19930786 Ver 2_More Info Received_20070821

LMG
LAND MANAGEMENT GROUP Irrc.
Environmental Consultants
August 16, 2007
TO: Ms. Kim Garvey
U.S. Army Corps of Engineers
P.O. Box 1890
Wilmington, NC 28402
RE: The Reserve at St. James Plantation; Brunswick County, NC
Action ID# 200200768; DWQ # 93-0786 Ver 2; DCM# 20070025
The Reserve Development Co. LLC
Response to Agencies' Comments
Dear Kim:
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Thank you for your letter dated May 23, 2007 in which you provide comments received during the
Public Notice review period for the Reserve at St. James Plantation Individual Permit application. Comments
were received from the U. S. Fish and Wildlife Service and NC Wildlife Resources Commission. Comments
from the NC Division of Coastal Management and the NC Division of Water Quality were received separately.
Below is a response to each of these agencies' comments.
NC Wildlife Resources Commission
1. In addition to those species indicated in the applications, the Natural Heritage Program (NHP)
database also records the 1999 presence of the endangered red-cockaded woodpecker (Picoides
borealis) less than one-half mile east of the property, along NC 211. Additionally, the Venus flytrap
(Dionaea muscipula) has been recorded to occur on-site. We recommend that surveys for state and
federally listed species be conducted and, if found, appropriate action be taken to ensure their
protection.
On several days in June and July of 2007, staff of LMG evaluated the site for the red-cockaded
woodpecker (RCW) and rough-leaf loosestrife. The entire project area was reviewed for RCW habitat and
the proposed wetland impact areas were evaluated for rough-leaf loosestrife. No rare species were
observed. Please see the enclosed Biological Evaluation for more information.
2. Given the history of wetland impacts at St. James Plantation and the cumulative impacts that are
represented by this phase of development and the previous individual lot owner impacts, we
recommend that all wetland and stream crossings be bridged, rather than filled.
The applicant has revised the site plan to further minimize wetland impacts. Two crossings will be avoided
completely (Impacts 4 & 12), four crossings will be bridged (Impacts 22-24, & 27), and the applicant has
narrowed the road right-of--way in three areas (Impacts 2, 5/6, & 20) to further minimize wetland impacts.
www.lmgroup.net • [e-mail] • Phone: [phone] Fax: [phone]
3805 Wrightsville Ave., Suite 15, Wilmington, NC 28403 • P.O. Box 2522, Wilmington, NC 28402

This has reduced proposed wetland impacts from 1.99 acres to 1.5 acres. Enclosed are the revised figures.
Please note that the applicant is now proposing to construct five bridges throughout the site. The large
bridge that will span the stream will be approximately 1351inear feet and will cost the applicant $350,000.
The other four bridges are an average of 100 linear feet and will each cost approximately $250,000 to
construct. Therefore, the applicant is spending approximately $1,350,000 on bridges in order to minimize
wetland impacts. In comparison, it would cost approximately $65,000 per crossing, or $325,000 total, to
cross these wetlands using a culvert.
3. We recommend that utility crossings of wetlands be made using directional bore methods rather than
trenching, unless they are suspended above the wetlands. These should begin and end outside any
required buffers or the 100 year j7oodplain, whichever is greater.
The proposed utility crossings will be either directionally bored or will be located within the roadright-of-
way.
4. We recommend that 100 ft and SD ft native forested buffers are maintained adjacent to all permanent
and intermittent streams respectively.
The only stream that runs through the property has adjacent wetlands that span between 120' and 550'.
The applicant will bridge this crossing and the adjacent wetlands will be preserved and maintained as
vegetative buffers.
S. The NCWRC does not support the filling of wetlands for development and any required permit
authorization will receive a recommendation for denial unless the project has significant public
benefits and all wetlands or aquatic habitat impacts are fully mitigated. To fully mitigate for wetland
impacts, we recommend that all remaining and created wetlands ort-site be preserved through
conservation easement using language consistent with U. S. Army Corps of Engineers guidelines for
the preservation of wetlands..... As The Nature Conservancy already manages land/conservation
easements in Boiling Spring Lakes and the Green Swamp, we recommend consideration of their
potential for holding this easement.
The applicant agrees to preserve all remaining wetlands on the property. Most of the wetlands will be
placed in a conservation easement, which will be held by the North American Land Trust. Some lots have
wetlands on them, which are mostly located outside of any allowable building footprint. These lots will
have restrictions placed on them utilizing restrictive covenants. Please see attached documents for
additional details.
US Fish and Wildlife Service
1. Additional information is needed on the presence of the rough-leaved loosestrife and especially the
red-cockaded woodpecker which may have nesting, roosting, and/or foraging habitat within the areas
to be developed. These section 7 issues should be addi~essed in a biological assessment.
2

Please see the response to the Wildlife Resources Commission's comment #1.
2. The Service does not support the proposed plan for wetland creation. We believe it is very likely that
there are areas within the site which have hydric soil but now lack wetland hydrology by virtue ofpast
ditching. Such areas on the margin of the development should be restor°ed as compensation.
As a result of comments received from agencies, the applicant agrees to revise the proposed wetland
mitigation. Several old logging roads located within The Reserve will be removed in order to restore 1.18
acres of wetlands. To mitigate for the balance of impacts, the applicant will buy into the EEP for the
restoration of 0.5 acre of non-riparian wetlands. Additionally, all remaining wetlands on the site will be
preserved. Please see the enclosed mitigation plan for additional details.
NC Division of Water Quality
1. Please indicate proposed lot layout as overlays on the site plan at a scale of no smaller than 1 " _
SO'. Also, show wetlands and streams on the same plan so we can determine if additional impacts are
likely.
Since this contains over 2000 single family lots and multi-family units, printing them at a scale of 1" = 50'
would generate between 100 and 150 sheets. To avoid this, we have placed the site plan on a CD so that
the viewer can zoom into individual lots.
2. In accordance with ISA NCAC 02H.0506©(1)(~, a lack of practical alternatives may be shown by
demonstrating that, considering the potential for a reduction in size, configuration or density of the
proposed activity acrd all alternative designs the basic project purpose cannot be practically
accomplished irr a manner which would avoid or result in less adverse impact to surface waters or
wetlands. DWQ has determined that you have not demonstrated that there is no practical alternative
to filling 1.99 acres of 404/wetland for the purpose of constructing the proposed residential
subdivision, multi family and commercial development. Furthermore, it appears that an economically
feasible project could be built at the proposed location with less wetland impacts. Please clearly
demonstrate how you have avoided and minimized impacts to wetlands and streams, and why
crossings cannot be bridged. Your submitted analysis does not adequately address this. Please provide
cost analysis on a per crossing basis.
Please see the response to the Wildlife Resources Commission's comment #2.
3. The DWO can require stormwater management plans for developments that have, or are anticipated
to have, 30% or greater of impervious surface area within an HQW watershed. Furthermore, it is the
DWQ 's policy that areas of concentrated development within a project must treat stormwater runoff.
Your project appears to contain areas of concentrated development and therefore you will need to
provide comprehensive stormwater management plans, including all worksheets and calculations, that
utilize extended detention stormwater wetlands, bioretention areas, or wet detentionponds followed by
level spreaders and forested ftlter strips.

The applicant has already applied for and received Stormwater Management Permits forthe majority ofthe
tract (enclosed).
4. You have proposed wetland creation as a component of your mitigation plan. Please submit your
complete and comprehensive wetland creation plan to the DWQ for approval. Additionally, please
submit plans at a scale of no smaller than 1 " = SO' clearly identifying the wetlands to be preserved
and the legal document describing this conservation easement. The DWO must approve your
mitigation plan prior to issuance of your 401 Water Quality Certification.
Please see the response to the U.S. Fish and Wildlife Service's comment #2.
NC Division of Coastal Mana eg ment
1. As recommended in the NCWRC letter, we encourage that a survey be completed for any state and
federally listed species.
Please see the response to the Wildlife Resources Commission's comment #l.
I hope this response adequately addresses all agency concerns. Please contact me if you have any additional
questions. Thank you for your assistance with this project.
Sincerely,
Kim Williams
Encl
C: Ms. Joanne Steenhuis, NC DWQ
Mr. Ian McMillan, NC DWQ
Mr. Stephen Rynas, DCM
Mr. Howard Hall, USFWS
Dr. Steven Everhart, NC WRC
Mr. Mark Brambell, The Reserve Development Co.
4

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PRODUCTS ~~L~-~ ~„~ ~~
POMONA SUPPLY CaMP~1NY .~".~k ~ DATE INVOICE NO,
P:O. Box 2x400; ~reerisbaro, N:C: 2420 ~ ~,~' ~" 12- 2 3 • ° 04 CC P- 2 3
.Tel; 336/292-806Q FAX: 336!292-251 . `
12-204 P2-402 235-rrc
QUANTITY DESCRIPTION PRICE AMOUNT
Bridge Crossing #3:
49.5 ft #33D 15' l0" span ~ 3' S" rise aluminum st.rt~ci - I 1
u.r_al plate box cu.lve.rt w/full aluminum inver' 810 b0 4U,0~+5 100
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L7.ra1 plate box culvert ~~~/:Full aluminum inver 437 100 15, 732 100
2 AJ_umin?lm toewalls 239 100 ~47~3 IUO
Assembly ~ 5,600100

Bridge Crossing #4: I
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7_ Aluminum toewalls 379 l00 758 100
Assembly f o,700OIT_

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DRAWN BY: GMG REV. BY: N/A = 1
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SCALE: 3/8
© COPYRIGHT DATE: SN9/99 REV. DATE: NiA DWG#: 1010822A

Stormwater Permits Obtained for the Reserve at St. James Plantation
Permit Number Date Obtained
SW8 070212 7/9/07
SW8 070618 6/22/07
SW8 070606 6/8/07
S W 8 060654 1 /5/07
SW8 060552 6/28/06
SW8 061011 12/18/06
SW8 060821 10/19/06
SW8 050133 7/22/05
SW8 040336Mod 1/4/05