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HomeMy WebLinkAbout20220405 Ver 2_ePCN Application_20220720Pre -Construction Notification (PCN) Form For Nationwide Permits and Regional General Permits (along with corresponding Water Quality Certifications) April 13, 2022 Ver 4.3 Initial Review Has this project met the requirements for acceptance in to the review process?* OO Yes 0 No Is this project a public transportation project?* OYes 0No Change only if needed. Pre -Filing Meeting Date Request was submitted on: 6/20/2022 BIMS # Assigned* Version#* 20220405 2 Is a payment required for this project?* O No payment required O Fee received O Fee needed - send electronic notification Reviewing Office* Winston-Salem Regional Office - (336) 776- 9800 Information for Initial Review What amout is owed?* O $240.00 0 $570.00 Select Project Reviewer* Sue Homewood:eads\slhomewood la. Name of project: McConnell Road Industrial la. Who is the Primary Contact?* Wyatt Bone 1b. Primary Contact Email:* lc. Primary Contact Phone:* wbone@neyer.com (919)624-3290 Date Submitted 7/20/2022 Nearest Body of Water Little Alamance Creek Basin Cape Fear Water Classification WD-IV, NSW Site Coordinates Latitude: 36.063402 A. Processing Information Longitude: -79.701144 County (or Counties) where the project is located: Guilford Is this a NCDMS Project 0Yes @No Is this project a public transportation project?* 0 Yes ® No la. Type(s) of approval sought from the Corps: EI Section 404 Permit (wetlands, streams and waters, Clean Water Act) ❑ Section 10 Permit (navigable waters, tidal waters, Rivers and Harbors Act) Has this PCN previously been submitted?* O Yes O No Please provide the date of the previous submission.* 6/22/2022 1b. What type(s) of permit(s) do you wish to seek authorization? Ill Nationwide Permit (NWP) O Regional General Permit (RGP) O Standard (IP) lc. Has the NWP or GP number been verified by the Corps? O Yes 0 No Nationwide Permit (NWP) Number: NWP Numbers (for multiple NWPS): Id. Type(s) of approval sought from the DWR: O 401 Water Quality Certification - Regular O Non-404 Jurisdictional General Permit pO Individual 401 Water Quality Certification 39 - Commercial/Institutional Developments le. Is this notification solely for the record because written approval is not required? For the record only for DWR 401 Certification: For the record only for Corps Permit; If. Is this an after -the -fact permit application?* O Yes OO No O 401 Water Quality Certification - Express 0 Riparian Buffer Authorization 1g. Is payment into a mitigation bank or in -lieu fee program proposed for mitigation of impacts? O Yes O No lg. Is payment into a mitigation bank or in -lieu fee program proposed for mitigation of impacts? OYes ONo lh. Is the project located in any of NC's twenty coastal counties? O Yes O No 1j. Is the project located in a designated trout watershed? 0 Yes :•: No B. Applicant Information OYes 0O No OYes 0O No ld. Who is applying for the permit? O Owner Applicant (other than owner) le. Is there an Agent/Consultant for this project?* OYes 0No 2. Owner Information 2a. Name(s) on recorded deed: William Mitchell Causey, Jr. 2b. Deed book and page no.: 005697 and 01126 / 005926 and 00111 2c. Contact Person: William Mitchell Causey, Jr. 2d. Address Street Address 2734 River Forks Road Address Line 2 City Sanford Postal / Zip Code 27330 2e. Telephone Number: (336)488-5785 2g. Email Address:* emojugs@gmail.com 3. Applicant Information (if different from owner) 3a. Name: McConnell Road Industrial LLC 3b. Business Name: 3c. Address Street Address 302 West Third Street Address Line 2 Suite 800 City Cincinnati Postal / Zip Code 45202-3426 3d. Telephone Number: (919)624-3290 3f. Email Address:* wbone@neyer.com 4. Agent/Consultant (if applicable) 4a. Name: Michelle Measday 4b. Business Name: ECS Southeast LLP 4c. Address Street Address 5260 Greens Dairy Road Address Line 2 City Raleigh Postal / Zip Code 27616 4d. Telephone Number: (919)441-2437 4f. Email Address:* mmeasday@ecslimited.com C. Project Information and Prior Project History State / Province / Region NC Country USA 2f. Fax Number: State / Province / Region OH Country USA 3e. Fax Number: State / Province / Region NC Country USA 4e. Fax Number: 1. Project Information 1b. Subdivision name: (if appropriate) lc. Nearest municipality / town: Greensboro 2. Project Identification 2a. Property Identification Number: 7894-22-6778,7894-22-2546 2b. Property size: 35.82 2c. Project Address Street Address 3635 McConnell Road Address Line 2 City Greensboro Postal / Zip Code 27405 3. Surface Waters 3a. Name of the nearest body of water to proposed project: * Little Alamance Creek 3b. Water Resources Classification of nearest receiving water: * WD-IV, NSW 3c. What river basin(s) is your project located in?* Cape Fear 3d. Please provide the 12-digit HUC in which the project is located. 030300010302 4. Project Description and History State / Province / Region NC Country USA 4a. Describe the existing conditions on the site and the general land use in the vicinity of the project at the time of this application: * The site currently consists of agricultural field, pasture and undeveloped wooded land. A single-family home, barn and sheds also occupy the site. Surrounding uses include single-family residential, multi -family residential, agricultural uses and wooded land. 4b. Have Corps permits or DWR certifications been obtained for this project (including all prior phases) in the past?* 0 Yes ® No 0 Unknown 4f. List the total estimated acreage of all existing wetlands on the property: 2.086 4g. List the total estimated linear feet of all existing streams on the property: 916.546 4h. Explain the purpose of the proposed project: * The site will be developed with three industrial buildings with associated parking/drive areas, landscaping, lighting and stormwater management measures. Proposed Building A is approximately 104,000 SF with parking for approximately 107 cars and 29 tractor trailers. Proposed Building B is approximately 120,000 SF with parking for approximately 141 cars and 30 tractor trailers. Proposed Building C is still being designed and is expected to be approximately 140,000 SF with parking for approximately 136 cars and 45 tractor trailers. The purpose of the project is to provide warehousing space is close proximity to the U.S. Route 40. With regard to purpose and need. 25,000 jobs were added to the region in 2021. Despite supply chain bottlenecks and labor supply issues across the country, e-commerce sales were up 11% during the 2021 holiday season and commanded an even larger share of total retail sales (20.9%) compared with the same period in 2020. This trend will continue to fuel the need for warehouse space as e-commerce and logistics firms target the Triad area to expand their foothold in the Southeast. Vacancy for warehouse space is at a historic low for the region at 2.5%. Extremely limited supply of new buildings continues to put pressure on rental rate growth and the need for new development to support the ecommerce and logistics demand for the region. There is a scarcity of industrial -zoned land within the Triad region, which makes this site and location very important to the overall market and supply chain. These infill locations like McConnell Road will fill the void for modem distribution space to meet the needs of the local and regional community by supporting the efficient distribution of goods and services to the region via a safe, well located state-of-the-art facility that will also create local jobs and continue to spur economic benefits for the local community through the construction of the building and the operations of the site post -construction. 4i. Describe the overall project in detail, including indirect impacts and the type of equipment to be used: * Appropriate erosion control measures will be used while the site is prepared and leveled to the desired building elevation. Standard construction equipment such as cranes, excavators, dump trucks, and similar vehicles would be used for the project. Proper erosion and sedimentation control measures would be employed throughout the project. Typical materials and machinery will be used on -site during the construction process. 5. Jurisdictional Determinations 5a. Have the wetlands or streams been delineated on the property or proposed impact areas?* J Yes O No Comments: 5b. If the Corps made a jurisdictional determination, what type of determination was made?* O Preliminary 0 Approved 0 Not Verified 0 Unknown 0 N/A Corps AID Number: SAW-2021-02168 O Unknown 5c. If 5a is yes, who delineated the jurisdictional areas? Name (if known): Agency/Consultant Company: Other: Michelle Measday ECS Southeast LLP 5d. List the dates of the Corp jurisdiction determination or State determination if a determination was made by the Corps or DWR November 16, 2021 6. Future Project Plans 6a. Is this a phased project?* Yes • No Are any other NWP(s), regional general permit(s), or individual permits(s) used, or intended to be used, to authorize any part of the proposed project or related activity? D. Proposed Impacts Inventory 1. Impacts Summary la. Where are the impacts associated with your project? (check all that apply): Wetlands Open Waters 2. Wetland Impacts u Streams -tributaries O Pond Construction Buffers 2a. Site #* (?) 2a1 Reason (?) 2b. impact type* (') 2c. Type of W.* 2d. W. name 2e. Forested* 2f. Type of Jurisdicition* (?) 2g. Impact area* W1 Fill P Riverine Swamp Forest W1 Yes Corps 0.200 (acres) 2g. Total Temporary Wetland Impact 0.000 2g. Total Wetland Impact 0.200 2i. Comments: 3. Stream Impacts 2g. Total Permanent Wetland Impact 0.200 3a. Reason for impact (?) 3b.Impact type* 3c. Type of impact* 3d. S. name* 3e. Stream Type* (?) 3f. Type of Jurisdiction* 3g. S. width 3h. Impact length* S1 Road Widening Permanent Culvert S1 Intermittent Corps 5 Average (feet) 25 (linear feet) 3i. Total jurisdictional ditch impact in square feet: 0 3i. Total permanent stream impacts: 25 3i. Total stream and ditch impacts: 25 3j. Comments: Stream width 5.5 ft, impact length is 25 LF or 142 SF (0.003 Ac.) streambed impacts E. Impact Justification and Mitigation 3i. Total temporary stream impacts: 0 1. Avoidance and Minimization la. Specifically describe measures taken to avoid or minimize the proposed impacts in designing the project: The purpose and need of the project includes the development of an industrial site that provides key components for bulk warehousing and distribution. Other aspects of the site include central location, sufficient size for the proposed buildings, can be supported with current infrastructure, and is complimentary to the existing commercial and industrial properties that located in the general area. The site is also located in the vicinity of major interstate thoroughfares and access to the Piedmont Triad (GSO) International Airport. The selected site offers the following which was important to the intended use: 1. Preferred site location in the vicinity of 1-40, 1-85, and 1-785. The site is located within approximately 1 mile of 1-40/1-85 and 2 miles of 1-785, Greensboro Loop Road and within 20 miles of Piedmont Triad (GSO) International Airport. 2. Utilities in place and or close to the site. The site requires electrical, gas, fiber, water, and sanitary sewer. Utilities are located within McConnell Road. 3. The site is generally flat and was free of poor soils which is important to the feasibility of bulk warehousing/distribution projects. The site is generally flat and drains to the center of the site to an unnamed tributary of Little Alamance Creek. Impacts to the tributary have been avoided outside of the widening of McConnell Road required by NCDOT. 4. A site was large enough to accommodate the site program and was controlled by a single landowner. Current industry standard is 500,000-SF for a warehouse/distribution building. The site proposes close to 400,000 SF of warehouse space between the three proposed buildings, which avoid impacts to the tributary. 5. The site must provide good secondary road access to support the expected truck and employee traffic. McConnell Road provides access to 1-40 and the and Greensboro Urban LoopRoad around Greensboro (still under construction). 6. A site that was relatively free of environmental features, streams, and floodplain, and/or features that could accommodate large building footprints. The site is generally clear of environmental features. The features are concentrated near the center of the site boundary and was generally avoided. 7. The site is entitled/zoned to appropriately allow for the intended bulk warehousing/distribution. The proposed buildings and associated vehicular and truck parking, loading dock space and grading for stormwater basins generally avoid impacting streams and wetlands on the site. The proposed widening of McConnell Road, requiring a culvert extension and further impacting the tributary onsite, is a requirement of Greensboro and a right turn lane, which is required by NC DOT. The widening accomplishes Greensboro's ultimate planned roadway width for this area. Additionally, NCDOT required right turn lanes be constructed which will improve safer operations of the proposed warehouses. The proposed wetland impacts were unavoidable as the wetland area extends upslope into the proposed tractor trailer parking/storage area for Building C. Separation of vehicular and tractor trailer traffic promotes safer circulation around the building and two dedicated access points to McConnelll Road further maintains that separation. Providing ample tractor trailer parking is an integral part of the facility's operation and meets tenant's current demand for ample staging and storage of tractor trailers. The impacts have been minimized to the greatest extent practicable through the use of a retaining wall to further limit grading into the wetland area to tie slopes into the existing grade. The impact area is currently used to pasture horses with extensive ground disturbance. lb. Specifically describe measures taken to avoid or minimize the proposed impacts through construction techniques: Impacts to the wetlands and streams cannot be avoided with this project. Site disturbance shall be minimized to the extent practicable in order for the proper installation of the project elements. The construction techniques shall be conducted in accordance with NCDENR standards. Temporary and additional erosion control measures shall be maintained throughout the construction process. Silt fencing will be placed at the bottom of the slopes to deter sediment and erosion control during roadway development activities. Temporary erosion, sedimentation, and pollution controls will be installed prior to and maintained during the entire construction duration and until final stabilization is established. 2. Compensatory Mitigation for Impacts to Waters of the U.S. or Waters of the State 2a. Does the project require Compensatory Mitigation for impacts to Waters of the U.S. or Waters of the State? O Yes No 2c. If yes, mitigation is required by (check all that apply): ❑ DWR O Corps 2d. If yes, which mitigation option(s) will be used for this project? RI Mitigation bank O Payment to in -lieu fee program ❑ Permittee Responsible Mitigation 3. Complete if Using a Mitigation Bank 3a. Name of Mitigation Bank: Cane Creek Umbrella Mitigation Banking Instrument 3b. Credits Purchased/Requested (attach receipt and letter) Type: Quantity: Riparian wetland 0.40 3c. Comments F. Stormwater Management and Diffuse Flow Plan (required by DWR) 1. Diffuse Flow Plan la. Does the project include or is it adjacent to protected riparian buffers identified within one of the NC Riparian Buffer Protection Rules? O Yes C) No If no, explain why: The stream on site is not mapped on the USGS topographic map or the published soil survey. 2. Stormwater Management Plan 2a. Is this a NCDOT project subject to compliance with NCDOT's Individual NPDES permit NCS000250?* 0 Yes ® No 2b. Does this project meet the requirements for low density projects as defined in 15A NCAC 02H .1003(2)? Yes • No 2c. Does this project have a stormwater management plan (SMP) reviewed and approved under a state stormwater program or state -approved local government stormwater program? • Yes No N/A - project disturbs < 1 acre 2d. Which of the following stormwater management program(s) apply: • Local Government State Local Government Stormwater Programs • Phase II NSW USMP Water Supply Please identify which local government stormwater program you are using. Greensboro Comments: G. Supplementary Information 1. Environmental Documentation la. Does the project involve an expenditure of public (federal/state/local) funds or the use of public (federal/state) land?* Yes • No 2. Violations (DWR Requirement) 2a. Is the site in violation of DWR Water Quality Certification Rules (15A NCAC 2H .0500), Isolated Wetland Rules (15A NCAC 2H .1300), or DWR Surface Water or Wetland Standards or Riparian Buffer Rules (15A NCAC 2B .0200)?* Yes • No 3. Cumulative Impacts (DWR Requirement) 3a. Will this project result in additional development, which could impact nearby downstream water quality?* Yes • No 3b. If you answered "no," provide a short narrative description. This is a stand alone project with full build -out of the property. 4. Sewage Disposal (DWR Requirement) 4a. Is sewage disposal required by DWR for this project?* • Yes 0 No 0 N/A 4b. Describe, in detail, the treatment methods and dispositions (non -discharge or discharge) of wastewater generated from the proposed project. If the wastewater will be treated at a treatment plant, list the capacity available at that plant. Guilford County and Greensboro -Water Resources Dept. 5. Endangered Species and Designated Critical Habitat (Corps Requirement) 5a. Will this project occur in or near an area with federally protected species or habitat?* Yes • No 5b. Have you checked with the USFWS concerning Endangered Species Act impacts?* • Yes No 5c. If yes, indicate the USFWS Field Office you have contacted. Raleigh 5d. Is another Federal agency involved?* 0 Yes 5e. Is this a DOT project located within Division's 1.8? 0 Yes ® No 0• No Unknown 5f. Will you cut any trees in order to conduct the work in waters of the U.S O• Yes 0 No 5g. Does this project involve bridge maintenance or removal? 0 Yes ® No 5h. Does this project involve the construction/installation of a wind turbine(s)?* 0Yes CT) No 5i. Does this project involve (1) blasting, and/or (2) other percussive activities that will be conducted by machines, such as jackhammers, mechanized pile drivers, etc.? 0 Yes ® No 5j. What data sources did you use to determine whether your site would impact Endangered Species or Designated Critical Habitat? IPaC and NC NHP Response Letters. See below for information regarding T/E species. A wetland delineation was completed on April 8, 2021. Targeted survey for the Small Whorled Pogonia was completed on June 22, 2022. Targeted surveys for Schweinitz's Sunflower were completed on October 29, 2021 and November 14, 2022. Schweinitz's Sunflower (Helianthus schweinitzii), Survey Window: late August to October The site consists of cleared areas for agricultural uses and horse pasture. Other habitats on site include forested wetland and upland forest. The surrounding land use comprises private single-family residences, multi -family residences, and agricultural lands. Agricultural fields were left fallow at the time of the ECS targeted survey. Field edges were maintained to the tree line. Field edges were examined for sunflower species, and none were identified during the October 29, 2021, and November 14, 2021 site visits for the targeted survey. Plants identified along field edges include: horseweed, cutleaf evening primeose, fleabane, ragwood, curly dock, Japanese chess, goldenrods, indian hemp, purpletop tridens, mugwort, pokeweed, autumn olive, blackberry, privet, sweetgum, eastern red cedar. No sunflower species were identified within the field/forest edge. No Schweinitz sunflower was identified along the field/forest edge. ECS concluded that the PSA does not contain Schweinitz's sunflower based upon the targeted survey performed within the flowering window. In addition, the NHP database search also did not identify Schweinitz's sunflower within the PSA or within a one -mile radius of the site. Therefore, ECS concluded that a project proposed on the site will not result in adverse effects to the Schweinitz's sunflower. Small -whorled Pogonia (Isotria medeoloides) Survey Window: mid -May to early July The majority of the PSA consists of fallow agricultural fields, active horse pasture, wetland and upland forest. At the time of the site visits, horses had access to pasture and to the forested wetland/upland areas causing considerable ground disturbance. The forested wetland portion of the PSA contains a dense canopy with a sparse understory of the mature tree species and privet (Ligustrum vulgare), raspberry (Rubus sp.) and multiflora rose (Rosa multiflora). Due to horses within the forested wetland, the herbaceous layer was absent to sparse with Japanese honeysuckle (Lonicera japonica). In vegetated areas. Small breaks within the tree canopy allowed for dappled sunlight. Based on the habitat and continued disturbance by horses within the PSA, it has been concluded that there is no viable habitat for small -whorled pogonia. No individuals were observed during the targeted survey performed on June 22, 2022. Therefore, ECS has concluded that the development will have no effect on the plant. 6. Essential Fish Habitat (Corps Requirement) 6a. Will this project occur in or near an area designated as an Essential Fish Habitat?* Yes O No 6b. What data sources did you use to determine whether your site would impact an Essential Fish Habitat?* NOAA Essential Fish Habitat Mapper 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 status?* O Yes O No 7b. What data sources did you use to determine whether your site would impact historic or archeological resources?* NC HPO Web Mapper 8. Flood Zone Designation (Corps Requirement) 8a. Will this project occur in a FEMA-designated 100-year floodplain?* O Yes O No 8c. What source(s) did you use to make the floodplain determination?* FEMA MSC Mapping Miscellaneous Please use the space below to attach all required documentation or any additional information you feel is helpful for application review. Documents should be combined into one file when possible, with a Cover Letter, Table of Contents, and a Cover Sheet for each Section preferred. Click the upload button or dreg and drop files here to attach document 3 McConnell_Road_Figure_1.pdf 1.81MB 4 McConnell_Road_Figure_2.pdf 920.53KB 5 - NC ECS Agent Authorization_non owner.pdf 302.99KB 5 McConnell_Road_Figure_6_WOUS REV 2021-Nov-15.pdf 831.69KB 5a - NC ECS Agent Authorization_owner.pdf 328.79KB 6 Existing Condtions-Demo Plan.pdf 1002.08KB 7 SAW-2021-02168 JD.pdf 96.81KB 8 Overall Site Plan.pdf 1.52MB 9 Impact Exhibit.pdf 898.36KB 10 Overall Grading -Drainage Plan.pdf 1.91 MB 12 McConnell Road Industrial - Wetland SOA 06-21-2022.pdf 154.85KB 13 USFWS IPaC Response Letter 2022-June-20.pdf 192.46KB 14 NC NHP.pdf 1.69MB 15 McConnell_Road_Figure_7_HPO.pdf 1.73MB 401 PreFileRequest_2022_06_20.pdf 72.57KB 401 PreFileRequest_Confirmation_email.pdf 46.83KB File must be PDF or KMZ Comments This application was previously submitted to the Army Corps on 6/22/2022. Signature Rl By checking the box and signing below, I certify that: • The project proponent hereby certifies that all information contained herein is true, accurate, and complete to the best of my knowledge and belief'; and • The project proponent hereby requests that the certifying authority review and take action on this CWA 401 certification request within the applicable reasonable period of time. • I have given true, accurate, and complete information on this form; I agree that submission of this PCN form is a "transaction" subject to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act"); I agree to conduct this transaction by electronic means pursuant to Chapter 66, Article 40 of the NC General Statutes (the "Uniform Electronic Transactions Act"); I understand that an electronic signature has the same legal effect and can be enforced in the same way as a written signature; AND I intend to electronically sign and submit the PCN form. Full Name: Michelle Measday Signature Date 7/20/2022 Michelle Savage-Measday, PWS From: Michelle Savage-Measday, PWS Sent: Monday, June 20, 2022 4:15 PM To: 401PreFile@ncdenr.gov Subject: Pre -File Request: McConnell Road Industrial Project Attachments: 9 Impact Exhibit.pdf; 3 McConnell_Road_Figure_1.pdf; 4 McConnell_Road_Figure_2.pdf; 8 Overall Site Plan.pdf This email serves as the pre -filing application for the project. The project is located at 3635 McConnell Road in Greensboro, Guilford County. The site will be developed with three industrial buildings with associated parking/drive areas, landscaping, lighting and stormwater management measures. Proposed Building A is approximately 104,000 SF with parking for approximately 107 cars and 29 tractor trailers. Proposed Building B is approximately 120,000 SF with parking for approximately 141 cars and 30 tractor trailers. Proposed Building C is still being designed and is expected to be approximately 120,000+ SF with parking for approximately 110+ cars and 30+ tractor trailers. The purpose of the project is to provide warehousing space is close proximity to the U.S. Route 40. Site location maps are also attached. Thank you, Michelle MICHELLE SAVAGE-MEASDAY, PWS I Environmental Senior Project Manager T 919.861.9910 I D 919.861.9821 I C 919.441.2437 5260 Greens Dairy Road I Raleigh I NC 127616 ECS SOUTHEAST, LLP www.ecslimited.com THE NEW ASTM PHASE I STANDARD IS HERE - Contact us to find out more. Instagram I Linkedln I Facebook I Twitter Confidential/proprietary message/attachments. Delete message/attachments if not intended recipient. 1 Michelle Savage-Measday, PWS From: laserfiche@ncdenr.gov Sent: Wednesday, June 22, 2022 3:49 PM To: Michelle Savage-Measday, PWS; wbone@neyer.com; emojugs@gmail.com Subject: [EXTERNAL] 404 PCN Application Submittal - McConnell Road Industrial Your pre -construction notification application has been submitted to the Wilmington District US Army of Corp of Engineers. The time clock for the review process will begin on the first business day of the submittal or the next business day if submitted on a weekend or holiday. If this pre -construction notification was not submitted to the correct field office, the time clock will not start until the correct field office receives the application. lithe application is incomplete a project manager will be contacting you to request more information. If you have any questions, or are experiencing any issues with the PCN online form, please contact Bev Strickland at Bev.Strickland@ncdenr.gov. This email was automatically generated by Laserfiche workflow. Please do not respond to this email address, as responses aren't monitored. i