Garrison Road Memo

DEPARTMENT OF THE ARMY
WILMINGTON DISTRICT, CORPS OF ENGINEERS
69 DARLINGTON AVENUE
WILMINGTON, NORTH CAROLINA 28403-1343
CESAW-RG/Tugwell
MEMORANDUM FOR RECORD
SUBJECT: Action ID # SAW-2022-00437
Comments on the CDOT Garrison Road I
Beaverdam Creek Mitigation Site
Summary:
January 13, 2023
& SAW-2006-30735, NCIRT Review
:xtension and Crossing of the NCDMS
The City of Charlotte DOT (CDOT) proposes to modify the conservation easement for
the NC Division of Mitigation Services Beaverdam Creek Stream Mitigation Project
(SAW-2006-30735), located in Mecklenburg County, North Carolina, for the purposes of
extending Garrison Road across the mitigation site and stream, to provide a connection
with Dixie River Road. The proposed Garrison Road extension is required by the City
as part of their thoroughfare plan; however, Construction of Garrison Road would be
accomplished by the McCraney Property Company who are also the applicants for the
required 404 permit authorization (SAW-2022-00437). The permit application has been
submitted to the Corps but is currently on hold pending the resolution of the request by
CDOT to modify the Beaverdam Creek Mitigation Project.
The Beaverdam Creek Project was constructed by NCDMS (formerly NCEEP) in 2006
and transferred to long-term management following closeout in 2013. The project has
had several easement modifications since closeout, primarily due to infrastructure
projects (sewer & gas utilities), with the majority of the modification occurring near the
downstream end of the site (in the vicinity of Dixie River Road).
The request to modify the easement was discussed during the NCIRT meeting in
August 2022, which resulted in additional information requests by the NCIRT,
particularly regarding alternative routes for Garrison Road, and efforts to avoid and
minimize impacts to the mitigation site. The City provided additional information, and
the proposal was discussed again during the NCIRT meeting in December 2022. The
information provided for the December meeting is attached. The minutes from the
December meeting are also provided below, along with additional comments received
from NCIRT members following the meeting.
Following a review of the supplemental information submitted by the City, consideration
of the discussion at the August and December NCIRT meetings, and a review of the
comments provided by the NCIRT, I concur that the applicant has provided sufficient
information to justify the purpose and need for the road crossing and their proposed
alignment (Route 5 of the provided alternatives) that crosses the Beaverdam Site
upstream of Dixie River Road. This determination was based on a review of the
project alternative alignments, the overall public benefit that construction of the

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proposed roadway would provide, and the fact that the proposed road alignment was
planned prior to the institution of the mitigation project and recordation of the easement.
While I concur that the applicant has provided sufficient justification for the proposed
road alignment and need for the crossing, additional information is required to
determine the extent of impacts to the mitigation site. The City has stated that the final
plans, including minimization efforts and exact impact amounts (area and length of
stream loss, and area loss within the conservation easement), have not been
completed; therefore, it is not possible to determine the full extent of the impact to the
Beaverdam Mitigation Project easement or stream.
Once accurate impact amounts and plans are available, the City must also provide a
plan to compensate for the full extent of impacts to the mitigation project and the
associated credit, which may include indirect impacts such as increased habitat
fragmentation or degradation of stream condition/function resulting from road
construction through the mitigation site. Actions to compensate for lost area within the
easement and lost stream function (and associated credit) could include the inclusion
and protection of additional land and stream channel adjacent to the project or the
purchase of replacement credits from NCDMS. This information must be submitted
prior to any final concurrence or approval to modify the easement.
Any approval to modify the easement is separate from any 404/401 authorization (and
associated mitigation) that may be necessary prior to impacting streams and/or
wetlands for construction of Garrison Road.
Minutes from NCIRT Meeting (12/13/22):
1. CDOT Garrison Road Extension Project, Mecklenburg County —Proposed to
impact Beaverdam Creek Mitigation site (Project # D05016). Jennifer
Robertson -Atlas Environmental, Erin Pratt-CDOT, McCraney Property Company.
Previously proposed the extension of Garrison Road, which would impact
Beaverdam Creek Mitigation site, at the August 2022 IRT meeting. The Garrison
Road extension is proposed to intersect Dixie River Road south of Berewick
Elementary School and will support River District growth. This will be a CDOT
road once constructed, which includes a 120' wide public right-of-way plus a
pedestrian pathway. The IRT requested they submit alternatives or details of
avoidance and revised impact estimates.
The City of Charlotte is presenting 7 alternative routes and one no -build
alternative (Route 5 identified as preferred). Garrison Road extension proposed
to promote growth in the area to accommodate increase in traffic volumes as part
of the Westside Strategic Plan (2000) for the River District area. Existing
thoroughfare surrounding River District will not be able to handle projected traffic.
City of Charlotte is limited to funding streets only within city limits which includes
Dixie River Road improvement. No -Build alternative limits vehicular connectivity

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between River District and Steele Creek and will result in congestion and 1-485
would need to be widened. Current River District constraints include: the
Catawba River (located west of River District), Beaverdam Creek (located within
River District), NS Railroad (north), 1-48 (east), and Dixie River Road.
2040 Comprehensive Plans/Maps do not include conservation easements and
are typically identified once other plans are developed. IRT would recommend
considering conservation easement location for future transportation projects and
addressing these issues prior to development of transportation plan approval.
City of Charlotte states that the Westside Strategic plan (2000) and Dixie
Berryhill Strat Plan (2003) was in place prior to the establishment of the
conservation easement but understand the need to identify conservation
easement locations for future planning efforts. City of Charlotte will provide PDF
documents of the presentations- these will be distributed to the IRT.
Alternatives Analysis included 7 build alternatives and one no -build. Build
alternatives are aligned to present the least damaging route, route design is
similar for all routes in the analysis, construction design may differ to address
route and site variation/cost, and construction changes would not create
additional impacts to include installation of stormwater ponds.
Majority of the breaks in the easement since construction have occurred north of
Dixie River Road. The plans provided in the documentation submitted to IRT for
review included Version 2, but the City is currently working on a Version 3.
Version 3 aims to reduce size and length of impact to the CE, reduce the size
and length of stream impacts, moving the greenway out of the CE, and aligning
the greenway culvert with the stream.
Version 1.0 Version 2.0 Version 3.0
CE Irnp4a t Area
1,82 AC
1,24 AC
< 1,24 AC
CE impact Length
450 LF
300 LF
< 300 LF
Stream Impact Area
0.065 AC
0.068 AC
< 0.068 AC
Stream Impact Length
342 LF
342 LF
< 342 LF
Greenway
Inside
Outside
Outside
For Alternative 5, the City believes if the Garrison Road project is approved the
existing Dixie River Road will not require improvements at least through 2050.
With the option to widen Garrison Road to 4-lanes, this will likely occur before
any improvements to Dixie River Road. Additionally, they do not anticipate any

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changes or relocations to utility corridors that could potentially impact other
sections of the conservation easement (existing powerline, waterline, and sewer
line (sewer line approved by IRT in 2021)) and that any proposed changes could
be addressed within the Garrison Road footprint. Any utilities that are constructed
would likely be in the footprint of Garrison Road disturbance. However, given
unanticipated future development and NCDOT priorities, it is possible that these
could occur.
Stormwater pond on the Route 5 (preferred option)- is there a mechanism that
the stormwater would connect to the stream? Comments received from the
NWP14 permit request required the road to have stormwater treatment. The
current road includes ditches on both sides of the road that collect the runoff in
the channels and routes it to stormwater inlets within the ditches that are being
piped to the stormwater pond. The pond has a control structure and outlet pipe
that discharges back into the stream. The engineers compared the pre- and post -
development discharge analysis of the channel to assess the effect to the
receiving stream. Designed for 100-year storm to keep runoff below pre -
development discharge. Engineer treats the 1" runoff with a drawdown of 72
hours to address water quality and detention.
The alignment of the greenway will be located outside the easement and will not
impact any other sections of the CE. The location and design of this feature has
not been decided therefore, the location of this feature is not yet included in the
plans. The greenway would result in a 29-foot retaining wall to build 4 lanes and
the pedestrian crossing. The final (Version 3) will include a cross section,
inlet/outlets, and the pedestrian crossing. The Garrison Road crossing Version 3
will incorporate all utilities within the footprint (between the retaining walls),
inlet/outlet structures, bike and pedestrian paths, allow the potential 4 lane
expansion, and eliminate the need for the rip -rap rock bank stabilizations. Stream
impact would be approx. 230 LF and CE impact area reduced to under an acre
for Version 3. No guarantee that Dixie River Road won't be expanded, and no
guarantee that the future needs of the utilities will not change.
If Dixie River Road were widened, it is located outside of city limits but would be
located in the ETJ. Subdivisions located on both sides of the road and is a
constraint with the widening of the road; these 2 subdivisions will never be part of
the city limits because all residents of the area would have to agree to annex.
Permits have been submitted to USACE and DWR (404/401) and most permit
comments have been resolved. If the preferred route were approved,

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would areas of development of parcels adjacent to the Garrison Road corridor
impact the CE? The City is not aware of any potential impacts due to
infrastructure from the development of the adjacent parcels, and there will be no
need for the development to be near the CE. The developers of the adjacent
parcels own the lower section of Main Beaver Creek (west) and could be added
as part of the CE. During rezoning the developer had to agree to give
Mecklenburg County an easement for a greenway, which is what is being
considered for the additional section of the CE. The City still needs to work out
the potential to add this area to the CE. Road corridor runs east to west is the
future Catawba Crossing but isn't located in the CE. May need to add retaining
walls when Catawba Crossing is constructed.
Cost estimates generated for alternatives were not conducted for alternative
routes.
Additionally, IRT would like to clarify a statement made in the submittal, and that
easement breaks do affect the functional uplift potential of a project.
Next steps: Agree to purpose and need of the project and which proposed
alignment is best suited. IRT will decide on proposed crossing and alternative
that is presented and will contact the City with the decision.
Project is fully debited, so once the above has been decided, future discussions
will need to include credit replacement, addition of a CE, and finalizing impacts to
the CE and the stream (to be presented in Version 3). City will determine what
the final impacts will be and submit a final version (Version 3).
NCIRT Comments:
Erin Davis, NCDWR (1/3/23):
1. As previously requested by the IRT, the City of Charlotte presented a project
alternative analysis and submitted corresponding summary comparison
documentation for the Garrison Road Extension and Beaverdam Creek
Conservation Easement Encroachment Request at the December NCIRT
meeting. DWR appreciated the effort made by the City to respond to IRT
comments and concerns from the August NCIRT meeting. While the alternative
analysis may not have been an exact `like for like' comparison given the
significant work done to reduce the impacts of the preferred alternative, DWR
believes a good faith effort was completed and that the additional information
provided more context for the proposed purpose and need. We have no
additional questions regarding the alternative analysis. However, in order for

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DWR to progress in our review of the proposed encroachment request, we will
need a detailed proposal submitted including a summary of proposed impacts to
Beaverdam creek, the site easement and debited credits, and a mitigation plan
which addresses the functional/credit loss resulting from the proposed
encroachment. DWR remains concerned about the adverse impact of site
fragmentation and the cumulative effect that past, proposed and potential future
encroachments pose on the long-term success of the mitigation site, meant to be
protected in perpetuity.
Todd Tugwell
Chief, Mitigation Branch
Regulatory Division

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November 9, 2022
NC Department of Environmental Quality
Stewardship Program Coordinator
Attn: Ed Hajnos
1606 Mail Service Center
Raleigh, NC 27699-1606
Re: Extension of Garrison Road
Proposed Impact to Beaverdam Creek Tributary Conservation Easement
Ed,
Thank you for your coordination and help with the enclosed addendum package. The
purpose of this letter is to provide you and the Interagency Review Team (IRT) with
additional information on the potential impact the proposed project will have on the
Beaverdam Creek Stream Restoration Conservation Easement (hereafter referred to as
Conservation Easement). The Beaverdam Creek Stream Restoration (DMS Project #
D05016) was constructed in 2007 and included 13,203 linear feet of restoration /
enhancement and 2,603 linear feet of preservation. This package provides a complete
review of the proposed project as well as responses to the comments from your office
during our meeting held October 31, 2022, and earlier comments received from IRT
team members including Todd Tugwell with the US Army Corps of Engineers (Corps),
Todd Bowers with the Environmental Protection Agency (EPA), Erin Davis with the
North Carolina Division of Water Resources (NCDWR), and Travis Wilson with the
North Carolina Wildlife Resources Commission (NCWRC).
Purpose and Need
The City of Charlotte (project applicant) proposes extending Garrison Road from its
current terminus to existing Dixie River Road, creating a north -south multimodal
transportation corridor that adds vehicular capacity and multimodal facilities to support
the mobility needs of current, entitled, permitted, and future development within an area
of Mecklenburg County dubbed the River District Area. Please note that the River
District Area contains within it a residential and commercial development called The
River District. The extension of Garrison Road will connect cars, cyclists, and
pedestrians from the developing River District Area to the established Steele Creek
Area at a location along Dixie River Road that has been widened for 4 travel lanes, bike
lanes, and a sidewalk. The extension of Garrison Road is a reaction to current traffic
and mobility needs within the River District Area.
Policy Background
The vision for the River District Area evolved over 30 years through a series of area
planning processes led by a team of agencies dedicated to the growth and mobility of
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Charlotte -Mecklenburg and the region. These agencies were the Charlotte -
Mecklenburg Planning Commission, Charlotte Area Transit System, and the
Mecklenburg -Union Metropolitan Planning Organization (MUMPO, now the Charlotte
Regional Transportation Planning Organization (CRTPO)). These partners led
stakeholders from the public sector, including staff from multiple City of Charlotte and
Mecklenburg County agencies, Charlotte -Douglas International Airport, Gaston County,
North Carolina Department of Transportation (NCDOT), and Gaston -Lincoln
Metropolitan Planning Organization (MPO), along with an array of private members
including area neighborhood leaders, local business representatives, and local
developers. These plans set forth the growth vision for the River District Area and the
thoroughfare network to support that vision (see Table 1 below).
Table 1. Adopted plans supporting a thoroughfare network in the River District Area.
Plan
Adoption Year
Southwest District Plan
1991
Integrated Transit/Land-Use Plan
1998
Westside Strategic Plan
2000
Dixie Berryhill Strategic Plan
2003
MUMPO Thoroughfare Plan
2004
CRTPO Comprehensive Transportation Plan
2017
2040 Charlotte Comprehensive Plan
2021
2040 Charlotte Policy Map
2022
Charlotte Streets Map
2022
Land Use and Mobility Vision
The Dixie Berryhill Strategic Plan established future land use and mobility vision for the
River District Area to be high density retail, office, and residential. The 2040
Comprehensive Plan further refined the vision as a Regional Activity Center,
Manufacturing and Logistics, and middle density residential (see Map 1 on page 19).
Per policy, the accompanying mobility network should be well connected with small
blocks, and arterials should provide for the same and comfortable travel for all modes —
cars, transit, walking, and cycling.
Active and Pending Development
Of the River District Area's 4,000 acres, 2,100 acres have been entitled (meaning that
Charlotte City Council and Mecklenburg County Commission have approved zoning and
land uses for specific parcels/groupings of parcels), are in some phase of permitting, in
construction, or complete.
The anticipated vehicular trips associated with the 2,100 acres is 128,850 vehicles per
day. For perspective, this is equivalent to the number of vehicles that drive on 1-77 in
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south Charlotte each day, and more than the number of vehicles traveling 1-40 south of
Raleigh, between US 1 and 1-495. The City of Charlotte can't say how many vehicular
trips will be in the River District Area when it is fully built out, but with nearly half the
land mass still available for development it will be well above the currently approved
128,850 trips per day.
Existing Transportation Network
The River District Area has two 2-lane rural arterials, Dixie River Road and Garrison
Road. Dixie River Road accesses the Steele Creek Area and Garrison Road accesses
1-485 as the west leg of the 1-485/West Blvd/Garrison Road interchange. The Catawba
River to the west, 1-485 to the east, and Norfolk -Southern Rail to the north are all
constraints that limit the potential for future street network, effectively restricting ways in
and out of the River District Area to the 1-485 interchange at West Boulevard and Dixie
River Road into the Steele Creek Area.
Pending Thoroughfare Improvements
The thoroughfare network moves large volumes of people between home and work and
to all their other needs. For this reason, the public is responsible for planning, funding,
and implementing new thoroughfares, thoroughfare extensions, and improvements to
thoroughfares. In North Carolina, NCDOT and cities have the authority and
responsibility to fund roadway projects. Both agencies have the authority to form public -
private partnerships (P3) to advance much needed infrastructure improvements that
have been identified through a public planning process and prioritized.
The NCDOT and the City of Charlotte fund thoroughfare projects in the Charlotte city
limits. The City funds street improvements with bond dollars approved by the voters
(who pay City taxes within the city limits). As such, the City of Charlotte is limited to
funding street improvements only within the city limits. Any street improvements outside
of the city limits are funded by NCDOT. The majority of the River District Area is
outside of the Charlotte city limits. Map 2 on page 20 shows the city limits and pending
voluntary annexations which will bring those parcels into the city.
The NCDOT's State Transportation Improvement Program (STIP) is programed based
on tiers of funding and statewide need. Locally, any project that would be nominated for
funding in the STIP would have to be in the MPO's Metropolitan Transportation Plan
(MTP), which currently defines STIP candidates through 2050. Any project not in the
2050 MTP is not expected to be constructed prior to 2050.
The City of Charlotte holds transportation bond referendums every two years. Bond
dollars were approved for streets within the River District Area boundary in 2014 (Map
1). Those dollars are being used for the West Boulevard Extension project and the
Garrison Road Extension project. Both projects are P3s (public -private partnerships).
In the case of Garrison Road Extension, the property owner that holds the majority of
the acreage needed to advance the alignment designated during the area planning
process and depicted on the regional Comprehensive Transportation Plan has agreed
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to annex into the city, dedicate the right-of-way, and construct the City funded project to
help the City advance this needed public project.
Below are the future Dixie River Road area thoroughfare projects along with status and
responsible jurisdictions for each (see Table 2 below). This list shows that the West
Blvd Extension and Garrison Road Extension are the only street improvements
approved for funding, and the remaining thoroughfares fall under the responsibility of
NCDOT. Map 3 on page 21 depicts the existing thoroughfare network (solid white lines)
and proposed network (dashed white lines).
Table 2. Future River District Area thoroughfare projects.
Future Project
Responsible
Status
Timeline for
Jurisdiction
Completion
West Blvd Ext
City of Charlotte / P3
Funded / Bid
2025
I-485 to Dixie River Rd
Phase
Garrison Rd South Ext
City of Charlotte / P3
Funded /
2023
Design
West Blvd Ext
NCDOT (portions shared
Unfunded
Beyond 2050
Dixie River Rd to Western Pkw
by City of Charlotte
Dixie River Rd North Ext
NCDOT
Unfunded
Beyond 2050
Dixie River Rd Widening
NCDOT
Unfunded
Beyond 2050
Garrison Rd North Ext
NCDOT (portions shared
Unfunded
Beyond 2050
by City of Charlotte
Garrison Rd Widening
NCDOT (portions shared
Unfunded
Beyond 2050
by City of Charlotte
Future Catawba Crossing
NCDOT
Unfunded
Beyond 2050
Past and Potential Future Imaacts to the Conservation Easement
Continuity in ecosystem function is an important concept in the development of
conservation easements, and likely more important than the contiguity of the easement.
The Conservation Easement was established with five separations to accommodate
preexisting or planned development, including Dixie River Road (-60 linear feet), an
existing North sewer line (-25 linear feet), an existing Middle sewer line (-40 linear
feet), an existing Southeast sewer line (-25 linear feet), and a future road crossing
(-150 linear feet) connecting the Village of Glasgow to the Village of Inverness. All
these easement separations are located at, or South of, Dixie River Road, and
presumably did not reduce the function or intention of the easement or the restoration of
Beaverdam Creek and its tributaries.
Additionally, there have been disturbances to the Conservation Easement at two
locations North of Dixie River Road since its completion in 2007. The first location
includes the sewer line for Berewick Elementary School (2009) and an overhead Duke
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Energy powerline (2014) which total 58 linear feet, a Piedmont Natural Gas line (-20
linear feet; 2021), and a Charlotte Water waterline (-34 linear feet; 2023) which total 54
linear feet. The second location includes a Charlotte Water sewer line (-20 linear feet;
2021) and the requested Garrison Road Extension roadway. The 2021 Charlotte Water
sewer line and Garrison Road Extension project disturbances are proposed within the
same crossing footprint.
The number of separations and requests are a testament to the development demand in
the River District Area. Fortunately, the planning of these crossings has resulted in only
two new separations within the Conservation Easement (one at the sewer, power, gas,
and water lines, and the other at the sewer and proposed project road crossing). Also
fortunately, the proposed Garrison Road Extension right-of-way should become the
preferred corridor for any future non -gravity utility needs into the River District Area.
This would ultimately eliminate or substantially reduce the need for any future
separations to the Conservation Easement.
The future Catawba Crossing alignment is well north of the Conservation Easement and
will stay that way based on NCDOT's requirement to connect to 1-485 in the general
location shown in the planning documents. The Catawba Crossings Project Corridor is
based on alignments developed by two other NCDOT Feasibility Studies. The Catawba
Crossings Feasibility Study (Project ID H190069; SP-1710A) was completed in 2017 by
NCDOT and established a conceptual roadway alignment from NC 279 (S. New Hope
Road) in Gaston County to 1-485 in Mecklenburg County. This was completed as a
quick engineering exercise to determine potential costs associated with such a project.
It was not a formal study, and the conceptual designs are subject to change. This
design concept is being further evaluated by the Catawba Crossings Feasibility Study.
The NCDOT began the Airport Area and River District Feasibility Study (Project ID
H184060) in 2019. This study was placed on hold in 2020 and has recently been
restarted. This incomplete study was reviewed by the Catawba Crossings Project Team
and forms the basis for the conceptual roadway alignment on the Mecklenburg County
side of the Catawba River only. Connection of the Catawba Crossing at 1-485 will make
use of the existing interchange at Exit 6 (West Boulevard) rather than creating a new
interchange.
Other than the proposed extension of Garrison Road, the only remaining potential
impact to the Conservation Easement would be any future widening of Dixie River
Road, which would be the responsibility of NCDOT and is not in the 2050 MTP!
Alternatives
The City of Charlotte has proposed eight (8) alternatives routes for the Garrison Road
Extension, including seven (7) build alternatives and one (1) no -build alternative. Any
alignment ultimately must be within the jurisdiction of the City of Charlotte. This
means that private property would have to be voluntarily annexed or otherwise
transferred to City of Charlotte jurisdiction before construction begins. Not all
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proposed alignments are currently within the jurisdiction of the City of Charlotte.
Several routes extend into the Extraterritorial Jurisdiction (ETJ). The ETJ is an area
that is outside of Charlotte city limits but subject to Charlotte zoning and building
regulations. North Carolina state law allows cities to establish ETJ areas to regulate
development and plan more effectively for infrastructure, such as water and sewer.
The seven (7) build alternatives are each individually aligned to present the least
damaging route within its greater route corridor. The design criteria are similar across
all routes for comparative analysis, but the construction design for an individual route
may differ from that which is presented to address individual route and site variations
and cost-efficient strategies to build. However, the construction design changes would
not create additional impacts to the sensitive factors analyzed in the alternatives
analysis matrix. Similarly, stormwater management will be addressed for each route but
will not include additional impacts to wetlands, streams, floodplains, historic and cultural
resources, or any Conservation Easement.
Several alternative routes make use of the unimproved, 2-lane, portion of the existing
Dixie River Road as the north -south transportation corridor. Because these alternative
routes connect to the 2-lane portion of Dixie River Road, they do not achieve the goal of
additional vehicular capacity and as such, presume that improvements of Dixie River
Road at the crossing of Beaverdam Creek, at a minimum, will be required to address
the increased traffic. The alternatives include impacts to the streams, wetlands,
floodplain, and Conservation Easement in this area in addition to other potential impacts
of the route alignment.
No -build Alternative
The no -build alternative does not assume no impacts. The no -build alternative
presumes existing and future conditions are present and expected. This means current
permitted, entitled, planned, and future development in the River District Area will occur,
and vehicle use of existing roadways will increase as anticipated. This also presumes
that modifications to existing roadways may occur much sooner than planned to
address these conditions.
The River District Area has approved development that will bring almost 129,000
vehicle trips per day, with more on the way. The mobility network is currently limited to
5 miles of 2-lane rural road to move that traffic into, out of, and through the area. The
constraints of the Catawba River to the west and 1-485 to the east, and Norfolk -
Southern Rail to the north limit the potential for future street network, effectively
restricting ways in and out of the River District Area to the 1-485 interchange at West
Boulevard or south into the Steele Creek Area.
The Steele Creek Area is adjacent to the River District Area. The two activity centers
(Steel Creek and River District) will have natural synergy, sharing employment, housing,
education, goods, and services opportunities. It is important for the two areas to be well
connected via all travel modes - car, transit, cycling, and walking. Without the extension
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of Garrison Road, there will be no connection for cyclists or pedestrians, and very
limited capacity for cars.
Without the Garrison Road Extension, there is no safe way for cyclists and pedestrians
to travel from the Dixie River Road area into the Steele Creek Area. With the Garrison
Road Extension connection to improved Dixie River Road, pedestrians and cyclists will
have dedicated facilities along Garrison Road Extension and into the heart of the Steele
Creek Area (includes NCDOT funded improvements on NC 160), providing access to
parks, schools, employment, and shopping for over five miles.
Without the Garrison Road Extension, the River District Area will become extremely
congested until NCDOT can program improvements to Dixie River Road; currently
projected beyond 2050. The proposed Garrison Road Extension doubles the vehicular
capacity for cars traveling between the activity centers from a maximum of 20,000 cars
a day to 40,000 cars a day (assumes industry maximum capacity of 10,000 cars per
travel lane). The Garrison Road Extension proposes building two (2) travel lanes but is
reserving space for an additional two (2) travel lanes for the future, preserving capacity
for an additional 20,000 cars per day when needed. Garrison Road Extension
increases the vehicular capacity between the River District Area and the Steele Creek
Area and extends the life of existing Dixie River Road well into the future.
Without the Garrison Road Extension, most River District Area traffic will be forced to
use 1-485 as a local connection to the Steele Creek Area. 1-485 is already congested at
the Steele Creek Area interchanges (NC 160 and NC 49) with travel times exceeding
2.5 times normal travel time during peak hours. The surface streets at the
interchanges, NC 160 and NC 49, are also congested making it difficult existing off of
and onto 1-485. Without a Garrison Road connection, 1-485 will ultimately need to be
widened to manage the traffic using the short connection between the West Boulevard
interchange and Steele Creek Area. This would be a highly impactful and expensive
project. The interchanges and associated street network would also need to be further
expanded to absorb the local traffic pressure from the River District Area.
Below are the individual alternatives, a description of their location and route alignment,
and advantages and disadvantages of each. An alternative analysis matrix of important
and factors is included in Table 3 on page 17. The Least Environmentally Damaging
Practicable Alternative analysis is included in Table 4 on page 18. Map 4 on page 22
and map 5 on page 23 include an overview of alternative routes without and with
grading.
ALTERNATIVE 1 (Maps 6-7 on pages 24-25)
Description/Location
Alternative 1 extends the existing Garrison Road 0.60 miles west where it intersects
Dixie River Road at the intersection of Bracebridge Court. The new roadway will run
along the northern boundary of the McCraney Property Company property (Parcel ID
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14129105) and cross four (4) additional private properties, including a portion of the
proposed The River District development. The following advantages and disadvantages
were identified for Alternative 1:
Advantages
• The new roadway will not require an additional separation in the Conservation
Easement.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
• The new roadway will not cross the Duke Energy Transmission Line easement.
Disadvantages
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with five (5) additional private property owners
for voluntary annexation (Parcel IDs 14116102, 14116103, 14116104, 14128101,
and 14117101).
• The new roadway will not provide another north -south route as outlined in the
Dixie Berryhill Strategic Plan (2003) and will not add vehicular capacity to the
River District Area.
• The existing Dixie River Road will require future widening. Dixie River Road is in
the Extraterritorial Jurisdiction (ETJ) and maintained by NCDOT.
• The Dixie River Road widening will impact the Conservation Easement at the
crossing of Dixie River Road. Impacts include:
• 148 linear feet (0.079 acres) of stream
• 522 linear feet of floodplain
• 0.049 acres of wetlands
• 60 linear feet (0.42 acres) of Conservation Easement
• The new roadway will impact existing utility line corridors (power and sewer).
• The new roadway will cross Beaverdam Creek and will impact:
• 280 linear feet (0.05 acres) of stream
• 398 linear feet of floodplain
• The new roadway will cross four post -construction stream buffers.
• The location of the new roadway will experience construction challenges due to
the significant change in elevation; approximately 39.85 feet of elevation change
at the stream from existing ground to proposed finish grade.
ALTERNATIVE 2 (Maps 8-9 on pages 26-27)
Description/Location
Alternative 2 extends the existing Garrison Road 0.64 miles west where it intersects
Dixie River Road at the intersection of Bracebridge Court. The new roadway will run
along the northern portion of the McCraney Property Company property (Parcel ID
14129105) and cross five (5) additional private properties, including a portion of the
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I TLAS
VIRONMENTAL
proposed The River District development. The following advantages and disadvantages
were identified for Alternative 2:
Advantages
• The new roadway will not require an additional separation in the Conservation
Easement.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
• The new roadway will not cross the Duke Energy Transmission Line easement.
Disadvantages
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with six (6) additional private property owners
for voluntary annexation (Parcel IDs 14116103, 14116104, 14116120, 14116105,
14128101, and 14117101).
• The new roadway will not provide another north -south route as outlined in the
Dixie Berryhill Strategic Plan (2003) and will not add vehicular capacity to the
River District Area.
• The existing Dixie River Road will require future widening. Dixie River Road is in
the Extraterritorial Jurisdiction (ETJ) and maintained by NCDOT.
• The Dixie River Road widening will impact the Beaverdam Creek Tributary
Conservation Easement at the crossing of Dixie River Road. Impacts include:
• 148 linear feet (0.079 acres) of stream
• 522 linear feet of floodplain
• 0.049 acres of wetlands
• 60 linear feet (0.42 acres) of Conservation Easement
• The new roadway will impact existing utility line corridors (power and sewer).
• The new roadway will cross Beaverdam Creek and will impact:
• 400 linear feet (0.05 acres) of perennial stream
• 300 linear feet (0.02 acres) of intermittent stream
• 384 linear feet of floodplain
• 0.004 acres of wetlands
• The new roadway will cross four post -construction stream buffers.
• The location of the new roadway will experience construction challenges due to
the significant change in elevation; approximately 43.35 feet of elevation change
at the stream from existing ground to proposed finish grade.
ALTERNATIVE 3 (Maps 10-11 on pages 28-29)
Description/Location
Alternative 3 extends the existing Garrison Road 0.74 miles southwest where it
intersects Dixie River Road between Bracebridge Court and Windygap Road. The new
roadway will run southwest across McCraney Property Company property (Parcel ID
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f
VIMNMENTAL
14129105) and cross four (4) additional private properties. The following advantages
and disadvantages were identified for Alternative 3:
Advantages
• The new roadway will not require an additional separation in the Conservation
Easement.
• No biological resources of conservation importance will be impacted.
Disadvantages
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with five (5) private property owners for
voluntary annexation (Parcel IDs 14116120, 14116123, 14116195, 14116130,
and 14117101).
• The new roadway will not provide another north -south route as outlined in the
Dixie Berryhill Strategic Plan (2003) and will not add vehicular capacity to the
River District Area.
• The existing Dixie River Road will require future widening. Dixie River Road is in
the Extraterritorial Jurisdiction (ETJ) and maintained by NCDOT.
• The Dixie River Road widening will impact the Beaverdam Creek Tributary
Conservation Easement at the crossing of Dixie River Road. Impacts include:
• 148 linear feet (0.079 acres) of stream
• 522 linear feet of floodplain
• 0.049 acres of wetlands
• 60 linear feet (0.42 acres) of Conservation Easement
• The new roadway will cross the Duke Energy Transmission Line easement.
• The new roadway will impact existing utility line corridors (power and sewer).
• The new roadway will cross Beaverdam Creek and a tributary, impacting:
• 580 linear feet (0.07 acres) of stream
• 365 linear feet of floodplain
• 0.24 acres of wetlands
• The new roadway would cross four post -construction stream buffers.
• The location of the new roadway will experience construction challenges due to
the significant change in elevation; approximately 53.75 feet of elevation change
at the stream from existing ground to proposed finish grade.
• The new roadway has the potential to affect historical (i.e., AME Zion Church) and
cultural (i.e., AME Zion cemetery) resources.
ALTERNATIVE 4 (Maps 12-13 on pages 30-31)
Description/Location
Alternative 4 extends the existing Garrison Road 0.68 miles south where it intersects
Dixie River Road just east of the Village of Selkirk development. The new roadway will
bisect McCraney Property Company properties (Parcel IDs 14129105 and 14129103)
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VIMNMENTAL
and cross one (1) additional private property. The following advantages and
disadvantages were identified for Alternative 4:
Advantages
• The new roadway will provide another north -south route as outlined in the Dixie
Berryhill Strategic Plan (2003).
• The location of the new roadway will not experience construction challenges due
to the significant change in elevation; approximately 14.97 feet of elevation
change at the stream from existing ground to proposed finish grade.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
Disadvantages
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with one (1) additional private property owner
for voluntary annexation (Parcel ID 14117101).
• The new alignment will require another separation in the Conservation Easement
(approximately 290 linear feet and 1.68 acres of impact area).
• The existing Dixie River Road will require future widening. Dixie River Road is in
the Extraterritorial Jurisdiction (ETJ) and maintained by NCDOT.
• The new roadway will cross the Duke Energy Transmission Line easement.
• The new roadway will impact existing utility line corridors (power, sewer, gas,
water).
• The new roadway will cross Beaverdam Creek Tributary and will impact:
• 280 linear feet (0.07 acres) of stream
• 417 linear feet of floodplain
• 0.34 acres of wetlands
• The new roadway will cross one post -construction buffer.
ALTERNATIVE 5 (Preferred) (Maps 14-15 on pages 32-33)
Description/Location
Alternative 5 extends the existing Garrison Road 0.57 miles south where it intersects
Dixie River Road just west of Berewick Elementary School. The new roadway will
bisect McCraney Property Company properties (Parcel IDs 14129105 and 14129103)
and Mecklenburg County Parks property. The following advantages and disadvantages
were identified for Alternative 5:
Advantages
• The new roadway will be constructed within City of Charlotte limits. The City of
Charlotte will not need to coordinate with private property owners for voluntary
annexation.
• The new roadway will provide another north -south route as outlined in the Dixie
Berryhill Strategic Plan (2003).
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VIRONMENTAL
• The existing Dixie River Road will not require future widening by NCDOT.
• The City of Charlotte can/will do a "land -swap" with Mecklenburg County Parks for
no net loss of Parks property.
• The location of the new roadway will not experience construction challenges due
to the significant change in elevation; approximately 24.46 feet of elevation
change at the stream from existing ground to proposed finish grade (30.37
maximum grade change).
• No historical, cultural, or biological resources of conservation importance will be
impacted.
Disadvantages
• The new alignment will require a disturbance in the Conservation Easement
(approximately 300 linear feet and 1.24 acres of impact area), but at the existing
sewer line crossing.
• The new roadway will cross the Duke Energy Transmission Line easement.
• The new roadway will impact existing utility line corridors (power, sewer, and
water).
• The new roadway will cross Beaverdam Creek Tributary and will impact:
• 290 linear feet (0.04 acres) of stream
• 152 linear feet of floodplain
• The new roadway will cross one post -construction buffer.
ALTERNATIVE 6 (Maps 16-21 on pages 34-39)
Description/Location
Alternative 6 extends the existing Garrison Road 1.15 miles east where it intersects
Shopton Road near the overpass of 1-485. The new roadway will cross McCraney
Property Company property (14129103), Mecklenburg County Parks property, and three
(3) additional private properties. The following advantages and disadvantages were
identified for Alternative 6:
Advantages
• The new roadway will provide another north -south route as outlined in the Dixie
Berryhill Strategic Plan (2003).
• The existing Dixie River Road will not require future widening by NCDOT.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
Disadvantages
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with four (4) private property owners for
voluntary annexation (Parcel IDs 14117110, 14117122, 14117105, and
14117132).
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I TLAS
VIRONMENTAL
• The City of Charlotte cannot do a "land -swap" with Mecklenburg County Parks for
no net loss of Parks property due to the amount of Park lands impacted.
• The new roadway will bisect Mecklenburg County Parks property reducing its
integrity.
• The new roadway will require grading disturbance of the Berewick Elementary
School soccer fields.
• The new roadway would require a retaining wall or impact an existing lot at The
Collins Apartments.
• The new alignment will require a separation in the Conservation Easement
(approximately 260 linear feet and 1.04 acres of impact area).
• The new roadway will cross the Duke Energy Transmission Line easement.
• The new roadway will cross Beaverdam Creek Tributary and will impact:
• 1345 linear feet (0.183 acres) of stream
• 271 linear feet of floodplain
• The location of the new roadway will experience construction challenges due to
the significant change in elevation; approximately 17.67 feet of elevation change
at the Conservation Easement stream from existing ground to proposed finish
grade (38.48 maximum grade change).
• The new roadway will cross five post -construction buffers.
ALTERNATIVE 7 (Maps 22-25 on pages 40-43)
Description/Location
Alternative 7 extends the existing Garrison Road 1.18 miles east where it intersects
Shopton Road near the overpass of 1-485. The new roadway will cross McCraney
Property Company property (14129103) and cross through Mecklenburg County Parks
property and three (3) additional private properties. The following advantages and
disadvantages were identified for Alternative 7:
Advantages
• The new roadway will provide another north -south route as outlined in the Dixie
Berryhill Strategic Plan (2003).
• The existing Dixie River Road will not require future widening by NCDOT.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
Disadvantages
• The new roadway will not be constructed through City of Charlotte limits. The City
of Charlotte will need to coordinate with four (4) private property owners for
voluntary annexation (Parcel IDs 14117110, 14117122, 14117105, and
14117132).
• The City of Charlotte cannot do a "land -swap" with Mecklenburg County Parks for
no net loss of Parks property due to the amount of Park lands impacted.
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VIRONMENTAL
• The new roadway will bisect Mecklenburg County Parks property reducing its
integrity.
• The new roadway would require a retaining wall or impact an existing lot at The
Collins Apartments.
• The new alignment will require another separation in the Conservation Easement
(approximately 235 linear feet and 0.92 acres of impact area).
• The new roadway will cross the Duke Energy Transmission Line easement.
• The new roadway will cross Beaverdam Creek Tributary and will impact:
510 linear feet (+0.066 acres) of stream
154 linear feet of floodplain
0.008 acres of wetlands
• The location of the new roadway will experience construction challenges due to
the significant change in elevation; approximately 24.57 feet of elevation change
at the stream from existing ground to proposed finish grade (44.03 maximum
grade change).
• The new roadway will cross three post -construction buffers.
ALTERNATIVE 8
Description/Location
Alternative 8 is a No Build Alternative. There is no extension of Garrison Road. No
direct impacts will occur from the extension of Garrison Road. The following
advantages and disadvantages were identified for Alternative 8:
Advantages
• No new separation in the recorded Conservation Easement will occur.
• No historical, cultural, or biological resources of conservation importance will be
impacted.
• No crossing of the existing Duke Energy Transmission Line easement would
occur.
Disadvantages
• The new roadway will not be constructed.
• No north -south route will be built as outlined in the Dixie Berryhill Strategic Plan
(2003).
• The existing Dixie River Road will require widening. Dixie River Road is in the
Extraterritorial Jurisdiction (ETJ) and maintained by NCDOT.
• The new roadway will not be constructed within City of Charlotte limits. The City
of Charlotte will need to coordinate with one (1) additional private property owner
for voluntary annexation (Parcel ID 14117101).
• The Dixie River Road widening will impact the Conservation Easement at the
crossing of Dixie River Road. Impacts include:
• 148 linear feet (0.079 acres) of stream
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VIRDNMENTAL
• 522 linear feet of floodplain
• 0.049 acres of wetlands
• 60 linear feet (0.42 acres) of Conservation Easement
• The new roadway will cross two post -construction buffers.
Pending the approval of the preferred alternative alignment, the project team will further
describe avoidance and minimization measures taken to reduce impacts to important
aquatic and biological resources and impacts to the Conservation Easement. One point
of note, the City of Charlotte has committed to moving the greenway culvert out of the
Conservation Easement and riparian corridor. The City of Charlotte has also agreed to
fund the maintenance of the greenway culvert in its new location. Additional information
on this and other design criteria will be discussed in the future.
Comments and questions previously provided by the IRT are addressed below.
Additional information related to these comments and answers may be provided in the
future within the information on the avoidance and minimization measures.
A member of the IRT asked for a description of the impacts from the current proposed
2-lane road width and the anticipated 4-lane road.
The proposed project has been designed to include future expansion from a 2-lane
thoroughfare to a 4-lane thoroughfare. The future widening of Garrison Road will not
require additional impacts to the Conservation Easement or any resource of
conservation concern.
A member of the IRT requested a discussion of potential direct and indirect impacts to
protected water resource assets and the purpose and function of the overall mitigation
site.
The Conservation Easement includes 15,806 linear feet of stream of Beaverdam Creek
and its tributaries as mitigation. The proposed project will result in no more than
approximately 300 linear feet of impact to the Conservation Easement on a tributary of
Beaverdam Creek, a portion of which includes the previously approved sewer line
disturbance. The requested Garrison Road Extension impact constitutes less than 2%
of the total Conservation Easement. It is possible that an additional 4,250 - 4,350 linear
feet of Beaverdam Creek and tributaries to Beaverdam Creek could be added to the
Conservation Easement as mitigation. This amounts to a 14 - 14.5.1 ratio of mitigation,
and a 27 - 28% increase in the length of the Conversation Easement.
An IRT member asked if the reason for the bank armoring is to protect the stream long-
term from the proposed culvert crossing, how is it a temporary impact?
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I TLAS
VIRONMENTAL
Root wads will be used to protect the stream bank. This vegetative -based bio-
engineering treatment provides effective and environmentally sound streambank
stabilization. The Corps and NCDWR consider stream bank stabilize as temporary in
nature as the streambed will not be impacted long-term. The City of Charlotte is
exploring a reduction in the stream impacts at the preferred crossing that better aligns
with the existing stream pattern.
An IRT member expressed concern with the configuration of the current crossing
alignment and potential long-term impacts to downstream bed and bank stability and
habitat.
The proposed project has been designed to minimize impacts to the stream bed, stream
bank, and aquatic resources. Avoidance and minimization measures include burying
the main culvert below the stream bed so that no aquatic life is impeded. The City of
Charlotte is exploring ways to align the culverts to match the stream pattern at the
culvert outlet.
In closing the City of Charlotte would like to reiterate the importance of this request to
extend Garrison Road to Dixie River Road to meet the mobility demands within the
River District Area both currently and into the future. This north -south multimodal
transportation corridor will support the mobility needs of current, entitled, permitted, and
future development within the River District Area. The extension of Garrison Road will
connect cars, cyclists, and pedestrians from the developing River District Area to the
established Steele Creek Area. The need for the extension of Garrison Road is a
reaction to current traffic and mobility needs within the River District Area that has been
in planning for thirty years.
Thank you for your time and attention to this request. If you need any additional
information to assist in your review of the alternatives analysis portion of the
Conservation Easement impact application request, please feel free to contact me at
[phone] [e-mail].
Thanks,
�4' dz ,,
Jennifer L Robertson
Digital copied to: Johanna Quinn, Charlotte Department of Transportation
Erin Pratt, Charlotte Department of Transportation
Chris Matthews, Mecklenburg County Parks and Recreation
John Pottinger, McCraney Property Company
Matthew Kiker, Thomas & Hutton
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16

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