20140710 Ver 1_401 Application_20140714

20140710
o�oFWArFq¢G AM � Office Use Only:
�? Corps action ID no.
o < DWQ project no.
Form Version 1.4 January 2009
1 W"tliROS i 0 "UMTWi7yr 041"nar 1
Page 1 of 10
PCN Form —Version 1.4 January 2009
Pre - Construction Notification (PCN) Form
A.
Applicant Information
1.
Processing
1 a.
Type(s) of approval sought from the Corps:
❑X Section 404 Permit ❑ Section 10 Permit
1 b.
Specify Nationwide Permit (NWP) number: NWP 39 or General Permit (GP) number:
1c.
Has the NWP or GP number been verified by the Corps?
X❑ Yes ❑ No
1 d.
Type(s) of approval sought from the DWQ (check all that apply):
X❑ 401 Water Quality Certification — Regular ❑ Non -404 Jurisdictional General Permit
❑ 401 Water Quality Certification — Express ❑ Riparian Buffer Authorization
1e.
Is this notification solely for the record
because written approval is not required?
For the record only for DWQ
401 Certification:
❑ Yes ❑X No
For the record only for Corps Permit:
❑ Yes X❑ No
1f.
Is payment into a mitigation bank or in -lieu fee program proposed for
mitigation of impacts? If so, attach the acceptance letter from mitigation bank
or in -lieu fee program.
❑X Yes ❑ No
1g.
Is the project located in any of NC's twenty coastal counties. If yes, answer 1 In
below.
❑ Yes ❑X No
1 h.
Is the project located within a NC DCM Area of Environmental Concern (AEC)?
❑ Yes ❑X No
2.
Project Information
2a.
Name of project:
Sapp Road - Proposed Shopping Center
2b.
County:
Guilford
2c.
Nearest municipality / town:
Greensboro
2d.
Subdivision name:
2e.
NCDOT only, T.I.P. or state project no.
3.
Owner Information
3a.
Name(s) on Recorded Deed:
View Supplemental Information Attachment
3b.
Deed Book and Page No.
3c.
Responsible Party (for LLC if
applicable):
3d.
Street address:
3e.
City, state, zip:
3f.
Telephone no.:
3g.
Fax no..
3h.
Email address:
" �Yt3ALl
1 W"tliROS i 0 "UMTWi7yr 041"nar 1
Page 1 of 10
PCN Form —Version 1.4 January 2009

4.
Applicant Information (if different,from owner)
4a
Applicant is
❑ Agent ❑X Other, specify Developer /Purchaser
4b
Name
Key Kasravi
4c
Business name
(if applicable)
Hammerford Development
4d
Street address
12335 Kingsnde Lane, Suite 280
4e
City, state, zip
Houston, Texas
4f,
Telephone no
416- 907 -9915
4g
Fax no ,
4h 'Email address
kkasravi @hammerford corn
5.
Agent/Consultant Information (if applicable)
5a
Name
Michael T Brame
5b
Business name
(if applicable)
Pilot Environmental, Inc
5c
Street address
PO Box 128
5d
City, state, zip
Ker,nersville, NC 27285
5e
Telephone no
336- 708 -4620
5f
Fax no
5g
Email address
mbrame @pilotenviro c=
Page 2 of 10

B.
Project Information and Prior Project History
1.
Property Identification
1a
Property identification no (tax PIN or parcel ID)
View Supplemental Information Attachment
1 b
Site coordinates (in decimal degrees)
I Latitude 36 054187 Longitude -79 909279
1c
Property size
2017 acres
2.
Surface Waters
2a
Name of nearest body of water to proposed project
Bull Run
2b
Water Quality Classification of nearest receiving water-
WS -IV
2c
River basin
Cape Fear
3.
Project Description
3a Describe the�existing conditions on the site and the general land use in the, vicinity of the <prolect at the time of this
application
The,site contains residences, out - buildings, remnants of an asphalt- paved,area,'wooded land,and a °field Surrounding properties, contain,Wendover
Avenue, Sapp Road,, residences, commercial structures, a church, a ball- field,.a retention pond and wooded land -
3b
List the total estimated °acreage ofall existing Wetlands on,the property-, 1 1009
3c
List the total estimated linear feet of all existing streams (intermittent and perennial) on the property 274
3d Explain the purpose of the proposed project
The purpose of the proposed project is to develop the site with a shopping center
3e
Describe the overall project-,in detail, including the type of equipment to be used
4.
Jurisdictional Determinations
Aa
Have lurisdictional'wetland or stream determinations by`the,
Corps or State been requested or obtained for this property /
project (including all prior phases) in the past?
0 Yes ❑ No ❑ Unknown
Comments Craig Brown and,Sue Homewood
4b
If the Corps made the jurisdictional determination, what type
of determination was made?
0 Preliminary ❑ Final
4c
If,yes, who delineated the jurisdictional areas?
Name (if known) Michael Brame and Bradley Luckey
Agency /Consultant Company
Other
4d If yes, list'the dates of the Corps jurisdictional determinations or State determinations and attach documentation
May 28, 2014 We have not received`written concurrence
.5.
Project History
5a
Have permits or certifications been requested; or obtained for
this project (including,all prior phases) in the past?
❑ Yes ENO ❑ Unknown
5b
If yes, explain in detail according to "help file" instructions
6.
Future Project Plans
6a
Is this a phased project?
❑X Yes ❑ No
6b If'yes, explain
The 'initial phase of the protect is to construct a shopping center Additional impacts "to streams5and wetlands may occur in subsequent phases of site
development However; future phases of site development have notlbeen finalized at this time
Page 3 of 10
PCN Form — Version 1 4 January 2009

C. Proposed'Impacts Inventory
1. Impacts Summary
1a Which sections were completed below for your project (check all that apply)
❑X Wetlands. ❑X Streams – tributaries ❑X Buffers ❑ Open Waters ❑ Pond Construction
2. Wetland Impacts
If there are wetland Impacts proposed on the.slte, then complete`thls question for each wetland area Impacted
2a
2b
2c
2d'
2e
2f
Wetland Impact
Type of Impact
Type of1wetland
Forested
Type,of jurisdiction
Area of
number,
Corps (404,10) or
Impact
Permanent (P)-or
DWQ (401, other)
(acres)
Temporary
W1 P
Fill
Headwater Wetland
Yes
404-401
01306
W2 P
Fill
Small -Basin Wetland
Yes
404-401
03334
W3
Choose one
Choose one
Yes /No
-
W4
Choose one
Choose one
Yes /No
W5
Choose one
Choose one
Yes /No
W6
Choose one
Choose one
Yes /No,
2g Total Wetland Impacts:
0 464
2h Comments
The headwater wetland (W -1) originates as a�seep that appearsJo be.recharged,by surface water,runoff from a retention pond owadtacent property
and limited groundwater Vegetation is�not diverse,and contains invasive�species ,'iricludmg'Chinese priveft, Japanese honeysuckle °and
microstegium Based on the small, size of the wetland and limited aquatic habitat,that W -1 provides, 1 1 mitigation is proposed The -small -basin
wetland (W -2) is located in a pond basin The wetland vegetation is diverse and aquatic habitat is present Therefore, 2 1 mitigation is proposed (W -2)
3. Stream Impacts
If there are perennial or intermittent stream Impacts (Including temporary Impacts) proposed on the site, themcomplete this
question for all stream,,sltes Impacted
3a
3b
3c
3d
3e
3f
3g
Stream Impact
Type of Impact
Stream name
Perennial (PER) or
Type of
Average
Impact
number
Intermittent (INT)?
jurisdiction
stream
length
Permanent (P) or
width
(linear
Temporary (T)
(feet)
'feet)
S1 P
Culvert
Unnamed
Intermittent
404-401
2
166
S2 P
Culvert
Unnamed
Perennial
404-401
4
108
S3
Choose one
-
S4
Choose one
-
S5
Choose one
S6
Choose one
-
3h Total, stream, and tributary impacts
274
31 Comments
The intermittent,stream (S -1) is predominately a result of surface water discharge from a retention pond on adjoining property It is dry most of the year
with the exception of approximate two week periods following rainfall events (draw -down associated with off -site retention pond) Mitigation for the
impacts to S=4 are proposed at 1 1 The perennial stream (S -2) contains,water year -round during normal precipitation years Amphibians and other
aquatic species have been observed in the stream Mitigation for the impacts to S -2 arelproposed.at 2 1
Page 4 of 10
PCN Form — Version 14 January 2009,

4. Open Water Impacts
If there are proposed Impacts to; lakes, ponds, estuaries, tributaries, sounds, the Atlantic Ocean,, orany otheropen water of
the U S then Indlvii ually list all open water impacts below _
4a
Open water
Impact number
Permanent (P) or
Temporary T
4b
Name of waterbody
(if applicable)
4c
Type of Impact
4d
Waterbody
type
4e
Area of Impact (acres)
01
Choose one
Choose
O2
Choose one
Choose
03
Choose one
Choose
04
Choose one
Choose
4f 'Total open water impacts
4g Comments pen waters are, not located,on th&site
S. Pond or Lake Construction
If pond or lake construction proposed, the complete the chart below
5a
Pond ID number
5b
Proposed use or
purpose of pond
5c
Wetland Impacts (acres)
5d
Stream Impacts (feet)
5e
Upland
(acres)
Flooded
Filled
Excavated
Flooded
Filled
Excavated
P1
Stormwater
1 ,1
P2,
Choose,one
5f Total:
5g Comments A sormwater retention pond has been'designed to treat sormwater from the site -
5h Is a dam high hazard permit required?
❑ Yes ❑X No If yes, permit ID no
51 Expected pond surface area (acres)
0 792
5j Size of pondwatershed (acres)
22
5k Method of construction
The pond will be excavated in high ground
6. Buffer Impacts (for DWQ)
If project will Impact a protected riparian buffer„ then,complete the chart below If yes, then Individually list all buffer Impacts
below If any impacts require mitigation, then you MUST °fill out Section, D of this form
6a. Project is in which protected basin?
❑ Neuse ❑ Tar - Pamlico ❑ Catawba ❑X Randleman [-],Other
'6b
Buffer Impact
number —
Permanent (P) or
Temporary
6c
Reason for "impact
6d
Stream name
6&
Buffer
mitigation
required?
6f
Zone 1
Impact
(square
feet )
6g
Zone 2
Impact
(square
feet
'B1 P
Driveway
Unnamed
Yes
8,785
6,628
B2 P
Driveway
Unnamed
Yes
9,296
9,173
B3 -
Yes /No
B4
Yes /No
B5 -
Yes /No
B6
Yes /No
6h Total Buffer Impacts:
18,081
15,801
61 Comments Supplemental Information
Page 5 of 10

D.
Impact Justification and Mitigation
1.
Avoidance and Minimization
1a Specifically'describe measures taken to avoid or minimize the proposed Impacts in designing project
Supplemental Information
1b Specifically describe measures taken to avoid or minimize the proposed Impacts through construction techniques
Supplemental I nformtation
2.
Compensatory Mitigation for Impacts to Watersof'the, U.S. or Waters of the State
2a
Does the project require Compensatory'Mltigation for
Impacts to Waters, of the U S or Waters of the,State?
❑X Yes ❑ No
2b
If yes, mitigation Is required by (check all that apply)
❑X DWQ ❑X Corps
2c
If yes, which mitigation option will be used for this
project?
❑ Mitigation bank
❑X Payment to In -lieu fee program
❑ Permittee Responsible Mitigation
3.
Complete ifUsing a Mitigation Bank,
3a
Name of Mitigation Bank NA
3b'
Credits Purchased (attach receipt and letter)
Type Choose one
Type Choose one
Type Choose one
Quantity,
Qtiantity-
Quantity
3c Comments
4.
Complete if Making a Payment to In -lieu Fee Program
4a Approval letter from In -lieu fee program Is attached
❑X Yes
4b
Stream mitigation requested
532 linear feet
4c
If using stream'mitigation, stream temperature
warm
4d
Buffer mitigation, requested (DWQ,only)
45,464 square feet
4e
Riparian wetland mitigation requested
1,075 acres
4f
Non - riparian wetland mitigation requested
0 acres
4g
Coastal (tidal) wetland mitigation requested
0 acres
4h
Comments Buffer credit,acceptance includes 25,757 square feet In_Zone 1 and 19,707 square feet,in Zone 2
5.
Complete if Using a Permittee Responsible Mitigation Plan
5a
If using a permittee responsible mitigation plan, provide a description of the proposed mitigation plan
Page 6 of 10
PCN Form — Version 1 4 January 2009

6. Buffer Mitigation (State Regulated Riparian Buffer Rules) — required by DWQ
6a Will the project result In an Impact within a protected riparian buffer that requires
Yes ❑ No
buffer,mltlgatlon?
6b If yes, then Identify the square feet of Impact to each zone of the riparian buffer that requires mitigation Calculate the
amount of mitigation required
6c
6d
6e
Zone
Reason for Impact
Total Impact
Multiplier
Required mitigation
(square,feet)
(square feet)
Zone 1
Driveway
14,862
3 (2 for Catawba)
44,586
Zone 2
Driveway
13,294
1 5
19,941
6f Total buffer mitigation required:
64,527
6g If buffer mitigation Is required, discuss what type of mitigation Is proposed (e g , payment to private mitigation bank,
permlttee responsible riparian buffer restoration, payment Into an approved In -lieu fee fund)
Payment into NCEEP, conditional acceptance NCDWR and the,NCEEP need.to resolve
Buffer mitigation is required and proposed Buffer impact authorization, is being sought from the City of Greensboro,concurrent with
6h Comments the processing of this application
Page 7 of 10

E.
Stormwater Management and Diffuse Flow Plan (required by DWQ)
1.
Diffuse Flow Plan
1a
Does,the project include or is it adjacent to protected riparian buffers identified
0 Yes ❑ No
within one of the NC Riparian Buffer Protection Rules?
1 b,
If yes, then Is a diffuse flow plan Included? If no, explain why
Stormwaterwdl not be,discharged into, riparian buffers
❑ Yes ❑X No
2.
Stormwater Management Plan
2a
What Is the overall percent, Imperviousness of this project?
80
2b
Does this project require a Stormwater Management Plan?
® Yes ❑ No
2c
If this project DOES NOT require a Stormwater Management Plan, explain why
2d
If th&project DOES require a Stormwater Management Plan, then provide a brief, narrative description of the plan
2e
Who will be responsible for the review of the Stormwater Management Plans
City of Greensboro
3.
Certified Local Government Stormwater Review
3a
In which local, government's jurisdiction is-this, project?
City of Greensboro
❑X Phase II
❑ NSW
3b
Which of the following locally - Implemented stormwater management programs
El USMP
apply (check all that apply)
❑x Water Supply Watershed
❑ Other
3c
Has the approved Stormwater Management Plan with proof of-approval been
❑ Yes ❑X ,No
attached?
4. DWQ Stormwater Program Review
❑Coastal counties
❑HQW
4a
Which of'the following state - implemented stormwater management programs apply
❑ORW
(check all that apply)
❑X Session Law 2006 -246
[]Other
4b
Has the approved Stormwater Management Plan with proof of approval been
❑ Yes ❑X No
attached?
5.
DWQ 401 Unit Stormwater Review
5a
Does the Stormwater Management Plan meet the appropriate requirements?
❑X Yes ❑ No
5b
Have all of the 401 Unit,submittal requirements been met?
❑X `Yes ❑ No
Page 8 of 10
PCN Form — Version 1 4 January 2009

F. Supplementary Information
1. Environmental Documentation (DWQ Requirement)
1a Does the project Involve an expenditure of public (federal /state /local),funds Or the
❑ Yes ❑X No
use of public (federal /state) land?
lb If,you- answered "yes" to th&above, does the project require preparation of'an
environmental document pursuanfto the requirements of the National or State
❑ Yes ❑X No
(North Carolina) Environmental Policy Act (NEPA /SEPA)?
1'c Ifyou answered ",yes" to,the above, has,the document review been finalized by the
State Clearing House? (If so, attach a copy of the NE-PA or SEPA final approval
❑ Yes ❑X No
letter) The project is being privately funded Based on our understanding ofthe proposed
Comments project, a NEPA -or SEPA have not,been completed and are not required
2. Violations (DWQ Requirement)
2a Is the site In vlolatloh�of DWQ Wetland Rules (15A,NCAC 2H 0500),, Isolated
Wetland Rules (15A NCAC 2H 1300), DWQ Surface Water or Wetland Standards,
❑ Yes ❑X No
or Riparian Buffer Rules (15A NCAC 2B 0200)?
2b Is this an after - the -fact perm`It application?
El Yes ❑X No
2c If you answered "yes" to one or both of the above questions, provide an explanation of the violation(s)
We are not aware of violations
3. Cumulative Impacts (DWQ Requirement)
3a WIII this project (based on past and reasonably-anticipated future Impacts) result In,
Z Yes ❑ No
additional development, which could Impact nearby downstream water quality?
3b If you answered "yes" to,the above, submit a qualitative or quantitative cumulative Impact analysis In accordance with the
most recent DWQ policy If you answered "no," provide a short narrative description
This &the initial phase of construction of'a shopping center Additional portions of the property will likely be developed in subsequent phases
Currently, future phases of site,development.ha4e not been finalized °and additional impacts to jurisdictional features are not known Additional
impacts, should they occur m,future phases of site development, would be considered as cumulative impacts with those proposed in this application
for permitting /mitigation purposes
4. Sewage Disposal (DWQ Requirement)
4a Clearly detail the ultimate, treatment methods and disposition (non - discharge or discharge) of wastewater generated from
the proposed protect, or available, capacity of the subject facility
ofGreensboro features be
Wastewater generated on the site will be discharged into the City sewage treatment, system Jurisdictional will not
impacted by wastewater disposal
Page 9 of 10
PCN Form —Version 1 4 January 2009

5. Endangered Species and Designated Critical Habitat (Corps Requirement)
5a WIII this project occur in or near an area with federally protected species or
❑ Yes ❑X No
habitat?
5b Have you checked with the USFWS concerning Endangered Species Act
❑ Yes ❑X No
Impacts?
5c If yes, indicate the USFWS Field Office you have contacted
-
5d What data sources did you use to determine whether your,site would impact Endangered Species -or Designated Critical
'Habitat?
View, supplemental Information
6. Essential Fish Habitat °(Corps Requirement)
6a, Will this project occur in or near an area designated as essential fish habitat?
❑ Yes ❑X No
6b What data sources did you use to determine whether your site would impact Essential Fish Habitat?
View supplemental information
7. Historic or Prehistoric Cultural Resources (Corps Requirement)
7a Will,this project occur in or near an area that,the state, federal or tribal
governments have designated as having,historic or cultural preservation
❑ Yes ❑X No
status (e g „ National Historic Trust designation or properties significant in
North Carolina history and archaeology)?
7b What data sources did you use to determine whether your site would impact historic or archeological resources?
View'supplemental information
8. Flood.Zone Designation (Corps Requirement)
8a WIII this project occur in a FEMA - designated 100 -year floodplain?
❑`Yes ❑X No
8b If yes, explain how project meets FEMA requirements
8c What source(s) did you use to make the floodplain determination?
FEMA FIRM Panels 3710783400J'and 3710783300J (included as,attachments)
Michael T Brame
r
07 -06 -2014
Applicant/Agent's Printed Name
Applicant/Agent's Signature
Date
(Agent's signature is ,valid only Wan authorization
letter'from the applicant is provided
Page 10 of 10

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AGENT AUTHORIZATION
This form authorizes PEI to act as our agent in,stream /wetland matters including U.S. Army
Corps of Engineers and North Carolina Division of Water Resources field verification and
permitting.
Property Address:
Owner Information:
Name:
Address:
Kiavash Kasravi
12335 Kingsride Lane, Suite280
Houston, TX 77024
Telephone Number: 713446 -4452
Fax Number:
E -mad Address:
kVasravi @theraideng roup.com,
Signature: Date: 7/3/2014

Supplemental Information — Sapp Road
A3 and 131. Owner and Parcel Information
Parcel Identification Map
Parcel
Owner
Pin
Acreage
1
Ted H. Ray and Emma Ray
7834007055
0.71
5531 Sapp Road
Greensboro, NC 27409
2
Ted H. Ray and Emma Ray
7834008054
0.69
5531 Sapp Road
Greensboro, NC 27409
3
Nozar N. Hashemzadeh
7834009054
0.67
104 Pershing Avenue
Radford, VA 24141
4
James 0. Durham and Jane M. Durham
7833097697
3.96
4528 West Wendover Avenue
Greensboro, NC 27409
5
James N, Farr Trust
7833191880
6.86
Michael H. Godwin Trust
Roberta Becker Farr Trust
P.O. Box 21847
Greensboro, NC 27420

AParcel,.rr
wOwner ",
nPin'�,
Acrea e
r<
6
Rosa Lee Smith
7834104028
046
1607 Tucker Street
Greensboro, NC 27405
7
James N, Farr Trust
7833195839
433
Michael H Godwin Trust
Roberta Becker Farr Trust
P.O Box 21847
Greensboro, NC 27420
8
Aileen W. Smith
7834106068
057
5509 Sapp Road
Greensboro, NC 27409
9
Edith Clara Franc Martin
7834107064
049
5507 Sapp Road
Greensboro, NC 27409
10
Franklin D Reynolds Trust
7833197862
041
4520 West Wendover Avenue
Greensboro, NC 27409
11
Marcia S Regan
783319876
102
4602,Jefferson Wood Court
Greensboro, NC 27410
B - 3e. Describe the overall project in detail, including the equipment to be used
The site is located in a commercial area of Greensboro Properties located northeast, east, southeast
and southwest of the site contain commercial structures The purpose of the proposed project is to,
develop the site with a shopping center Hammerford Development has contracted with 11 property
owners to out together a 20 17 acre site for the proposed development with a shopping center
Hammerford Development intends to develop the properties as a Build -to -Suit shopping center for a
number of specific tenants that have a need to locate a store in this sub - market of Greensboro At
,least four of Hammerford's retailers have pursued locations in this area for the last 2448 months
without success. The future occupants of this site are mostly comprised of national tenants and
therefore have very specific site selection and use requirements
Although the economic ,recovery across the country is showing, a positive trend, not all markets are
exhibiting the stability and growth 'potential that retailers rely on for their growth 4and expansion
Therefore, retailers'have become significantly more discerning about their site selection and positioning
within 'rriark"ets and specific locations within sub - markets- 'Some of the more important criteria that
are prerequisite for site selection are: proximity to other national retailers,, minimum daily vehicular
traffic counts, visibility from major thoroughfares, full access,to the site,and self - contained on -site traffic
arcul'ation, access for delivery merchandise trucks and loading docks ,,,population density and projected
'income stability and growth, as well as ample parking and safe ingress /egress Retailers make a
sign_rfjcant investment and' a long term financial commitment to every location they select to occupy
Therefore,'it is understandable that given the fragile nature of the economic recovery and the nature of

Greensboro as a secondary market, some of these retailers have waited years in order to find a suitable
location for their growth and /or entry into this market place
The Wendover retail corridor in Greensboro, in particular this specific location at Wendover Avenue and
Sapp Road, represents a unique opportunity for retailers and restaurants because it meets the majority
of the criteria that retailers have for site selection The proposed site provides the retail stability
provided by existing national retailers, which draw,customers Additionally, it presents enough acreage
to support required co- tenancy needs of new entrants into Greensboro and provides access and visibility
to Wendover Avenue, which are both absolutely critical components of success in a highly competitive
landscape Likewise, the proximity to 1 -40 and 1 -73 enables a regional draw from other smaller markets
surrounding 'Greensboro_ In, fact, 'this area has historically lacked an adequate restaurant presence
based on the traffic volumes that ,are present and ;several retailers have either failed or continue to,
exhibit lower than acceptable store comp sales due to bad visibility and access ,at their locations within
the Wendover submarket Based on the,above criteria, the proposed site represents the only viable, real
estate option that encompasses the critical' requirements needed for stable long term tenant success
Without exception, every tenant interested in this location is represented by regional real estate
representative professionals and has internal real estate managers within its organization, these are
national users with proven criteria and standards During the due diligence and research phase of site
assessment the developer provided traffic studies, demographic studies, and various other matefia_ls to
the retailers in order to present the qualifications of this site. These requirements, which were listed
in the above paragraph, were analyzed in depth and the site was chosen by the real estate committees
of these retailers independent of each other, therefore confirming the unique nature of it within the
Wendover corridor A brief summary of some of the tenants that are currently finalizing plans to
occupy space at this location is listed below highlighting some of these requirements•
Restaurant'A': 8,000sf, Wendover visibility °required, min parking 160 spaces (not in Greensboro)
Restaurant'B'. 6,500sf, co- tenancy required with other retailers, must have direct Wendover access
Restaurant ',C'--- 2,800sf,, direct, Wendover,visibility'regwred (not in Greensboro)
Retailer 1•' 10,000sf — women'' -s apparel — co- tenancy required 60,000sf other soft,goods
Retailer 2 32,000sf — national retailer,, direct visibility to Wendover,required (not in Greensboro)
Retailer 3: 18,000sf — co- tenancy,of 45,000sf required, must be visible from Wendover
Retailer 4• 35,000sf—,furniture retailer, must have truck access (not in Greensboro)
Retailer 5 22,000sf — must have Wendover'visibility & 50,000sf soft goods co- tenancy
Retail Building out parcels 10,000- 15,000sf requires anchor tenancy as support and visibility
It is important to note that the dynamics of the relationships between retailers is fairly complex and it is
an established phenomenon The larger "box" tenants tend to require very specific delivery standards
from the developer /landlord however, due °to the nature of their inventory volumes,and large size, the
unit economics are fairly inflexible and are very market driven Therefore, the specific real estate is
paramount to their,success However „since these tenants do not carry the economiclnvestment of a
development, any, project will need to have smaller tenants or 'restaurants, which benefit from the

traffic generated by the big box anchors, which are able to contribute to the overall project economics
which results in a viable development Therefore the overall mix of tenants and use types is a very
important piece of retail real estate development and it has'become more complex and difficult in a soft
economic environment The establishment of a sustainable shopping center ,not only contributes to
the local economy immediately, but it ignites a positive feedback loop that results in overall economic
growth
The two driveways onto WendOVer'Avenue are essential to the success of the development, for added
flexibility the developer did explore the option of installing an additional driveway onto Sapp'Road along
the eastern side of the property However„ this driveway location was eliminated by NCDOT and GDOT
prior to the final compilation of the Traffic Impact Analysis (TIA) as was prepared by' Davenport
Engineering Therefore, this eastern driveway is not an option
The location of the two.driveways onto Wendover Avenue are determined by several factors First, the
placement and spacing of these driveways must be in accordance with the safety standards as
deter-mined by the Greensboro Department of Transportation (GDOT) and the North Carolina
Department of Transportation (NCDOT). The aforementioned TIA for the proposed development was
prepared to analyze the existing and future traffic conditions around this site The parameters of the
study, which are established by GDOT and NCDOT, are intended to ensure public safety and gauge the
level of service of traffic operations based on established criteria The TIA evaluated the existing and
future conditions at the site and determined that the proposed location of both driveways on West
Wendover, along with 'the proposed left -over median cut `into the main entrance driveway on West
Wendover Avenue, would meet the lestabhshed requirements and provide adequate capacity to
accommodate future traffic Davenport reviewed the results of the TIA with representatives of both
,GDOT and NCDOT,, and determined that these driveways could be permitted under the guidelines
established by both regulatory agencies
Finally, the placement of these driveways must ultimately allow, for optimal and safe traffic,flow in, an
integrated manner with the overall site development layout deemed prudent and logical_ After much
consideration, repeated re- designs, and market testing, our client has determined that these driveway
locations, as shown on the enclosed Exhibit, will support a site design that is safe for egress, and ingress
to the site and is functional for onsite traffic circulation, while meeting the requirements of national
retailers and their customers, who will be the end users Please note that this is an extremely
important consideration, because without a site layout plan that is, acceptable to the retailers and
deemed convenient and safe for their patrons, the property will not be re- developed, and will remain in
its current state, which is both undesirable and underutilized
A stormwater device will be constructed on the site to treat surface -water runoff from the impervious
areas The pond has been designed to remove 90% total suspended solids and has been sized to
include runoff from the entire site The construction of the stormwater pond will not impact
jurisdictional areas
In orderto construct a shopping center on the site, it is necessary to impact two streams (166 linear feet
of intermittent stream and 108 linear feet of perennial stream), associated buffers (18,081 feet of Zone
1 and 15,801 square feet of Zone,2) and associated wetlands (0 464 acres) Coffer dams will be used
and water will be pumped around during the installations of the culverts Graders, loade -rs, excavators,
haulers and cranes will be used during construction activities on the,site

C = 6i. Buffer Impact Comments
Two proposed driveway crossings will cumulatively impact 18;081 square feet of Zone 1 and 15,801
square`feet of Zone 2 The driveway crossings locations were selected based on the above, referenced
criteria (see section B -3e) The driveway crossings have been designed in accordance with the
NCDENR -DWR Randleman Lake Watershed Riparian Buffer Rules and` the City of Greensboro Land
Development Ordinance, Article 12- Natural Resources as an allowable with mitigation activity Zone 1
buffer mitigation will be required at a 3:1 (44,685 sq ft of credits) and Zone,2 at a 15-1 (19,941 sq ft of
credits) The square footage of wetland impacts located within the riparian buffer have been
subtracted from the square footage of necessary riparian buffer credits -
D - la. Specificallyd'escribe measures taken to avoid or minimize the propose impacts in designing'the
rp oeect
Proposed slopes have been designed at a 2 1 in areas adjacent to the wetland impacts to minimize
additional impacts associated with Phase I of the proposed development
An approximate30 acre parcel has been purchased down gradient in the site's watershed, which allows
the site,to off -set the proposed Build- Upon,Area (BUA) of the proposed site development This parcel
Will remain in a protected easement, which not only off sets the calculated BUA of the site but also
benefits down - gradient waterbodies within the site watershed Thus, any potential jurisdictional
features located on the approximate 30 acre parcel could not be impacted by any future development of
this 30 acre tract
Due to the very 'specific, requirements of retail users, the characteristics of this, property uniquely
provide the location requirements that are not available otherwise Over the span of the last 24
months, the developer has continually surveyed this submarket for alternate sites However, retailers
and restaurants do not consider real estate to be fungible, as basic parameters, such as proximity to
other retailers, proximity'to major thoroughfares, such as interstate highways, site visibility and access,
as well as, traffic flows and volumes, are not replicable even within a distance less than one quarter of a
mile Alternative properties to this site are either, not available or do not meet the requirements to
establish the alternative property as a viable development option The developer .considered and
presented alternate locations on the north side of 1 -40 at Guilford College Road, onthe west side of 1 -73
along Wendover Avenue, and on the south side of Wendover Avenue on Bradford Parkway to potential
tenants However, these locations did not meet the criteria parameters for this development As an
example, the change in traffic pattern and volume is a critical variable in the site assessment models
utilities to determine the financial feasibility to generate sales, and none of those locations provided,the
suitable alternative Fundamentally, in a smaller market such as Greensboro, suitable pockets for
national retailer expansion are geographically limited This along with the critical acreage requirement
to assemble a project that allows for synergistic co- tenancy and the visibility corridor from a major
thoroughfare, such as Wendover Avenue, eliminates other evaluated alternative locations; thus making
the proposed site the preferred alternative for development -
The stormwater pond has been designed "in non - jurisdictional areas of the site The stormwater pond
has been designed to treat 90% total suspended solids, preventing, sediment discharge from impervious
surfaces -that will be constructed on the site A pump- around system has been designed that will use a

coffer dam Although a temporary impact, the system will prevent sediment from entering
down - gradient portions of the streams during culvert installation
The stream on the eastern portion of the site has been impacted by stormwater runoff and the
hydrology has been altered by an up- gradient retention pond Various debris has accumulated in
reaches of the stream due to up- gradient development The ,stream and associated weiland have
minimal aquatic habitat The location of the site is imperative to its success and value Relocation of
the proposed shopping center to a less impacted green -field site in a less developed area is not a
practical alternative and will have greater environmental impacts and likely impact more streams,
buffers and wetlands The expansion has been designed in a manner to avoid unnecessary impacts to
green -field sites
D - lb. Specifically describe measures taken to avoid or minimize the propose impacts through
construction techniques
The clearing limits of the proposed project will be, staked prior to clearing (including "the impact limits of
the streams and wetlands) Prior to grading, silt fence will be installed to prevent runoff from entering
nearby streams During culvert installation, coffer dams will be placed on the up- gradient ends of the
culverts and water will be pumped around Following installation, the coffer dams will be removed
and water will be redirected into the culvert The graded areas on the site will be seeded and matted
immediately following site grading activities Additional best management practices will be
implemented
E - 2a. Additional,Stormwater Information
The stormwater pond has been designed to treat 90% total suspended solids The pond has been sized
to also treat stormwater from the 2 94 acre portion of the site that is platted for future building,
development
F - 5d. Endangered Species Information
PEI reviewed the Natural Heritage ,Database to determine if federally protected threatened and
endangered species have been documented on the Greensboro,, NC Quadrangle ,(the quadrangle, that
contains the site) and the Guilford, NC Quadrangle (the quadrangle that borders the site quadrangle to
the west) The bald eagle has been identified on the Guilford, NC Quadrangle The bald eagle is
federally protected under the Bald and Golden eagle Protection Act We did not observe this species
or suitable habitat for this species on or near the site
F - 6b. Essential Fish Habitat
The streams on the site have not been, designated as trout waters Federally protected endangered
and threatened fish species have not been documented for the site quadrangle or the iquadrangle that
borders the site to the west The streams are ,located in a developed area of Greensboro The
streams are separated from down - gradient streams by a culvert`network,(ineluding those immediately
down - gradient beneath West Wendover Avenue)
F - 7b. Historic or Prehistorictultural Resources

The site contains residences and wooded land. PEI consulted the NCSHPO web site to determine if
there are mapped historic cultural resources on the site or adjacent properties. Mapped properties
were not identified on the site or adjacent properties (Screen -shot included below).
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North Carolina Department of`Environment and Natural Resources
Pat McCrory
Governor
Key Kastavi
H, am d' Development
12 119, Pebblebrook Drive
fjouston, TX 77024
Project: Sapp Road Commercial Development
Michael Ellison, Director
Ecosystem Enhancement Program
May 20, 2014
John E 'Skvarla, III
Secretary,
Expiration of Acceptance: November 20. 2014
County: Guilfoid
This is.a conditional acceptance letter. The purpose,6f this lettei is to,notify you that the North Camlina Fcosystem Enhancement
Program ('NCEEP) is willing to accept payment for<compensatory mitigation foi impacts associated with the above ieferenced piolect
as indicated in the table below Please note that this decision does not assure that participation in the NCEEP will be approved`by the
permit issuing agencies as mitigation for pioject,impacts lids the responsibility of the applicant to contact these agencies to,determine
if payment -to the NCEEP will be approved You must also compl with all other state fecieial of local government pet niits,
regulations of authorizations associated with the proposed activity including SL 2009 -337 An Act to Pionnote the Use of
Compensator,, Mitigation Banks}as amended by S L, 20,11-343
This acceptance °is valid for six;months from the date,of this letter and is not transferable If we have not i eceived a =copy of the
issued 404 Permit /401 Certification /LAMA permWwithin this time frame, this acceptance will expire. it is the,applicant's
t,esponsibihty`to send espies of the pet nuts to NCEEP Once NCEEP receiyesA copy of the�pei nia(s) an invoice wily be issued; based
onithe iequired'mitigation in that,pei,mit and payment must be,made prior to conducting the authoi,i7ed wort: The amount,of the.ln-
I,ieu Fee to`be paid twNCEEP by'an applicant is calculated based upon, the Fee Schedule and policies listed at w,ww nceep net
Based on the information supplied by you in your, iequest to use the NCEEP the impacts,that,may iequn-e coin pens itory -III itigation
are summarized in`the following table The ?amount of mitigation iequned,and a "ssigned to NCEEP tot this nnpact'is date mimed by
permitting- agencies and may exceed the impact amounts shown below
*:* EEP's willingness to accept payment for the above%uffer impacts is conditional and subject to the approval of the use of
246 feet of Regenerative Stormwater Conveyance implemented within the Randleman watershed. Upon receipt of payment,
EEP wifl take responsibility for piovidingthe compensatory mitigation The mitigation will be perfoimed uraccoidance with the N C
Department of Environment and Natural Resouices' Ecosystem ErihancemeniTiogiani In -Lieu Fee lnstiument dated Jul} 28, 2060
Thank you.for your interest in the NCEEP. if'you'have any questions or need additional information, please contact Kelly Williams at
�(91 -9) 707 -8915
,Sin rely
lam s-B Stanfill
Asse ' anagement Supervisot
cc Sue Hbmewood, NCDWR Winston - Salem,
Da,, id Bailey.'US'ACE- Raleigh
Michael Brame and Brad Luckey, agents
File
1652 Mall Service Center, Raleigh, North Carolina 27699 -1652
Phone 919 - 707 -89761 Internet www ncdenr gov
An Equal Opportunity 1 Affirmative Action Employer - Made in pan by recycled paper
Rivet
Basin
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Location
Stream (feet) Wetlands (acies)
Buffer I
(Sq Ft)
Buffer -lI
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Cold
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Non- Riparian Coastal Marsh
RANDLEMAWI-
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Cape Fear
03030003
0
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*:* EEP's willingness to accept payment for the above%uffer impacts is conditional and subject to the approval of the use of
246 feet of Regenerative Stormwater Conveyance implemented within the Randleman watershed. Upon receipt of payment,
EEP wifl take responsibility for piovidingthe compensatory mitigation The mitigation will be perfoimed uraccoidance with the N C
Department of Environment and Natural Resouices' Ecosystem ErihancemeniTiogiani In -Lieu Fee lnstiument dated Jul} 28, 2060
Thank you.for your interest in the NCEEP. if'you'have any questions or need additional information, please contact Kelly Williams at
�(91 -9) 707 -8915
,Sin rely
lam s-B Stanfill
Asse ' anagement Supervisot
cc Sue Hbmewood, NCDWR Winston - Salem,
Da,, id Bailey.'US'ACE- Raleigh
Michael Brame and Brad Luckey, agents
File
1652 Mall Service Center, Raleigh, North Carolina 27699 -1652
Phone 919 - 707 -89761 Internet www ncdenr gov
An Equal Opportunity 1 Affirmative Action Employer - Made in pan by recycled paper

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