20071668 Ver 1_Mitigation Plan Review_20080102

NC Division of Water Quality
401 Oversight and Express Permitting Unit
January 2, 2008
Memorandum
To: Cyndi Karoly
Ian McMillan
File
From: Eric Kulz and Tammy Hill
Subject: DWQ # 20072227
Comments on Individual Permit Application and Mitigation Plan -Queens Gap Golf
Course and Residential Community
Rutherford and McDowell Counties
Application and Mitigation Plan prepared by WNR
Tammy and I visited the site on January 18, 2008, along with Kevin Barnett (DWQ-ARO) and
Amanda Jones (USAGE -Asheville Office).
The applicant is proposing to construct an Arnold Palmer Signature Golf Course and 1,189
residential lots on approx. 3,472 acres of land.
The golf course and one phase of the subdivision are already under construction through under a
previously-approved NW 29; no info on this permit found in BIMS. The current plan is that the
project is to consist of at least 6 phases to be constructed over the next 6 - 10 years.
The eastern portion of the property contains the golf course. All streams in this portion are WS-V.
This is where most of the larger impacts are proposed. The western portion of the site has trout
streams. Impacts to this portion of the site are to primarily be for road crossings.
Our comments on the impacts:
In general, I asked on site for more detailed design sheets on the impacts. Road crossing sheets
in particular did not show fill slopes, head walls, dissipater pads, etc. We need to ask for this in
our comments. The response on site was that most of the detailed drawings have not been
completed due to the size of the site; the impacts listed were determined by the engineer to be
conservative estimates of the amount of impact required at each crossing. Jennifer Robertson
said they may be able to get us more detailed sheets on the portions under construction or areas
to be built soon. However, designs for other portions of the site may change over time. The
applicant needs to modify the IP as site changes occur, prior to impacts.
Impact #14 (road crossing) angle is not perpendicular. Redesign or reconfigure to cross
between 75 and 105 degrees.
North Carolina Division of Water Quality; 401 Oversight and Express Permitting Unit
1650 Mail Service Center; Raleigh, NC 27699-1650
2321 Crabtree Blvd., Raleigh, NC 27604-2260
Telephone: [phone]; Fax: [phone]
http://ncwaterq ua lity. o rg/wetlands

NC Division of Water Quality
401 Oversight and Express Permitting Unit
Impacts 17 and 18 (road crossings) cross two streams approx 50 feet upstream of the
confluence of the two channels. Also, Impact 18 is approx. 45 degrees. Redesign this
area to cross at a more perpendicular angle. Ideally, they should push the road east and
downstream of the confluence to minimize impacts.
Impact 25 (road crossing) appears to pass beneath the road, presumably through a pipe,
and appears to be directed into a sharp meander bend. This will likely result in
streambank instability at this location. They should redesign or relocate this crossing to a
more straight reach of the stream.
Lot 1075 is bisected by a stream. They need to provide proof that the lot is buildable
without impacting the stream, or these impacts need to be included in this permit
application. Deed notification requiring mitigation by purchaser. Since mitigation
threshold has been exceeded for project?
Our comments on the mitioation plan:
Proposed and previously permitted impacts are listed at 2,166 If of stream, 0.178 acres of
wetlands, and 0.221 acres of open water. They are proposing to do a total of 15,741 If of stream
enhancement on the property. Of this total, 8,518 If will be available for mitigation (full 50-foot
buffers on each side of the stream).
The streams to be enhanced are located mostly within valleys that had previously been logged
and mined for feldspar. It appeared that several reaches of stream had been relocated in the
past. Some of the streams contained good macrobenthos populations and some nice riffle-pool
sequences. However, the streams showed areas of streambank instability such as undercutting
in meander beds, areas of bank failure, and in places the stream were overwidened. In addition,
moderate amounts of incision were observed along some reaches.
Enhancement activities proposed for the site include re-shaping unstable streambanks, adding
bankfull benches, and planting where buffers are sparse. Structures (vanes, rootwads and toe
armoring) are proposed to protect streambanks in bends. Removal of debris jams will also help
protect streambanks.
We felt that the streams looked like a good candidate for enhancement. We discussed with the
designer the importance of using a light touch due to the apparent good quality of the existing
stream bed in most areas. We looked at some undercut banks and agreed that because of the
trees holding the banks together and the good habitat provided by the undercut and root
materials, these areas would not be re-shaped.
WNR proposed to do the main reach of Harris Creek through the golf course in the first
phase of enhancement work. Since the impacts will occur in phases, the applicant asked
that they be able to do the enhancement work in phases, as long as the mitigation kept up
with the impacts. We thought this sounded reasonable; Kevin Barnett said he wanted all
the mitigation done upfront.
North Carolina Division of Water Quality; 401 Oversight and Express Permitting Unit
1650 Mail Service Center; Raleigh, NC 27699-1650
2321 Crabtree Blvd., Raleigh, NC 27604-2260
Telephone: [phone]; Fax: [phone]
http://ncwaterq u al ity. org/wetlands