20151031 Ver 2_USACE Request for Comments_20160624

Burdette, Jennifer a
From: Shaver, Brad E SAW <[e-mail]>
Sent: Friday, June 24, 2016 11:48 AM
To: Steenhuis, Joanne; [e-mail]; Dunn, Maria T.; Higgins, Karen; Burdette,
Jennifer a
Cc: Kim Williams; Jeff Soble; Charles F. Riggs & Associates, Inc.; Beter, Dale E SAW; Dooley,
Brennan J SAW; Govoni, Daniel
Subject: Gateway Marketplace, Onslow County
Attachments: Gateway 6 24 2016 Notice to agencies.pdf
Good Morning,
We last spoke about the subject project at the end of 2015 and yes there has been some changes. The
Corps first issued a public notice for the development on October 15, 2015 at which time each of you provided
comments. As a result of your comments the applicant changed the scope of the project in an attempt to
further minimize wetland impacts. Due to the change in scope from a 42 acre project area to a 30 acre project
area you were asked to comment again on December 11, 2015. At the end of March 2016, the developer
(Columbia Development) and property owner parted ways and the action was officially closed.
Since March 2016 the owner has entered into a new relationship with a new development group (Geyer
Morris). The owner and development group have decided to pursue the project as joint applicants and the
Corps has recently received sufficient information to present the new project. The general concept of the
development is the similar with a few notable changes. These changes include slightly different site plan with an
off-site storm water feature, a new design and location of the connection to Gateway, the potential
implementation of pervious pavement and rain garden, and new parking space requirements.
The Corps will not republish a public notice since the overall design has not changed significantly and no
public comments were received from the last publication in the Fall of 2015. The Corps is using this email
notification as your notice of the project as we seek your input into the new development concept and
justification. We are requesting your comments on the purpose and need, avoidance and minimization, and
finally the mitigation proposal for this new plan. We will forward any comments to the applicant for responses.
We would appreciate your comments regarding this new plan by July 25, 2016.
Attached you will find the project narrative and exhibits. I did not include appendix A, B, or C as
described in the narrative since they have not changed. If you have any questions or need clarification, please
don't hesitate to give me a call.
Thanks for your time and consideration,
:.•
Brad E Shaver
Project Manager
US Army Corps of Engineers

69 Darlington Ave
Wilmington, NC 28403
[phone]
Fax# [phone]
Website: http://corpsmapu.usace.army.mil/cm apex/f?p The Wilmington District is committed to providing the
highest level of support to the public. To help us ensure we continue to do so, please complete the Customer
Satisfaction Survey located at http://regulatory.usacesurvey.com/.

PROJECT NARRATIVE
GATEWAY MARKETPLACE
ONSLOW COUNTY, NC
June 2016
INTRODUCTION
On behalf of Geyer Morris Company (developer) and McRae Farms, LLC (landowner), Land
Management Group, Inc. (LMG) is submitting an Individual Permit application for the Gateway
Marketplace project. Geyer Morris Company proposes to develop Gateway Marketplace, a premium
grocery complex in Jacksonville, NC that will contain approximately 226,900 square feet of
commercial/retail space plus six (6) outparcels along Western Boulevard. The project area is located
within the White Oak River Basin and is 30 acres in size, with an additional 4.7 -acre BMP area located
north of it. Total proposed impacts are to 5.07 acres of 404 wetlands and 50 LF of intermittent
stream. Temporary impacts to 0.11 acre of 404 wetlands are also needed for a utility line.
PERMITTING HISTORY
In September of 2015, an Individual Permit application and 401 Water Quality Certification
application were submitted to the US Army Corps of Engineers (USACE) and the NC Division of Water
Resources (DWR), respectively, for this site on behalf of CRP — Gateway Marketplace, LLC. At that
time, CRP had the site under contract and was planning to develop it into a shopping center. The
project was proposed to be 42 -acres, comprised of 362,800 sf of commercial/retail space. Publix, a
premium grocery store retailer, was one of the anchor tenants and required a connector road that
spanned from Gateway North to Henderson Drive. In this configuration, the project proposed
impacts to (10) acres of wetlands and (25) If of intermittent stream. The USACE issued a Public Notice
for that application on October 15, 2015 and several agencies subsequently provided comments.
CRP responded to those comments with a revised site plan that reduced the size of the project area
to (30) acres plus a 4.7 -acre BMP area. Proposed impacts were also reduced to 5.07 acres of
wetlands and 25 LF of intermittent stream. The agencies having jurisdiction were reviewing this
revised information when CRP placed the project and associated application on hold. CRP is no
longer involved with this project in any manner and has formally withdrawn their application to the
USACE and the NC DWR.
Geyer Morris Company, LLC is now the developer of the project, which conceptually remains
very similar to what was previously submitted. Publix remains the main anchor tenant of the
development and still requires a connector road from the shopping center to both Gateway North
and Henderson Drive respectively. However, due to needs and requirements of the City of
Jacksonville, the specific location of the connector road to Gateway North from the center has been
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modified. There are other minor changes that have been made to the site plan and are described
in further detail within this document.
PURPOSE & NEED
The purpose of the proposed project is to develop and construct the first premium grocery -
anchored shopping center to service the City of Jacksonville, NC and surrounding areas, in a location
off of Western Boulevard, which has already been well established as the City's 'main street' of
commercial and retail activity. Currently, there are no other premium grocery stores nor premium
grocery store -based developments in this market. There is a definitive need for this type of
development in this community and after researching the area, we believe that the proposed
location is the one best suited for that purpose. This will be discussed further in the Alternatives
Analysis section of this document.
DESIGN DEVELOPMENT
Alternative configurations and project sizes have been vetted, resulting in the site plan that
is being proposed. Initially, while still under the leadership of CRP, a larger project was considered
and proposed, with Harris Teeterasthe main anchortenant. The USACE issued a Nationwide Permit
on January 27, 2015 for the development. The design requirements of Harris Teeter allowed for the
site configuration that the permit was issued for, however, shortly thereafter, they decided not to
proceed with any development in the Jacksonville market. At that time, Publix replaced Harris
Teeter as the lead anchor for the project. While having similar site selection requirements as Harris
Teeter, Publix has very different site design requirements, forcing that original design to be
abandoned by CRP. Geyer Morris took a second look at this configuration with the thought of a 2nd
anchor using the space that had been looked at for Harris Teeter, however, very few anchor tenants
are willing to be placed that far back off of the frontage road and pursuing such a strategy was
considered to be an inefficient manner in which to develop the project.
First and foremost, Publix requires that they be placed significantly closer to the frontage
road and that they have direct connection to all feasible full intersection points of access. In any
development, the most important requirements of the main anchor are what drives the initial
direction of the site design. From there, a developer then tries to find a balance between tenant
requirements, AHJ codes and requirements and the cost of the development versus the return on
investment.
A more traditional site design was studied, where the main building of the center, including
Publix, faces the frontage road but it was found to not be economically viable. This design results
in a significant loss of GLA due to the loss of usable land. The costs of the development versus the
rate of return simply did not balance out enough to warrant proceeding in that manner. A third
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configuration that was studied was a similar shape to what it currently being proposed where all
buildings facing Western Boulevard in the current design were pulled forward almost completely
out of the wetlands. However, doing so also resulted in a significant loss in gross leasable area (GLA),
not only due to the reduction of the overall project size but also due to the loss of a large area of
parking, making it impossible to park the center per tenant and City requirements without
eliminating GLA. Again, this design simply does not balance out economically to justify proceeding
with the project.
Stormwater Pond:
The location and size of the stormwater pond has been chosen for a specific reason. As the
USACE and DWR are aware, the proposed project is on a small section of a larger tract, owned by
the same entity, McRae Farms, LLC. Geyer Morris is under contract to purchase the (30) acres
needed for the project from McRae Farms, LLC. Geyer Morris' interest and involvement is for the
development of the proposed shopping center only. However, there very well may be an interest
by McRae Farms, LLC to further develop additional sections of their land at some time in the future
and the intent is to have availability to use the same stormwater pond for as much of that future
development as possible. Please note, however, that for the purposes of the proposed shopping
center, it is the developer's intent to design the pond at a depth required only for this project.
Additionally, the pond will be designed as a rain garden to be environmentally friendly and
compatible with surrounding areas.
Parking:
Publix has been in business since 1930 and currently has over 1,100 locations throughout
the Southeast of the United States. Their design specifications have been developed throughout
their history and are constantly being studied to be up to current standards and customer needs.
As with other elements, the parking design for a developer is a balance of both tenant and local
jurisdiction requirements. The overall ratio for the site is (5) spaces for every 1,000 sf of GLA, as is
required by Publix and is within the allowable amount as dictated by the City of Jacksonville Code.
This is based on Publix requirements for weekends and holidays, when parking is at a premium.
However, even during non -peak days and time, Publix has a history of having a consistently large
customer base. They view having anything less than a 5/1,000 ratio as potentially losing customers
and are unwilling to reduce their requirements. Please note that Geyer Morris is willing to
incorporate pervious surface parking where possible to reduce the environmental impact.
EXISTING CONDITIONS
Habitat
The project area is located on the northern side of Western Boulevard, between Gateway
North and Henderson Drive in Jacksonville, NC (Onslow County) (Figures 1 & 2). The site consists of
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a 30 -acre portion of the commercially -zoned McRae Farms Tract, with a 4.7 -acre proposed BMP
area located just to the northeast of the proposed development. Additionally, there is a road
corridor that will connect the site to an existing road off of Henderson Drive and a second corridor
connecting to Gateway North. These 2 corridors will run through three other tracts respectively. The
connection to Gateway North through a City -owned parcel, and the connection to an existing road
off of Henderson through two smaller tracts located near the corner of Western Boulevard and
Henderson Drive itself of which only (1) that contains wetlands. According to the Onslow County
Generalized Soil Survey, uplands within the site are classified as Craven fine sandy loam, Onslow
loamy fine sand, and Lynchburg fine sandy loam (Figure 3). Wetlands within the site are shown as
Rains fine sandy loam and Pantego mucky loam. The site is currently undeveloped and wooded
(Figure 4). A dirt logging road provides access through the center of the McRae Farms Tract, which
has been logged from time to time over the years.
A Jurisdictional Determination (JD) was issued by the US Army Corps of Engineers (USACE) in
2008, which showed 2.782 acres of 404 wetlands within the front 63.97 acres of the McRae Farms
Tract. Although significant planning was initiated, no development occurred within the site while
this JD was active because of the economic downturn. This 2008 JD expired and a new delineation
was performed for the landowner by Land Management Group, Inc. on a portion of the McRae
Farms Tract in 2014. This delineation was approved by Mr. Mickey Sugg of the USACE and he issued
a new JD on July 23 d, 2014 (Action ID# SAW 2014-01338). Under the new delineation, the front 65 -
acres now reflects over 22 acres of wetlands. The 30 -acre project site contains approximately six of
those acres.
Most of the wetlands depicted on the 2014 JD exist on the northwestern part of the site and
are a mix of pocosin and pine flat habitat. These wetlands currently support a dense shrub layer of
red maple (Acer rubrum), black gum (Nyssa sylvatica), sweet bay (Magnolia virginiana), wax myrtle
(Morella cerifera), and loblolly pine (Pinus taeda). An unnamed tributary of Mill Creek (also known
as Hammonds Creek) forms the southeastern boundary of the site and wetland fingers branch off
of it. These wetlands support a canopy of swamp black gum (N. biflora), red maple, and sweetgum
(Liquidambar styraciflua). These wetlands also support a shrub layer of titi (Cyrilla racemiflora),
sweet pepperbush (Clethra alnifolia), blueberry (Vaccinium corymbossum), and red bay (Persea
borbonia). Uplands throughout the site support a sparse canopy of loblolly pine, with a developing
shrub layer of red bay, gallberry (Ilex glabra), and persimmon (Diospyros virginiana). LMG
performed an assessment of these wetland areas following the North Carolina Wetland Assessment
Method (NC WAM) protocol. Results of this assessment can be found in Appendix C. Wetlands and
streams within the City -owned parcel that the Gateway North road corridor bisects have been
delineated and approved by the USACE as well.
Wetlands on the site appear to drain south into Hammonds Creek. Hammonds Creek flows
to Mill Creek, which empties into the New River. Mill Creek is classified by the DEQ Division of Water
Resources as Class SC and Nutrient Sensitive Waters (NSW). An SC water classification is given to
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"tidal salt waters protected for secondary recreation such as fishing, boating, and other activities
involving minimal skin contact; fish and noncommercial shellfish consumption; aquatic life
propagation and survival; and wildlife". The NSW water classification is a "supplemental
classification intended for waters needing additional nutrient management due to being subject to
excessive growth of microscopic or macroscopic vegetation." No CAMA-regulated Areas of
Environmental Concern exist within the site. Surrounding land uses consist of a mix of commercial,
retail, office and institutional uses, and some undeveloped land. Areas to the east and southeast
off of Gateway North and Commons Drive consist of City -owned facilities including schools, a senior
citizens center, recreational parks, fields and trails, and some forested land. Residential
development in the areas surrounding Jacksonville Commons has been strong. Adjacent areas
primarily to the north of the site are still undeveloped and wooded. Existing commercial uses
adjacent to the site to its west include a Longhorn Steakhouse restaurant and a Marriott hotel that
is currently under construction.
Federally Protected Species
In August of 2015, staff of Land Management Group, Inc. evaluated the project area for its
potential to support federally -listed threatened or endangered species known to occur in this region
(Table 1). Habitat with the potential for supporting listed species was identified by reviewing aerial
photographs, soils maps, and topographic maps of the property and by walking throughout the site.
A search of the North Carolina Natural Heritage Program database was conducted to identify areas
within or around the site that are already known to support federally -listed species. No rare species
were noted within the project area. There are two historical occurrences of state -listed animals
(rainbow snake and Dismal Swamp green stink bug) within a one -mile radius of the site. Information
provided below about federally -protected species has been obtained from the US Fish and Wildlife
Service.
Table 1. Federally -listed endangered and threatened species known to occur in Onslow County,
NC, excluding coastal and marine species.
Common Name
Scientific Name
Status
Animals
American alligator
Alligator mississippiensis
T(S/A)
Bald eagle
Haliaeetus leucocephalus
BG PA
Red -cockaded woodpecker
Picoides borealis
E
Plants
Cooley's meadowrue
Thalictrum cooleyi
E
Golden sedge
Carex lutea
E
Pondberry
Lindera melissifolia
E
Rough -leaf loosestrife
Lysimachia asperulaefolia
E
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KEY:
Status Definition
E Endangered: A taxon "in danger of extinction throughout all or a significant
portion of its range."
T Threatened: A taxon "likely to become endangered within the foreseeable
future throughout all or a significant portion of its range."
T(S/A) Threatened due to similarity of appearance - a species that is threatened
due to similarity of appearance with other rare species and is listed for its
protection.
BG PA Bald and Golden Eagle Protection Act.
The American alligator lives primarily in freshwater swamps and marshes, but also in rivers,
lakes, and smaller bodies of water. Bald eagles in the southeast typically build their nests in the zone
between forests and marsh or open water. Nests are built in dominant live pines or cypress trees
that provide a clear flight path. Appropriate habitat for these species does not exist within this site.
The red -cockaded woodpecker (RCW) is generally found in open pine woodlands and
savannas with large old pines for nesting and roosting habitat. Cavity trees are located in open
stands with little or no hardwood midstory or overstory. Minimum age of cavity trees is between 60
and 80 years depending on tree and site factors. Foraging habitat is provided in pine and pine
hardwood stands 30 years old or older with foraging preference for pine trees 10 -inch DBH or larger.
In good, well -stocked pine habitat, sufficient substrate can be provided on 80 to 125 acres. No RCWs
or RCW cavities were observed within the project area. The McRae Farms site was logged several
years ago and currently supports a dense assemblage of pine and bay species and would not provide
appropriate nesting or foraging habitat for the woodpecker. Adjacent undeveloped sites are also
densely vegetated and it is unlikely that nests would be found adjacent to the site.
Cooley's meadowrue inhabits sunny, moist places such as open, savanna -like forest edges
and clearings, wet savannas over calcareous clays, and ecotones between wet savannas and non-
riverine swamp forests. Soils are basic, sandy loams. The species is found along utility and highway
rights-of-way in former savanna habitats. Wetlands within the site are densely vegetated and would
not provide appropriate habitat for this species.
Golden sedge is a perennial sedge that grows in sandy soils overlying coquina limestone
deposits, where the soil pH is unusually high for this region, typically between 5.5 and 7.2. Soils
supporting the species are very wet to periodically shallowly inundated. The species prefers the
ecotone between the pine savanna and adjacent wet hardwood or hardwood/conifer forest. Most
plants occur in the partially shaded savanna/swamp where occasional to frequent fires favor an
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herbaceous ground layer and suppress shrub dominance. Wetlands within the site are densely
vegetated and would not provide appropriate habitat for this species.
Pondberry is a deciduous shrub that is typically found in wetland habitats such as the interior
of bottomland hardwoods, and the margins of sinks, ponds and other depressions. The plants
generally grow in shaded areas but may also be found in full sun. Wetlands exist within the project
area, but no pondberry individuals were observed on site.
Rough -leaf loosestrife generally occurs in the ecotones between pine savannas and pocosins,
on moist to seasonally saturated sands, and on shallow organic soils overlaying sand. Because this
plant is shade -intolerant, moist areas exposed to sunlight, provide suitable habitat. Wetlands within
the site are densely vegetated and would not provide appropriate habitat for this species.
Cultural Resources
The NC State Historic Preservation Office HPOWEB GIS Service was reviewed to determine if
there are any known cultural resources on or adjacent to the project area. No known historic or
cultural resources have been documented on or within a one -mile radius of the project area.
Local Zoning and Land Use Plan
The McRae Farms Tract is zoned B-1 (Business) by the City of Jacksonville and is within the
Corridor Commercial (CC) District. According to the City of Jacksonville Unified Development
Ordinance (July 2014), the CC district is established and intended to accommodate a diverse range
of medium- to high-intensity retail, service, and office uses that provide goods and services serving
the residents and businesses in the community at large—e.g., shopping centers, convenience stores,
retail sales establishments, and heavier commercial uses. The district is typically located along major
arterials, at the intersection of arterials, and along growth corridors. The portion of the City -Owned
parcel located within the project area is zoned Office & Institutional (OI). The OI district is
established and intended to accommodate a mix of low -intensity professional and business offices
and institutions, subject to design and compatibility standards. The districts are generally near
residential neighborhoods and often serve as a buffer or transition between residential
neighborhoods and more intense business districts.
The Future Land Use Map within the City of Jacksonville CAMA Land Use Plan (June 2011)
classifies the McRae Farms Tract as 'Mixed Use'. The Mixed Use classification is intended for
development that blends two or more of the following uses: residential, commercial, cultural and
institutional. Mixed use development should allow for greater variety and density, reduce distances
between housing, workplaces, retail businesses and other destinations, encourages more compact
development, strengthen neighborhood character, and promote pedestrian and bicycle friendly
environments. The road corridor between the site and Henderson Drive is classified as 'Regional
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Commercial', as are most other tracts located directly off of Western Boulevard in this area. The
City -owned tract is classified as 'Park'.
ALTERNATIVES ANALYSIS
The applicant has included a no -action alternative, several off-site alternatives, on-site
alternative site layouts, and the preferred project.
No -Action Alternative
The no -action alternative would keep the project area in its current, undeveloped condition
and would prevent the applicant from developing it and is therefore not considered feasible. The
City of Jacksonville and surrounding area is experiencing rapid growth and is generating the need
not only for a new grocery store, but one of premium quality, such as Publix. The loss of a retail
shopping center of this type, would negatively impact the residents of the area.
Significant time, energy and money has been invested by Geyer Morris and McRae Farms,
LLC to see this project through and the inability to develop the site due to a no -action alternative
would negatively affect their financial investment and their constitutional right to use their land for
economic gain.
Alternate Sites
Several factors are considered when choosing a site for shopping center development. These
factors are weighed with and against one another to find a proper balance. They are as follows:
1. Tenant interest in the chosen market.
2. Population density within a defined area relative to the chosen site.
3. Proximity to surrounding residential volumes.
4. Potential road access in and out of the shopping center.
5. Road access in and out of the surrounding area.
6. Proximity to available existing cross streets.
7. Existing traffic volumes in a defined area around the chosen site.
8. Visibility to the site from a major roadway.
9. Proximity to other existing like retailers.
10. Land value.
11. Size of the property in question.
Six (6) other locations were considered as potential sites for this project (Figure 5).
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Site #1: This 20 -acre site is located at the intersection of Henderson Drive and Western Blvd. on the
southern side of Western. The site has good traffic volume but is not large enough to accommodate
the needed GLA, nor would it have the same access to regional traffic.
Site #2: Located on Western Blvd., just west of Carolina Forest Blvd. While this site is large enough
at 74 acres, it sits even farther west and away from the areas of Western Blvd. where thus lowering
the opportunity for capturing existing trips already on the corridor, visiting other sites. It therefore
has an even lower access than Site #1 to regional traffic arteries.
Site #3: Located on the northeast corner of Western Blvd and Gum Branch Road, this site is also
large enough at 53 acres but has the same access and proximity negatives as Sites #1 & #2 to an
even higher extreme as it sits at the very end of the commercially zoned section of Western Blvd.
Sites #4-6: These sites are not at all viable simply due to the fact that they are all located off of
Ramsey Road, currently a residential area and off of the 'main street' of retail activity for the area,
Western Blvd. As a result, they do not have any visibility from a major roadway. Access to and from
the sites from a both a regional and local perspective is very poor. There is no other active retail
development surrounding them, therefore existing traffic volumes are extremely low and the sites
themselves are oddly configured, which would make site design problematic. For all of these
reasons, a major national anchor tenant would not commit to any of these sites.
The proposed site was chosen due to the facts that it is large enough to accommodate the amount
of GLA required to make the project successful; it is well situated within an area containing a high
volume of existing residential neighborhoods; it sits on the region's main retail artery, Western
Boulevard, where there is an existing amount of high volume traffic; there will be strong visibility
from the Western Boulevard corridor and there is a strong ongoing effort by the City of Jacksonville
and NCDOT to create a network of secondary roads around the site, as well as creating an extension
of Jacksonville Parkway, giving it excellent access to regional traffic and proximity to cross streets
and within the immediate area. The proposed site simply meets the criteria in a manner that the
other sites in the study do not meet.
On -Site Alternatives
Once the specific site was selected, several on-site alternatives were considered to find the
proper balance of project requirements with as little environmental impacts as possible.
Alternative #1
A larger project was considered and proposed by the previous developer, CRP, with
Harris Teeter as the main anchor tenant. The USACE issued a Nationwide Permit on January
27, 2015 for the development. The design requirements of Harris Teeter allowed for the site
configuration that the permit was issued for, however, shortly thereafter, they decided not
to proceed with any development in the Jacksonville market. At that time, Publix replaced
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Harris Teeter as the lead anchor for the project. While having similar site selection
requirements as Harris Teeter, Publix has very different site design requirements, forcing
that original design to be abandoned by CRP. Geyer Morris took a second look at this
configuration with the thought of a 2nd anchor using the space that had been looked at for
Harris Teeter, however, very few anchor tenants are willing to be placed that far back off of
the frontage road in this type of development (Figure 6). Therefore, pursuing such a strategy
was considered to be an inefficient manner in which to develop the project.
Alternative #2
A more traditional site design was studied, where the main building of the center,
including Publix faces the frontage road but it was found to not be economically viable
(Figure 7). This design results in a significant loss of gross leasable area (GLA) due to the loss
of usable land. The costs of the development versus the rate of return simply did not balance
out enough to warrant proceeding in that manner.
Alternative #3
A third configuration that was studied was a similar shape to what it currently being
proposed where all buildings facing Western Boulevard in the current design were pulled
forward almost completely out of the wetlands (Figure 8). However, doing so also resulted
in a significant loss in GLA, not only due to the reduction of the overall project size but also
due to the loss of a large area of parking, making it impossible to park the center per tenant
and City requirements without eliminating GLA. Again, this design simply does not balance
out economically to justify proceeding with the project.
Alternative #4: Proposed Project
The proposed project consists of the development and construction of several
various -sized buildings, totaling 226,900 sf of GLA, located on both sides of the extension
road to Marlin Drive, as well as six (6) outparcel sites situated adjacent to Western
Boulevard. It will be anchored by a 45,600 sf premium grocery retailer, the first of its kind
for this area, and an approximate 55,000-75,000 sf retailer that is yet to be determined. An
approximate 4.7 -acre rain garden pond will serve the stormwater management
requirements for the entire project (Figure 9).
As a requirement of the grocery anchor tenant, connector roads will be constructed
from near the southwest corner of the property to Henderson Drive and from the northeast
corner of the property to what is now Gateway North, and is projected to be part of the City
of Jacksonville's road expansion project. Both of these connector roads are fully desired and
supported by the City of Jacksonville to help alleviate existing traffic on Western
Boulevard. One intermittent stream crossing and small wetland impact will be needed
within the City -owned parcel to accomplish the connection to Gateway North. The main run
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of Hammonds Creek will be crossed using an arched culvert to minimize stream and wetland
impacts (Figure 9) at this location.
As stated above, Publix has been in business since 1930 and currently has over 1,100
locations throughout the Southeast of the United States. Their design specifications have
been developed throughout their history and are constantly being studied to be up to
current standards and customer needs. As with other elements, the parking design for a
developer is a balance of both tenant and local jurisdiction requirements. The overall ratio
for the site is (5) spaces for every 1,000 sf of GLA, as is required by Publix and is within the
allowable amount as dictated by the City of Jacksonville Code. This is based on Publix
requirements for weekends and holidays, when parking is at a premium. However, even
during non -peak days and time, Publix has a history of having a consistently large customer
base. They view having anything less than a 5/1,000 ratio as potentially losing customers
and are unwilling to reduce their requirements. Please note that Geyer Morris is willing to
incorporate pervious surface parking where possible to reduce the environmental impact.
The overall design for a project site is based on combination of a number of variables,
including local interest for this style of development in their region, purchase price of the
land, development costs, retailer development specifications and local, state and federal
land use laws and ordinance rules balanced against the anticipated return on investment.
For this specific application, a significant amount of work has already gone in to determining
that the development as proposed on the attached site plan is what is required for the
success of this project. A rejection of this application and/or a lowering of the GLA from
what is being proposed in order to gain an approval of the application would almost certainly
put the project in a situation where it would no longer be economically viable to proceed
and complete the development.
POTENTIAL ENVIRONMENTAL IMPACTS
The proposed project will permanently impact 5.07 acres of 404 wetlands and 50 LF of
intermittent stream (Figure 9). Temporary impacts to 0.11 acre of 404 wetlands are also needed for
a utility line. Secondary impacts to wetlands and water quality will be minimized by the development
and implementation of a Stormwater Plan to include a rain garden pond and an Erosion and
Sedimentation Control Plan. These plans will reduce the potential for erosion or runoff into wetlands
and other water bodies located off site.
As noted earlier, a significant portion of the McRae Farms Tract is zoned B-1, and is also
classified as Mixed Use by the City of Jacksonville CAMA Land Use Plan. The portion of the McRae
Farms Tract located within the project area is best suited for commercial development due to its
proximity to Western Boulevard and surrounding commercial uses. The proposed project meets the
stated purpose of these land classifications. The project complies with the enforceable policies of
Gateway Marketplace; Jacksonville, NC 11
Project Narrative

North Carolina's approved coastal management program and will be conducted in a manner
consistent with such program. In addition, the site does not provide suitable habitat for any
federally -protected species known to occur in the area. Therefore, no impacts to federally -protected
species will occur.
MITIGATION
The applicant has attempted to avoid and minimize wetland impacts as much as possible
during the site design process. The stormwater pond will be designed as a rain garden, the main run
of Hammonds Creek will be crossed using an arched culvert to minimize stream impacts and
pervious surfaces will be used wherever possible.
To mitigate for the unavoidable wetland and stream impacts, the applicant plans to purchase
credits from an approved mitigation bank located within the project site's watershed. Stream credits
will be purchased from the Bachelor's Delight Stream and Wetland Mitigation Bank at a 2:1
mitigation to impact ratio. Non -riparian wetland credits will be purchased from either the Bachelor's
Delight Bank or the Hoffman Forest Mitigation Bank at a 2:1 ratio. A credit reservation letter will be
submitted to your office as soon as it is received.
Gateway Marketplace; Jacksonville, NC 12
Project Narrative

LIST OF FIGURES & APPENDICES
GATEWAY MARKETPLACE
Onslow County, NC
Figure 1
Vicinity Map
Figure 2
Topographic Map
Figure 3
SCS Soils Map
Figure 4
2012 Aerial Photograph
Figure 5
Off -Site Alternatives Considered
Figure 6
On -Site Alternative #1
Figure 7
On -Site Alternative #2
Figure 8
On -Site Alternative #3
Figure 9
Preferred Project Site Plan
Appendix A. 2014 Jurisdictional Determination & Wetland Survey
Appendix B. List of Adjacent Property Owners
Appendix C. Wetland Assessment Method Results

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