection from thermal pollution to the aquatic
community. The benthic organisms will continue to have the same water supply, both as
point sources from the springs and as overland percolation from the level spreaders
dispersing stormwater.
The trout are presently utilizing Stream 1 and about 150 feet of Streams 2 and 3. These
areas will be within the area to be preserved. The sewer line crossing will cause a
temporary disturbance to these streams, but no lasting impacts are anticipated. Stream 1
provides better habitat for brook trout than Streams 2 and 3. No adverse effect on the
brook trout is expected from the commercial development as long as the northern portion
of the tract is protected and the forest is allowed to return.
Threatened and Endan erg ed Species
No threatened or endangered species were found in the project area. There is potential
habitat for a number of species, but no sign was found that this area is being used. The
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portions of the project that could support the various species considered above are the
areas proposed for preservation. Therefore, it was concluded that the project will have no
effect on threatened and endangered species. Preservation of the remaining wetlands and
streams will provide habitat for some of the rare plant species known to occur in the
Highlands/Cashiers area and could serve as an area for plant relocation projects after the
trees have reached sufficient height.
Anticipated Effects of the Sewer Line Extension
No long term impacts are anticipated to the streams or wetlands along the sewer route.
The trees and shrubs present along the right-of--way will be removed to allow a grassed
access. This will eliminate some forested habitat while providing additional edge habitat.
There will be 20 feet of grassed area along the three stream crossings. This will not
represent a change from the present condition on the project, but will be a change for the
stream bank on the adjacent tract. Stream crossings are perpendicular to the stream and
should not cause any appreciable warming of the water.
Miti a~ tion
Anticipated impacts to the site include filling of 264 linear feet of stream, ane spring, and
0.0728 acres of wetlands. Mitigation for these takings will be a combination of
preservation and In Lieu Fee. The remaining 698 linear feet of streams will be preserved.
We are asking that the credit for this preservation be granted in the ratio of 5:1 because
these are streams in Outstanding Resource Waters and also support brook trout. Bryson
Land LLC will pay into the In Lieu Fee program for 124 linear feet of stream. The
remaining 0.375 acres of wetlands on the tract will be preserved. In addition, Bryson
Land LLC will make arrangements to pay into the In Lieu Fee program of NC EEP for
0.25 acres of wetlands.
To mitigate the impacts to the trout waters, the underground retention cells will be used
to ameliorate thermal effects. Vegetation along the streams will be allowed to regenerate.
If any areas do not regenerate successfully, trees will be planted by hand. Any
disturbance caused during the installation of the level spreaders will be revegetated with
both herbaceous and woody species. Summer and fall temperature monitoring in Streams
1, 2, and 3 will be conducted to determine the effectiveness of the underground retention
cells and maturation of the forest.
Temporary impacts associated with the extension of the sewer line and removal of the
sub-station will include three creek crossings and disturbance of 0.028 acres wetland
habitat. All areas disturbed will be restored to the original condition after placement of
the sewer line. There will be a 20' right-of--way for sewer line maintenance. Placement
of the sewer line will be down the middle of this alignment and the manholes flush with
the ground. Access for vehicles to make repairs will be along this ROW which will be
maintained by the Tuckaseigee Water and Sewer Authority. It is anticipated that the
ROW will be grassed and mowed annually to keep woody growth down. No herbicide
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application will be conducted due to the high ground water and numerous wetlands. This
will prevent any adverse impacts to the brook trout and other fish species present.
Indirect and Cumulative Impacts
As with many of the mountain communities, the past decade has seen a great increase in
the development of residential housing, particularly second homes. The population of
Jackson County has increased by 23.4% between 1990 and 2000 with another 17.2%
increase projected for the current decade. Over 90% of this growth is due to people
relocating to the mountains. Cashiers Community reports that they have a resident
population of 1700 in the winter months which increases to 10,000 in the summer.
This growth has been accompanied by an increase in commercial development to support
the population. The proposed project is a direct response to the growth of the
community. Development has led to loss of forested habitat, streams and wetland
resources, and permeable surfaces.
The extension of the sewer line is not expected to increase the development in the area.
Tuckaseigee Water and Sewer has already sold 80+% of its capacity for the sewer plant
in Cashiers. This plant discharges to the Chattooga and the discharge cannot be
increased. The sewer line is presently at capacity and no new connections will be taken.
Jackson County is presently under a 6 month moratorium on sub-division development.
New regulations are being formulated to minimize impacts to the environment and
provide guidance for developers. Since the sub-division development contributes
significantly to cumulative impacts, the Board of Commissioners is taking steps to reduce
loss of aquatic and terrestrial resources. The Bryson Land LLC development does not
fall under this moratorium.
Economic Analysis
The usual return on investments is 8-10% annually in order to be considered acceptable
and economically feasible for a project. At the Slab Town Road site, avoidance of all
impacts to wetlands and streams would reduce the available retail space by 13,000 square
feet and probably loss of parking lots would add another 24,000 square feet of retails
space that could not be supported. At $25 per square foot/year, this loss of revenue
would make the project not feasible. To avoid all streams and wetlands would mean a
loss of 9000-24000 square feet of retail space, which in turn is a loss of revenue between
$225,000 to $600,000 per year.
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