20220972 Ver 1_220715_Supplemental Information - ENG Form 4345 (Finalized) Ammons rev1_20220718

Ammons Property Residential Development Project SAW-2022-00367
U.S. Army Corps of Engineers
Application for Department of the Army Permit
ENG Form 4345 — Supplemental Information
18. Nature of Activily Description of project, include all features)
An analysis of the Wake County real estate data prepared by the Triangle Multiple Listing Service shows
that from November 2020 to November 2021, the inventory of homes for sale dropped from 2,069 units
to 1,005 units —a reduction of inventory by 51.4% (Triangle Multiple Listing Service, 2021). The
months' supply of inventory fell from 1.1 months to 0.5 months in the same timeframe. On average,
homes in Wake County sold after 10 days on the market by November 2021.
The proven market demand within Wake County supported the need for residential and commercial
development in the county. An additional consideration for determining the most reasonable and
practicable development market for the applicant was utilizing an area of proven market performance.
The selected location is approximately 3.5 miles northeast of the master -planned community Wendell
Falls; a Community Development Update reports that the Wendell Falls community saw over 100 homes
sold and 50 closings in the first quarter of 2022 (Wendell Falls, LLC, 2022). As of April 4, 2022, the total
number of occupied homes in the community was 1,316.
Additional factors considered in determining the ideal location for the proposed project included (but
were not limited to):
• Contiguous acreage availability: Size of a parcel assemblage must be such that development costs
(e.g. on -site and off -site improvements, development constraints, materials, design, etc.) can be
defrayed by a minimum density allowance.
• Zoning: Zoning to achieve the minimum density allowance must be available for the selected
parcel assemblage.
• Utilities: Access to utilities, including (but not limited to) power, gas, electric, water, and sanitary
sewer must be available to serve the site.
Collectively, these factors led the applicant to determine the Town of Wendell submarket as the most
optimal location for the proposed project.
The proposed project is a planned unit development consisting of, amenity, residential, and open
space/recreation zones. The residential portion of the development consists of various detached and
attached product offerings at a wide range of price points.
19. Project Purpose
The applicant has stated the basic purpose of the proposed project is to develop residential housing for the
Town of Wendell submarket. The overall purpose of the project is to develop single-family residential
housing to meet current and future demand in the Town of Wendell submarket.

Ammons Property Residential Development Project
SAW-2022-00367
20. Reason(s) for Discharge
Construction of the proposed project will require permanent and temporary impacts to Waters of the U.S.
and Waters of the State to establish access to high -ground developable area, to grade and balance the site
so that practicable development can occur, to construct residential units, and to establish sanitary sewer
infrastructure. Proposed impacts associated with the development are itemized below.
ROADWAY IMPACTS
IMPACT#
ZONE
ZONE2
WETLAND
STREAM
RIP RAP
S.F.7
AC.
S.F.
AC.
S.F.
AC.
L.F.
S.F.
L.F.
S.F.
R1
7537
0,17
12497
0,29
2399
0.06
191
764
60
1080
R2
0
0,00
0
0.00
9746
0.22
0
0
45
540
R3
8976
0,21
13744
0,32
8896
0.20
237
9461
120
4320
TOTAL
16512
0.381
26242
0.60
210401
0.481
4281
1711
225
5940
SEWER
IMPACTS
ZONE 1
ZONE2
WETLAND
STREAM
RIP RAP
IMPACT#
S.F.
AC.
S.F.
AC.
S.F.
AC.
L.F.
S.F.
L.F.
S.F.
51
0
0.00
0
0.00
1037
0,02
0
0
0
0
S2
1320
0.03
2106
0,05
2177
0.05
35
142
0
0
S3
0
0.00
0
0,00
489
0.01
0
0
0
0
S4
1201
0.D3
1802
0.04
4580
0.11
301
180
0
0
S5
0
0.00
0
0.00
5794
0,13
0
0
0
0
S6
1304
0,03
1953
0.04
5927
0,13
32
192
0
0
57
0
0.00
0
0.00
3497
0.08
0
0
0
0
58
0
0.00
0
0,00
8549
0.20
0
0
0
0
59
0
0.00
0
0.00
6254
0.14
0
0
0
0
510
1363
0.03
2C44
US
0
0,00
34
204
0
0
S 11
0
0,00
0
0,00
7557
0,17
0
0
0
0
S 12
0
0.00
0
0.00
212
0.00
0
0
0
0
S13
1220
0.03
2050
0,05
4
0.00
31
185
0
0
TOTAL
6408
0.15
99551
0.231
459621
1.06
162
9031
01
0
G EN ERAL I MPACTS
ZONE 1
ZONE2
WETLAND
STREAM
RIP RAP
IMPACT#
S.F.
AC.
S.F.
AC.
S,F.
AC.
L.F.
S.F.
L.F.
S.F.
Gl
0
0100
0
0,00
34788
0180
0
0
0
0
G2
0
0,00
0
0.00
14533
0.33
0
0
0
0
TOTAL
0
0,00
0
0.00
49320
1.13
0
0
0
0
G RAN U TOTAL
22920
0.531
361971
0.831
1163231
2.671
5901
2614
225
5940
23. Description of Avoidance. Minimization, and Compensation
The applicant's preferred alternative is the result of multiple site redesigns that incorporate
avoidance and minimization efforts into site design and construction techniques. Avoidance and
minimization efforts are detailed below.
On -site Alternative I
On -site alternative 1 proposed an equivalent amount of road and sewer impacts, but eliminated
wetland impacts for residential unit construction. The applicant determined that this alternative
was not economically practicable and would result in a non -viable project, therefore this
alternative was eliminated from consideration.

Ammons Property Residential Development Project
SAW-2022-00367
On -site Alternative 2
On -site alternative 2 routed the major thoroughfare road through the project area but
implemented a terminus east of Little River, requiring that a road crossing be constructed across
the Little River aquatic habitat. This route was approved under the 2019 Town of Wendell
Arterial and Collector Street map. The crossing of Little River would have resulted in a
substantial increase in impacts to wetlands, streams, riparian buffers, and important aquatic
habitat for sensitive State and Federal threatened and endangered species known to occur in the
Little River. This site alternative was eliminated based on the significant increase in impacts it
would have required.
On -site Alternative 3 (Applicant's Preferred)
The applicant's preferred alternative is the least impactful practicable site design that still
achieves the project purpose. Proposed wetland impacts are the minimum necessary to achieve
the project purpose and are unavoidable due to the location of the resources. The number of road
crossings and sanitary sewer impacts are the minimum necessary to serve the project. Roads are
designed to the minimum necessary width and incorporate wingwalls mitered for 3:1 side slopes,
minimizing the length of streambed loss to the maximum extent practicable. The subdivision is
designed to incorporate perpendicular road crossings and perpendicular sewer crossings where
practicable. Road and sewer infrastructure are co -located to minimize impacts to aquatic
resources where practicable.
Riparian buffers are observed throughout the project area outside of proposed impacts. Buffers
adjacent to Little River are greater than the minimum required to avoid impacts to the
archaeological site identified adjacent to Little River. The additional buffer area also enhances
water quality protections by minimizing disturbance and the potential for surface water impacts
proximate to the Little River. Sanitary sewer incorporates a minimum of three feet of coverage
where the proposed permanent easement intersects zones 1 and 2 of the riparian buffer.
Road Alignment
Impacts R1, R2, and R3 are necessary to construct a 3-lane undivided minor thoroughfare. This
road impact is necessary to serve the internal development but also serves a greater area, as the
road provides connectivity to adjacent properties and is shown on the Town of Wendell Arterial
and Collector Street plan Adopted 08-12-2019. Initially, the routing of this road was
southeastward through the site with a connection east of Little River, but the alignment was
adjusted after consideration of the aquatic impacts that would have been required.
Impact RI Road crossing consisting of 150 linear feet of 72" RCP at 1.16% slope.
This crossing is necessary to construct a 3-lane undivided minor
thoroughfare that serves as a thoroughfare and as an internal development
circulation road.
Impacts to the stream and wetland are unavoidable due to the location of
the resource in relation to the road alignment and overall development.
The impact has been minimized to the maximum extent practicable with
the use of 3:1 side slopes and the use of wingwalls.

Ammons Property Residential Development Project SAW-2022-00367
Impact R2 Road crossing consisting of 146.3 linear feet of 54" RCP at 1.57% slope.
This crossing is necessary to construct a 3-lane undivided minor
thoroughfare that serves as a thoroughfare and as an internal development
circulation road.
Impacts to the wetland are unavoidable due to the location of the resource
in relation to the road alignment and overall development. The impact has
been minimized to the maximum extent practicable with the use of 3:1
side slopes and the use of wingwalls.
Impact R3 Road crossing consisting of 208 linear feet of 12' by 6' box culvert at
0.60% slope. This crossing is necessary to construct a 3-lane undivided
minor thoroughfare that serves as a thoroughfare and as an internal
development circulation road.
Impacts to the stream and wetland are unavoidable due to the location of
the resource in relation to the road alignment and overall development.
The impact has been minimized to the maximum extent practicable with
the use of 3:1 side slopes and the use of wingwalls.
Subdivision Design
G1 Impact G1 is necessary to balance the grade of this area of the
development and to construct residential units. Because of the location of
the aquatic resource in relation to the overall development, the impact is
unavoidable.
G2 Impact G2 is necessary to balance the grade of this area of the
development and to construct residential units. Because of the location of
the aquatic resource in relation to the overall development, the impact is
unavoidable.
Compensatory Mitigation
The applicant offered the following compensatory mitigation plan to offset unavoidable
functional loss to the aquatic environment:
The applicant has attempted to avoid and minimize impacts where possible and will compensate
to the extent practicable for the remaining mitigatable unavoidable losses with compensatory
mitigation. The applicant proposes to compensate for 428 linear feet of permanent streambed
loss due to fill for road construction at a 2:1 mitigation ratio; 1.61 acres of permanent riparian
wetland loss at a 2:1 ratio; 1.06 acres of permanent conversion of forested wetlands at a 1:1
mitigation ratio; and 42,754 square feet of Zone I and Zone 2 riparian buffer impacts.
To offset unavoidable impacts to the riparian buffer, the applicant proposes to purchase Riparian
Buffer credits from the Sassarixa Swamp II Nutrient Offset & Buffer Mitigation Banking
Instrument private commercial mitigation bank, sponsored by Wildlands Holdings; to offset
unavoidable impacts to streams and riparian wetlands, the applicant proposes to purchase stream
4

Ammons Property Residential Development Project
SAW-2022-00367
and wetland credits from Falling Creek Umbrella Mitigation Banking Instrument, sponsored by
Wildland Holdings.
The project proponent proposes an 8-year permit authorization to allow for flexibility in response
to market conditions over a build -out period of 8 years. The project proponent proposes phased
mitigation.