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HomeMy WebLinkAbout20070120 Ver 2_More Info Received_20070716WEST- CONSULTnNTS o«~ July 13, 2007 Mrs. Cyndi Karoly 401 Permitting Unit 1650 Mail Service Center Raleigh, NC 27699-1650 ~( Re: Carolina Peaks Subdivision f~f- I ~ ~ ,v~~ D Rutherford County DWQ Project # 07-0102 Request for Additional Information Dear Mrs. Karoly; Enclosed, please find five copies of the information requested in your letter of June 29, 2007. This submittal includes five copies of the site plan showing storm water inlets and outfalls. Five copies of the information on the most current Pre Construction Notification Form are also included. The unnamed tributary to Otter Creek is indicated on the site plan. There are no other waters of the state, streams or wetlands located on the property. The only impact to live water is the 40 linear feet of culvert placement requested. Please include this information with our previous submittals for this project. Thank you for your assistance with this project. Sincerely, D U`-' ~ ~ LI V WEST CONSULTANTS PLLC D ' J~.1L 1 n 2007 ,~~0 ~. ~~ DENR -WATER 4UALITY David W. Poore, P.E., CPESC ~LMitki~,VDSTO"~!~~/g1FRg~~ 405 South Sterling Street, Morganton NC 28655 828 433 5661 / rax 828 433 5662 / westconsc~bellsouth.net Cc Roger Edwards, Asheville Regional Office ~7~ 4/aa Ua Office Use Only: Form Version Merch OS USACE Action ID No. DWQ No. (If any particular item is not applicable to this project, please enter "Not Applicable" or "N/A".) I. Processing r~~;"; R f_ ~ ~ ! ~ ?-_ i Check all of the approval(s) requested for this project: ® Section 404 Permit ^ Riparian or Watershed Buffer Rules ^ Section 10 Permit ^ Isolated Wetland Permit from DWQ ® 401 Water Quality Certification ^ Express 401 Water Quality Certification 2. Nationwide, Regional or General Permit Number(s) Requested: NWP-39 3. If this notification is solely a courtesy copy because written approval for the 401 Certification is not required, check here: ^ 4. If payment into the North Carolina Ecosystem Enhancement Program (NCEEP) is proposed for mitigation of impacts, attach the acceptance letter from NCEEP, complete section VIII, and check here: ^ 5. If your project is located in any of North Carolina's twenty coastal counties (listed on page 4), and the project is within a North Carolina Division of Coastal Management Area of Environmental Concern (see the top of page 2 for further details), check here: ^ II. Applicant Information Owner/Applicant Information Name: Car Mailing Address: P.0 ~ 15~~LI V L~ JIJL. X ~ 2007 5 _- ---- Orland FL 32836 Telephone Number: 828-625-1123 Fax Number: E-mail Address: 2. Agent/Consultant Information (A signed and dated copy of the Agent Authorization letter must be attached if the Agent has signatory authority for the owner/applicant.) Name: David W. Poore P.E. CPESC Company Affiliation: West Consultants PLLC Mailing Address: 405 South Sterling Street Mor anton, NC 28655 Telephone Number: 828-433-5661 Fax Number: 828-433-5662 E-mail Address: dpoore ,west-consultants.com Page 5 of 12 III. Project Information Attach a vicinity map clearly showing the location of the property with respect to local landmarks such as towns, rivers, and roads. Also provide a detailed site plan showing property boundaries and development plans in relation to surrounding properties. Both the vicinity map and site plan must include a scale and north arrow. The specific footprints of all buildings, impervious surfaces, or other facilities must be included. If possible, the maps and plans should include the appropriate USGS Topographic Quad Map and NRCS Soil Survey with the property boundaries outlined. Plan drawings, or other maps may be included at the applicant's discretion, so long as the property is clearly defined. For administrative and distribution purposes, the USACE requires information to be submitted on sheets no larger than 11 by 17-inch format; however, DWQ may accept paperwork of any size. DWQ prefers full-size construction drawings rather than a sequential sheet version of the full-size plans. If full-size plans are reduced to a small scale such that the final version is illegible, the applicant will be informed that the project has been placed on hold until decipherable maps are provided. 1. Name of project: Carolina Peaks Subdivision 2. T.I.P. Project Number or State Project Number (NCDOT Only): N/A 3. Property Identification Number (Tax PIN): 1634686 4. Location County: Rutherford Nearest Town: Old Fort Subdivision name (include phase/lot number): Carolina Peaks Directions to site (include road numbers/names, landmarks, etc.): From I-40, take US 221 South 3 mi. to Mud Cut Road SR 1135. Go 2 mi. to Sugar Hill Rd., SR 1001, turn left. Go 3 5 mi. to Bills Creek Rd SR 1008. GO 0.6 mi. to Otter Creek Rd. Site is 0.5 mi. on ri hit- 5. Site coordinates (For linear projects, such as a road or utility line, attach a sheet that separately lists the coordinates for each crossing of a distinct waterbody.) Decimal Degrees (6 digits minimum): 35.52053 °N 82.10590 °W 6. Property size (acres): 124.82 Acres 7. Name of nearest receiving body of water: U/T to Otter Creek (9-23-13, C-Tr) 8. River Basin: Broad River Basin (Note -this must be one of North Carolina's seventeen designated major river basins. The River Basin map is available at http://h2o.enr.state.nc.us/admin/maps/.) 9. Describe the existing conditions on the site and general land use in the vicinity of the project at the time of this application: Existing conditions are wooded. General land use in the vicinity of the project is residential and agricultural uses. The parcel joins other tracts that are small family farms. Page 6 of 12 10. Describe the overall project in detail, including the type of equipment to be used: Proiect involves constructing 8 000 LF of streets to serve a proposed subdivision. One street will cross this U/T At this point it is proposed to place 40 LF of culvert. 11. Explain the purpose of the proposed work: PurRose is to allow access to property by crossing_creek The creek must be crossed in order to have access to the parcel. IV. Prior Project History If jurisdictional determinations and/or permits have been requested and/or obtained for this project (including all prior phases of the same subdivision) in the past, please explain. Include the USACE Action ID Number, DWQ Project Number, application date, and date permits and certifications were issued or withdrawn. Provide photocopies of previously issued permits, certifications or other useful information. Describe previously approved wetland, stream and buffer impacts, along with associated mitigation (where applicable). If this is a NCDOT project, list and describe permits issued for prior segments of the same T.I.P. project, along with construction schedules. NIA V. Future Project Plans Are any future permit requests anticipated for this project? If so, describe the anticipated work, and provide justification for the exclusion of this work from the current application. VI. Proposed Impacts to Waters of the United States/Waters of the State It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to wetlands, open water, and stream channels associated with the project. Each impact must be listed separately in the tables below (e.g., culvert installation should be listed separately from riprap dissipater pads}. Be sure to indicate if an impact is temporary. All proposed impacts, permanent and temporary, must be listed, and must be labeled and clearly identifiable on an accompanying site plan. All wetlands and waters, and all streams (intermittent and perennial) should be shown on a delineation map, whether or not impacts are proposed to these systems. Wetland and stream evaluation and delineation forms should be included as appropriate. Photographs may be included at the applicant's discretion. If this proposed impact is strictly for wetland or stream mitigation, list and describe the impact in Section VIII below. If additional space is needed for listing or description, please attach a separate sheet. 1. Provide a written description of the proposed impacts: Impacts will be from placing- 40 LF of culvert pipe in a stream in order to allow access to the subdivision. Page 7 of 12 2. Individually list wetland impacts. Types of impacts mechanized clearing, grading, fill, excavation, flooding, separately list impacts due to both structure and flooding. include, but are not limited to ditching/drainage, etc. For dams, N/A Wetland Impact Site Number (indicate on map) Type of Impact Type of Wetland (e.g., forested, marsh, herbaceous, bog, etc.) Located within 100-year Floodplain (yes/no) Distance to Nearest Stream (linear feet) Area of Impact (acres) Total Wetland Impact (acres) 3. List the total acreage (estimated) of all existing wetlands on the property: 4. Individually list all intermittent and perennial stream impacts. Be sure to identify temporary impacts. Stream impacts include, but are not limited to placement of fill or culverts, dam construction, flooding, relocation, stabilization activities (e.g., cement walls, rip-rap, crib walls, gabions, etc.), excavation, ditching/straightening, etc. If stream relocation is proposed, plans and profiles showing the linear footprint for both the original and relocated streams must be included. To calculate acreage, multiply length X width, then divide by 43,560. Stream Impact Number (indicate on map) Stream Name Type of Impact Perennial or Intermittent? Average Stream Width Before Im ct Impact Length (linear feet) Area of Impact (acres) Stream Impact #1 U/T to Otter Creek Culverft P 1' 40 0.00092 Total Stream Impact (by length and acreage) 0.00092 5. Individually list all open water impacts (including lakes, ponds, estuaries, sounds, Atlantic Ocean and any other water of the U.S.). Open water impacts include, but are not limited to fill, excavation, dredging, flooding, drainage, bulkheads, etc. N/A Open Water Impact Site Number (indicate on map) Name of Waterbody (~ applicable) Type of Impact Type of Waterbody (lake, pond, estuary, sound, bay, ocean, etc.) Area of Impact (acres) 0 Total Open Water Impact (acres) Page 8 of 12 6. List the cumulative impact to all Waters of the U. S. resulting from the project: Stream Impact (acres): 0.00092 Wetland Im act (acres : 0 Open Water Impact (acres): 0 Total Im act to Waters of the U. S. (acres) 0.00092 Total Stream Impact (linear feet): 40 7. Isolated Waters Do any isolated waters exist on the property? ^ Yes ®No Describe all impacts to isolated waters, and include the type of water (wetland or stream) and the size of the proposed impact (acres or linear feet). Please note that this section only applies to waters that have specifically been determined to be isolated by the USACE. 8. Pond Creation N/A If construction of a pond is proposed, associated wetland and stream impacts should be included above in the wetland and stream impact sections. Also, the proposed pond should be described here and illustrated on any maps included with this application. Pond to be created in (check all that apply): ^ uplands ^ stream ^ wetlands Describe the method of construction (e.g., dam/embankment, excavation, installation of draw-down valve or spillway, etc.): Proposed use or purpose of pond (e.g., livestock watering, irrigation, aesthetic, trout pond, local stormwater requirement, etc.): Current land use in the vicinity of the pond: Size of watershed draining to pond: Expected pond surface area: VII. Impact Justification (Avoidance and Minimization) Specifically describe measures taken to avoid the proposed impacts. It may be useful to provide information related to site constraints such as topography, building ordinances, accessibility, and financial viability of the project. The applicant may attach drawings of alternative, lower-impact site layouts, and explain why these design options were not feasible. Also discuss how impacts were minimized once the desired site plan was developed. If applicable, discuss construction techniques to be followed during construction to reduce impacts. See Attachment VIII. Mitigation DWQ - In accordance with 15A NCAC 2H .0500, mitigation may be required by the NC Division of Water Quality for projects involving greater than or equal to one acre of impacts to freshwater wetlands or greater than or equal to 150 linear feet of total impacts to perennial streams. Page 9 of 12 USACE - In accordance with the Final Notice of Issuance and Modification of Nationwide Permits, published in the Federal Register on January 15, 2002, mitigation will be required when necessary to ensure that adverse effects to the aquatic environment are minimal. Factors including size and type of proposed impact and function and relative value of the impacted aquatic resource will be considered in determining acceptability of appropriate and practicable mitigation as proposed. Examples of mitigation that may be appropriate and practicable include, but are not limited to: reducing the size of the project; establishing and maintaining wetland and/or upland vegetated buffers to protect open waters such as streams; and replacing losses of aquatic resource functions and values by creating, restoring, enhancing, or preserving similar functions and values, preferable in the same watershed. If mitigation is required for this project, a copy of the mitigation plan must be attached in order for USACE or DWQ to consider the application complete for processing. Any application lacking a required mitigation plan or NCEEP concurrence shall be placed on hold as incomplete. An applicant may also choose to review the current guidelines for stream restoration in DWQ's Draft Technical Guide for Stream Work in North Carolina, available at http://h2o. enr.state. nc.us/ncwetlands/strmgide. html. 1. Provide a brief description of the proposed mitigation plan. The description should provide as much information as possible, including, but not limited to: site location (attach directions and/or map, if offsite), affected stream and river basin, type and amount {acreage/linear feet) of mitigation proposed (restoration, enhancement, creation, or preservation), a plan view, preservation mechanism (e.g., deed restrictions, conservation easement, etc.), and a description of the current site conditions and proposed method of construction. Please attach a separate sheet if more space is needed. N/A 2. Mitigation may also be made by payment into the North Carolina Ecosystem Enhancement Program (NCEEP). Please note it is the applicant's responsibility to contact the NCEEP at (919) 715-0476 to determine availability, and written approval from the NCEEP indicating that they are will to accept payment for the mitigation must be attached to this form. For additional information regarding the application process for the NCEEP, check the NCEEP website at http://h2o.enr.state nc us/wrp/index htm. If use of the NCEEP is proposed, please check the appropriate box on page five and provide the following information: Amount of stream mitigation requested (linear feet): Amount of buffer mitigation requested (square feet): Amount of Riparian wetland mitigation requested (acres): Amount of Non-riparian wetland mitigation requested (acres): Amount of Coastal wetland mitigation requested (acres): Page 10 of 12 IX. Environmental Documentation (required by DWQ) 1. Does the project involve an expenditure of public (federal/state/local) funds or the use of public (federal/state) land? Yes ^ No 2. If yes, does the project require preparation of an environmental document pursuant to the requirements of the National or North Carolina Environmental Policy Act (NEPA/SEPA)? Note: If you are not sure whether a NEPA/SEPA document is required, call the SEPA coordinator at (919) 733-5083 to review current thresholds for environmental documentation. Yes ^ No ^ 3. If yes, has the document review been finalized by the State Clearinghouse? If so, please attach a copy of the NEPA or SEPA final approval letter. Yes ^ No ^ X. Proposed Impacts on Riparian and Watershed Buffers {required by DWQ) It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to required state and local buffers associated with the project. The applicant must also provide justification for these impacts in Section VII above. All proposed impacts must be listed herein, and must be clearly identifiable on the accompanying site plan. All buffers must be shown on a map, whether or not impacts are proposed to the buffers. Correspondence from the DWQ Regional Office may be included as appropriate. Photographs may also be included at the applicant's discretion. 1. Will the project impact protected riparian buffers identified within 15A NCAC 2B .0233 (Meuse), 15A NCAC 2B .0259 (Tar-Pamlico), 15A NCAC 02B .0243 (Catawba) 15A NCAC 2B .0250 (Randleman Rules and Water Supply Buffer Requirements), or other (please identify )? Yes ^ No 2. If "yes", identify the square feet and acreage of impact to each zone of the riparian buffers. If buffer mitigation is required calculate the required amount of mitigation by applying the buffer multipliers. Zone* I ~c ImpactQ+` I Multiplier I R.egrriHed 1 3 (2 for Catawba) 2 1.5 Total * Zone 1 extends out 30 feet perpendicular from the top of the near bank of channel; Zone 2 extends an additiona120 feet from the edge of Zone 1. 3. If buffer mitigation is required, please discuss what type of mitigation is proposed (i.e., Donation of Property, Riparian Buffer Restoration /Enhancement, or Payment into the Riparian Buffer Restoration Fund). Please attach all appropriate information as identified within 15A NCAC 2B .0242 or .0244, or .0260. N/A Page 11 of 12 XI. Stormwater (required by DWQ) Describe impervious acreage (existing and proposed) versus total acreage on the site. Discuss Stormwater controls proposed in order to protect surface waters and wetlands downstream from the property. If percent impervious surface exceeds 20%, please provide calculations demonstrating total proposed impervious level. See Attachment. XII. Sewage Disposal (required by DWQ) Clearly detail the ultimate treatment methods and disposition (non-discharge or discharge) of wastewater generated from the proposed project, or available capacity of the subject facility. Wastewater will be treated through ground absorption septic systems to be approved by the Rutherford Count Heaith De artment. XIII. Violations (required by DWQ) Is this site in violation of DWQ Wetland Rules (15A NCAC 2H .0500) or any Buffer Rules? Yes ^ No Is this an after-the-fact permit application? Yes ^ No XIV. Cumulative Impacts (required by DWQ) Will this project (based on past and reasonably anticipated future impacts) result in additional development, which could impact nearby downstream water quality? Yes ^ No If yes, please submit a qualitative or quantitative cumulative impact analysis in accordance with the most recent North Carolina Division of Water Quality policy posted on our website at http://h2o.enr.state nc us/ncwetland5. If no, please provide a short narrative description: Any additional development on this property will only be for the construction of individual residences. No land disturbing activity will be done within a 100 foot setback from the stream XV. Other Circumstances (Optional): It is the applicant's responsibility to submit the application sufficiently in advance of desired construction dates to allow processing time for these permits. However, an applicant may choose to list constraints associated with construction or sequencing that may impose limits on work schedules (e.g., draw-down schedules for lakes, dates associated with Endangered and Threatened Species, accessibility problems, or other issues outside of the applicant's control). 7- /O ~~ Applicant/Ag2nt's`~ignature Date (Agent's signature is valid only if an authorization letter from the applicant is provided.) Page 12 of 12 ATTACHMENT TO PCN FORM 1. Lack of practical alternatives: As indicated on the overall site plan showing the proposed subdivision with respect to the surrounding properties, the small stream that is proposed to be crossed runs completely across the front of the property. In order to access the property, the stream would have to be crossed at some point. The only alternatives to crossing the stream with a piped crossing would be to either use some other structure such as a bridge or a bottomless arch culvert pipe or to not cross the stream. Not crossing the stream would render a large portion of this property inaccessible and therefore unusable. The use of a structure such as a bridge or a bottomless culvert pipe was not considered due to the cost involved. A bottomless arch culvert for this location could cost approximately sixteen thousand dollars. A traffic rated bridge could cost approximately forty thousand dollars. The proposed culvert will cost approximately three thousand dollars. We feel that the difference in costs should indicate that there is a lack of practical alternatives in this situation. III. 10. Overall project description: The overall project involves creating a 62-lot subdivision on the 124 acre tract. In order to access these lots, the project proposes to construct approximately 8,000 linear feet of streets. As indicated on the overall site plan, the proposed lots for this subdivision range in size from 1 acre to 3.89 acres. The subdivision is not designed to maximize the property to achieve the maximum number of lots possible. It is designed using larger lots in order to retain as much of the property in an unaltered condition as is possible. No building sites are proposed under this plan. The location of the homes will be decided by the property owners and the owners of the subdivision at a later date. Streams and ponds are shown on the site plan. This plan does not propose to disturb any wetlands on the site so a delineation of wetlands was not performed. The land uses of the surrounding properties are woodlands, pasturelands and residential home sites. VII. Avoidance and minimization: The owners have stressed their desire to not destroy the natural surrounding of this property. They have also indicated that the stream will have a setback of 100 feet to any built upon area in the subdivision in an effort to preserve the integrity of the stream and to provide a vegetated buffer for storm water to drain through. The owners also feel that only impacting 40 feet of the stream that has a total length of over 2,400 feet on this parcel reflects an effort to reduce the impacts of this project on the stream. Also, the entrance to the subdivision has been limited to a single entrance in an effort to limit the number of stream crossings to only one. XI. Stormwater: The long term management of storm water for the street construction for the project will be to reduce the concentration of storm water by using frequent cross drainage pipes. Each pipe will discharge into an energy dissipater that will be in place for the life of the project. The storm water for each individual lot will be dissipated and filtered by the vegetated areas on each lot. This subdivision's lot sizes are large and are intended to provide each lot with a substantial portion of the lot that will be left in the natural state or grassed. These areas will help to dissipate and filter storm water runoff from the built upon areas of the project. Proposed Project Imperviousness: Total Number of lots = 62 Assume each lot will have a 2,000 SF home built on it. 621ots x 2,000 SF/lot = 124,000 SF of roof surface Assume 1,000 SF of paved driveway per lot. 621ots x 1,000 SF/lot = 62,000 SF of driveway paving Assume subdivision streets are paved 18' wide 8,000 LF x 18' wide = 144,000 SF of pavement If all assumptions hold true, and no lots are combined, and all lots are built on, total project impervious area = 330,000 SF = 7.576 Acres Parcel size is 124.82 Acres. Percent impervious based on the above assumptions = 6.069 %. The owners of this project feel that the overall design of their project with the large lots and the minimal impacts on the stream in the area indicate that they are trying to create a subdivision that will have minimal impacts on the environment and preserve and protect the natural beauty of the area adjacent to the subdivision. Thank you for your consideration of this application. ,~, _ /~ /~~ _ / J/ ]' r. _ -- - - _ _ -- - - ~''P' Runoff Calculations SUPPORTFNG CALCULATIONS Method: Peak Discharge Method SCS Technical Release No. 55, Urban Hydrology for Small Watersheds Note: Other acceptable methods such as Rational Method may also be used to support the calculations. A. Calculate peak runoff rate for the site during development .Design Point: Storm Drain Pipe under Street Site Information: (1) Site Location: Rutherford County (2) Hydrologic Soil group for Rutherford County: B (3) Average Watershed Slope: 19% (4) Approximate hydraulic length (LF): 3,260 (a) Hydraulic Length Modified 0 (b) Percentage of Impervious Area 5% (5) Ratio of Drainage Area to Ponding Area 0.00 (6) Area contributing to runoff (AC): 87.61 (7) Off-site Runoff into project area (AC): 0 B. Calculate Weighted Curve Number (CN) (Table 8.03b} *" Note: All references to tables and figures are taken from the N C Sediment & Erosion Control Manual *'` Land Use/Cover Percent CN Product Newly Graded Area 5.0% x 93 = 4.65 Woods/Forest (Thick) 95.0% x 70 = 66.50 Paved Area 0.0% x 98 = 0.00 0;0% x 0 = 0 0.0% x 0 = 0 0.0% x 0 = 0 Weighted CN Value = 71 C. Rainfall Amount for 10-year, 24-hour storm, (Figure 8.03j) 25 -Year, 24 -Hour Storm Event = 7.00 Inches D. Calculate Runoff Depth (Table 8.03d) Runoff Depth for 25 -Year, 24 Hour Event = 3.62 Inches E. Calculate Peak Discharge Rate (1) Adjustments for a) watershed shape, b) impervious area and channel improvements, c) Ponding, and d) watershed slope shall be calculated in the following. (a) Watershed Shape (i) _ Equivalent Drainage Area (Fig. 8.03n) = 90 Acres (ii) Discharge for Equivalent Drainage Area (Fig. 8.030 - 8.03q) Value from relevent table = 70 CFS/Inch (iii) Q, = 70 x 3.62 = 253 CFS (iv) Qz = 253.4 x 0.973444 = (b) Impervious Area and Channel Improvements (i) Impervious Factor (Fig. 8.03r) _ (ii) Hydraulic Length Modification Factor = (If no channel modifications are made, use "1". Otherwise, reference table 8.03r.) (III) Q3 - 247 X 1 .00 - (d) Surface Ponding, (Table 8.03e) (i) Adjustment Factor for Surface Ponding (ii) QP zs.za = 247 x 0.95 (c) Watershed Slope (Table 8.03d): (i) 25 -Year, 24 -Hour Storm Event (ii) Qzs,za = 234 x 1.05 247 CFS 1.00 1.00 247 CFS - 0.95 = 234 CFS = 1.05 = 246 CFS Table 8o03b Hydrologic Soil Group Land Use/Coves A B C D Cultivated Land C. L. w/o conservation 72 81 88 91 C. L. w/ conservation 62 71 78 81 Pasture Land Pasture-Land (poor) 68 79 86 89 Pasture Land (fair) 49 69 79 84 Pasture Land (good) 39 61 74 80 Meadow Meadow (Good) 30 58 71 78 Woods/Forest Woods/Forest (Thin) 45 66 77 83 Woods/Forest (Thick) 25 55 70 77 Open Spaces - -Lawns Open Spaces -Lawns 39 61 74 80 Open Spaces -Lawns 49 69 79 84 Commercial Areas Commercial Areas - 8 89 92 94 95 Industrial Areas Industrial Areas - 74% 81 88 91 93 Residential Areas Residential Areas (1/8 77 85 90 92 Residential Areas (1/4 61 75 83 87 Residential Areas (1/3 57 72 81 86 Residential Areas (1/2 54 70 80 85 Residential Areas (1 A 51 68 79 84 Residential Areas (2 A 47 66 77 81 Paved Parking/Drives/Roofs Paved Parking/Drives 98 98 98 98 Streets/Roads Streets w/ curb & story 98 98 98 98 Streets w/ gravel 76 85 89 91 Streets w/ dirt 72 82 87 89 Newly Graded Area Newly Graded Area 81 89 93 95 Residential In Progress Residential In Progres 88 93 95 97 Residential In Progres 85 91 94 96 Residential In Progres 82 90 93 95 Residential In Progres 81 89 92 94 - F ` ` _ >~ ~ 4 -- Y ^t \ _~~ .. ..~ _ S ,~ ° ~ t 92, . ~ ~ 44 t - ~ -. t -. ~ ` i _ ~~ ll ~--.~ ~ ~ '~ `~ ~ ~~ ~ ~~F~ J I t~itt_l `tip.. ~~ _~"~ `~`~ ~~ ~,I s ti\ r_~°- _. ~`~"~`s ~l ~ j -' _ -~ .I ~~ ~-'! ~, fit. ~~.,` ^~ .-...~' ~ ~ -~ ~ S 1 ~- ' ,, L•.-'^t.-.ti e ~', ` '!-- ~ . \ ~ ~. f ~~ /may ~ L ~ ~ ~ ~. \ ' T ~} °j ~ ; ', f ~r ~ ~. ,d d f ~ f ) _ ~ ~ ~ _ , i .d -- -- ~ i ~ _.' ~ ~ Area 87.61 ac _ ~ ~ _ ~ r, , _ j ~' ~ -- (Perimeter 1.56 m~ f ~ '~ ~ ~~~ ~ ` r :. ,. `, .f ~It ~ f e l 1 4 .''_1 - ~ Y If i ~ ~ 1 'y I _ _ ~ p. a^'~,rl `~ F <._- _ 1 ~p~ ~ I t4l~'~'~~` r ~I :T~- )!!11 ..r t ~~ t i • I i~ '- ~ - - ° ^ `~ j _. y. 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