20151031 Ver 2_Response to PN comments_20160819

Strickland, Bev
From: Kim Williams <[e-mail]>
Sent: Friday, August 19, 2016 3:50 PM
To: Shaver, Brad E SAW; Steenhuis, Joanne
Cc: Jeff Soble; 'Andrew Moriarty'
Subject: Gateway Marketplace; Action ID# SAW -2014-01338; DWR# 20151031 v2
Attachments: Gateway Marketplace response to PN comments 8-19-16.pdf
Hi Brad and Joanne
Attached is our response to the USACE and DWR comments received during the Public Notice for the Gateway
Marketplace Project in Onslow County, NC.
Brad- I plan to drop off a hard copy of this package on Monday morning, which will also include a large version of the
revised site plan.
Joanne- do you need a hard copy as well?
Thanks!
Kim
Kim Williams I Environmental Scientist
Land Management Group, Inc I Environmental Consultants
Direct: 452-0001 x 1908 1 Cell: 910.471.5035 1 Fax: [phone]
3805 Wrightsville Ave., Suite 15 1 Wilmington, NC 28403
Email: [e-mail] I Website: www.lmgroup.net
1

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LAND MANAGEMENT GROUP mc.
Environmental Consultants
August 19, 2016
TO: Mr. Brad Shaver
U.S. Army Corps of Engineers
69 Darlington Avenue
Wilmington, NC 28403
RE: Response to Public Notice Comments
Gateway Marketplace Development; Onslow County, NC
Action ID#: SAW -2014-01338 & DWR Project # 20151031 v2
Dear Brad:
Thank you for your email dated August 1St, 2016 in which you provide comments received
during the Public Notice for the Gateway Marketplace Development project. Comments were received
from the US Army Corps of Engineers (USACE) and the NC Division of Water Resources (DWR). Below is
a response to each of these comments.
US Army Corps of Engineers
1. In need of cross sections of the large fill area along the edge of the project. This view should
include any minimization or engineering techniques (retaining wall, etc.) utilized along the fill
edge.
Enclosed is the requested cross sections of the proposed wetland impacts (Figure 2). The
developer plans to use retaining walls along the northern edge of the project to minimize
wetland impacts.
2. In need of the cross section and profile view of the intermittent stream crossing along the access
road from Gateway.
The cross section and profile view of the proposed intermittent stream crossing are enclosed
(Figure 2).
3. What if any impact will the storm water pond have relative to the adjacent wetland and stream
system? In other words will there be any secondary wetland drainage from the storm water
pond.
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The proposed stormwater pond will not have a drainage effect on the nearby wetlands/stream
system. LMG staff evaluated soils at the proposed pond location and found the seasonal high
water table (SHWT) to be between 24 and 36" below the ground surface. The stormwater pond
will be designed to provide a permanent pool level at with the seasonal SWHT to provide
recharge to the groundwater system.
4. Currently there is an access depicted along the northern property boundary which leads the
reader to believe additional development is likely and this depiction does not represent a single
and complete project. Please show the complete development footprint for this request.
The developer has no plans to develop the property located north of the 30 -acre parcel (Figure
1). The site plan has been revised to show a cul-de-sac at this location.
5. Currently the parking requirements are greater than City code. Please indicate what magnitude
of wetland savings could be realized if the parking requirements matched the City requirements.
Please minimize the parking to this standard in an effort to avoid and minimize aquatic
resources. The current request is not only greater than City code but it is greater than the last
request by the former Development group with Publix as the desired tenant. How can you justify
this increase in parking?
Any real estate development is similar to putting a jigsaw puzzle together, with the added
factors of not knowing what the puzzle should look like and having it change its characteristics
while you're putting it together. The overall design for any project site is based on a
combination of a number of variables, including local interest of a desire for this style of
development in the region, purchase price of the land, development costs, retailer
development specifications, local, state and federal land use law and ordinance rules, all
considered with the obvious goal of maximizing the highest economic gain, both in the short
and long terms. It is extremely important to keep in mind that as the various factors that
influence the outcome of a project change, there are a few factors that either never will, such
as the purchase price of the land, or that will always have a detrimental effect on the economic
return, such as a loss of available gross leasable area (GLA). As the developer does for any
project, a significant amount of work has gone into determining that the development as
proposed on the attached site plan is what is required for the success of the project.
The developer reevaluated the site plan while considering the City of Jacksonville's parking
requirements to determine if there were areas where parking spaces could be eliminated.
Below is a description of the City's parking requirements and a detailed examination of parking
needs within the development.
City of Jacksonville Parking Requirements
The City of Jacksonville's parking code for a shopping center classification is a minimum
requirement with an allowance to exceed by 25%, listed as follows;
Retail•
• 0 — 50,000 sf = 5/1000
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3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

• 50,000 —150,000 = 3.3/1000
• > than 150,000 = 2.5/1000
Restaurant:
• 6.67/1000
Several factors are evaluated when identifying parking uses for any project:
• Anchor tenants have their own very specific parking counts and, at times, configuration,
which must be considered.
• Jr. Anchors are broken out and measured according to the ordinance allowance.
• General shops are broken down as 60% retail use and 40% restaurant use, then applied
to the ordinance allowance.
• The layout is reviewed with the design configuration in mind. In other words, where
would people practically park to use any specific portion of the center?
Parking for the Proposed Project
The proposed project consists of the development and construction of several various -sized
buildings, totaling 204,444-226,900 sf of GLA (TBD), 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 and an approximate 50,000-75,000 sf
retailer that is yet to be determined.
As mentioned in our original submittal, Publix has developed very specific parking requirements
in both layout and counts. Their overall ratio for the site is (5) spaces for every 1000 sf of GLA,
designed on a 45 -degree angle layout, with a 'bleed -over'. They view having anything less than
a 5/1000 ratio as potentially losing customers and are unwilling to reduce their requirements.
The parking allocated to Publix is referred to as "Zone Two" in the attached Parking Zone
Exhibit (Figure 3). The City of Jacksonville requires a minimum of 5 spaces/1000 sf of GLA for
this section of development, which is what is provided.
For the remainder of the center, the developer divided the parking into three (3) additional
zones where customers are likely to park when shopping at any particular area of the center
(Figure 3). Based on the type of development anticipated for each of these zones (i.e. retail vs.
restaurant), the number of spaces required by the City has been determined. The developer
then reduced the number of proposed spaces as much as possible so that what is proposed is
essentially what is required. In total, (99) parking spaces have been eliminated from the original
site design, as shown on the Bohler Wetlands Exhibit Site Plan, dated 3/11/16 and enclosed in
our original submittal package. Please note that the remaining additional twelve (12) spaces
being provided over and above the City of Jacksonville's requirements is due to the expectation
that several spaces will be lost in the final design as a result of minor adjustments being made
for various reasons. Please also note that the majority of the spaces eliminated were in the
northwestern corner of the site and by doing so, the developer was able to reduce permanent
wetland impacts by 0.56 acres (Figure 1).
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

6. You indicate a desire to use pervious pavement but there are no direct conclusions as to how
this minimizes secondary impacts. Additionally, the current plan does not address the location
or magnitude of the pervious pavement. How will the pavement be maintained to address long
term effectiveness?
Please see the attached revised site plan that shows the location of the proposed pervious
asphalt pavement (Figure 1). Of the total 1,072 parking spaces provided in the main parking lot,
approximately 33% will be pervious. The pervious asphalt pavement section will be installed
approximately 18" above existing grades. The pavement's subgrade will be constructed with
highly -permeable processed fill, which convey runoff from the parking area into the
groundwater system. The proposed maintenance program for the permeable asphalt pavement
will include regular cleaning and vacuum sweeping of the surface to keep the area clean of
sediment and debris that would otherwise obstruct the porosity of the pavement system.
7. The proposed rain garden was developed in the application package as a minimization
technique to address secondary impacts but as described in clarification meetings this rain
garden would be deepened at some future point making it ineffective. What other engineering
techniques could be used to address secondary impacts such water starving the wetlands in the
NW corner of the project? The current plan calls for all of the water to be routed to the BMP and
discharge to the SE, please explore other options in maintaining the natural hydraulic regime of
the undisturbed wetlands.
Both USACE and DWR representatives have stated that they would prefer to see stormwater
runoff in the northwestern part of the site to sheet flow into adjacent wetlands in an effort to
maintain hydrology to these wetlands. The project engineer plans to propose this concept
when he applies for a stormwater permit from the NC Division of Energy, Mineral, and Land
Resources.
In addition, as stated above, the developer plans to utilize pervious pavement in the
northwestern section of the site, which is intended to allow some rainwater to infiltrate to the
water table and ultimately hydrate the adjacent wetlands.
S. Before a permit decision can be rendered, the credit reservation letters from the mitigation
banks need to be received by this office.
Attached are acceptance letters from the Bachelors Delight Mitigation Bank and the Hofmann
Forest Mitigation Bank.
9. What are AHJ codes?
AHJ stands for Authorities Having Jurisdiction.
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3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

10. Throughout the application there are several key items (in terms of footprint reduction hence
wetland impact reductions) that are described as being not "economically viable". Please
provide clarification as to what is not "economically viable" as it relates to wetland impact
reduction. We are not seeking an economic analysis but need better justification to introduce
into our decision document.
A number of factors were considered by the developer when determining the proper design for
Gateway Marketplace. These include:
1. Environmental considerations such as wetlands, streams, wildlife habitat, etc;
2. Desired location of anchor tenants relative to available street frontage;
3. Anchor tenant parking requirements;
4. Code required parking;
5. Interior traffic flow;
6. Relative location to traffic signal(s) and other points of egress;
7. Natural topography and does it lend itself to an efficient civil and architectural design;
8. Potential rents;
9. Achieving the proper mix of retail/restaurant/destination users to maximize the long
term viability and health of the shopping center.
It was ultimately determined that the project's main entry would be directly across Marlin
Drive, with secondary connections to Henderson and Gateway North. From there, several
building layouts were reviewed. Below is additional information about the on-site alternatives
considered in the original application that further describes why these options are not
economically feasible.
Alternative #1
As discussed in our original submittal, a larger 42 -acre project area was initially 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 with a total wetland impact of
0.329 acres. The design requirements of Harris Teeter allowed for the site configuration that
the permit was issued for, however, shortly thereafter, Harris Teeter decided not to proceed
with any development in the Jacksonville market and 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. They were not willing to be located
that far off of the frontage road without adjacent development to promote cross shopping.
However, this additional development would result in more than 10 acres of wetland impacts,
which was previously rejected by the regulatory agencies (Figure 4). 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, but very few anchor tenants are willing to be placed that far
back off of the frontage road. Therefore, pursuing a larger 42 -acre site was determined to be
unacceptable both from an environmental and economic standpoint.
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3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

Alternative #2
This alternative was a more traditional site design, whereby the main building of the center,
including Publix, would face the frontage road (Figure 5). The total land purchased would
remain constant at 30 acres and impacts from this development are anticipated to be 5.1 acres
of wetlands and 50 LF of stream (similar to the original submittal). However, this configuration
would result in a loss of 18,344 sf of GLA. Due to the loss of depth, this layout cannot
accommodate the required number of parking spaces. The project as designed would not be
approved by the City and would also be extremely difficult to lease both in the short and long
term, all leading to a significantly lower rate of return. It was therefore abandoned as a
potential site design.
Alternative #3
This site plan was a similar design 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 6). This reduced total impacts to approximately 2 acres of wetlands and 50 LF
of intermittent stream. However, it also resulted in a loss of 32,444 sf of GLA. Equally as
significant was such a significant loss of parking area that the amount provided would be 184
short of the City requirements. Assuming it could be permitted by the City, it would be
impossible to attract any retailer to a shopping center of such design. Therefore, it was not
considered a viable alternative.
11. Bottom-line, the Corps would like to see more on-site minimization within the 30 acre project
scope.
The revised site plan eliminates 99 parking spaces and uses retaining walls, which has resulted
in a reduction of permanent wetland impacts by 0.56 acre. The revised project proposes to
permanently impact 4.51 acres of wetlands and 50 LF of intermittent stream as well as
temporarily impact 0.11 acre of wetlands.
NC Division of Water Resources
1. Detail drawings are needed for the wetland impacts and they should also include cross sections
where applicable (generalized cross sections are acceptable where there is similarity).
Please see attached cross sections (Figure 2).
2. For the wetland impacts for the road crossings and parking areas, what methods of avoidance
and minimization were used? Is the fill sloped (3:1) or area retaining walls being used?
Retaining walls will be utilized. Please see cross sections for additional details (Figure 2).
3. Please indicate on the plans, where they are planning to use pervious pavement.
Pervious pavement will be located within the northwestern section of the site in an effort to
maintain hydrology to the adjacent wetlands. Please see attached revised site plan (Figure 1).
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

4. It is mentioned that the storm water feature for the site will be constructed as a rain garden. It is
also mentioned that the stormwater feature will be used for additional future development.
Why construct a rain garden only to dig it out in the near future?
The developer was attempting to utilize all strategies available to reduce potential secondary
impacts to hydrology from this project. The developer is unaware of the timeframe of when the
stormwater pond may need to be deepened, therefore a rain garden could have resulted in
beneficial effects for quite some time.
5. For mitigation purposes, the State requires a minimum ratio of 1:1.
Understood. The USACE is requiring a 2:1 ratio, therefore, the State requirements will be
exceeded. Attached are acceptance letters from the Bachelors Delight Mitigation Bank and the
Hofmann Forest Mitigation Bank.
6. No access road is shown on the plan to access the stormwater pond for the required
maintenance. Please show this on the plans and if additional wetland impacts are required.
The site plan has been revised to show the maintenance road for the stormwater pond without
further impacting any wetlands (Figure 1).
7. The major road into the development is shown to have a median. If the road width were
reduced (by not having a median) could any reductions in wetland impacts be possible? (i.e. #4
or reduce #1)?
Because this road is the main access way to the development, NC DOT requires that the road
maintain a minimum width, which this median helps to accomplish. Also, because of the
amount of traffic the road will accommodate, the median adds a level of safety to travelers that
is essential.
The overall reduction in parking and use of retaining walls has resulted in a reduction of
permanent wetland impacts by 0.56 acre. The revised project will result in permanent impacts
to 4.51 acres of wetlands and 50 LF of intermittent stream as well as temporary impacts to 0.11
acre of wetlands.
8. The major road into the development into the project is shown as a dead end. This indicates a
potential of future wetland impacts, which then questions the single and complete development
this project is being reviewed under. You may want to consider a T or cul-de-sac as an option.
The developer has no plans to develop the property north of the 30 -acre parcel. Therefore, the
site plan has been revised to show a cul-de-sac at this location (Figure 1).
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

We hope this response adequately addresses all of your concerns. Please give me a call if you need any
additional information. Thank you for your continued assistance with this project.
Sincerely,
Digitally signed by Kimberlee
Kimberle Williams
DN: cn=Kimberlee Williams,
—1 -MG, ou,
e Williams email=kwilliams@Imgroup net,
=US
Date: 2016.08.19 15:48:23-04'00'
Kim Williams
Environmental Scientist
Encl.
Cc: Mr. Jeff Soble, Geyer Morris Co.
Mr. William McRae, McRae Farms, LLC
Mr. Andrew Moriarty, Bohler Engineering
Ms. Joanne Steenhuis, NC DWR
www.lmgroup.net • [e-mail] • Phone: [phone] • Fax: [phone]
3805 Wrightsville Avenue, Suite 15 • Wilmington, NC 28403

JURISDICTIONAL
WETLANDS AREA #2
PROPOSED BMP `� \ PROPOSED
MAINTENANCE ACCESS ROAD - �\ STORMWATER �I
II-= __-- POND \ I
II �� 3
TEMPORARY IMPACTE �� r
WETLANDS AREA #4
JURISDICTIONAL
I I
WETLANDS AREA #1`
JURISDICTIONAL WETLANDS DATA
SF
AC
JURISDICTIONAL WETLANDS #1
179,114
4.11 AC
IMPACTED WETLANDS #1
154,784
3.55 AC
JURISDICTIONAL WETLANDS #2
8,823
0.20 AC
IMPACTED WETLANDS #2
8,823
0.20 AC
JURISDICTIONAL WETLANDS #3
30,875
0.71 AC
IMPACTED WETLANDS #3
30,875
0.71 AC
JURISDICTIONAL WETLANDS #4
18,260
0.42 AC
IMPACTED WETLANDS #4
645
0.02 AC
TEMPORARY IMPACTED WETLANDS #4
4,867
0.11 AC
JURISDICTIONAL WETLANDS #5
1,130
0.03 AC
IMPACTED WETLANDS #5
1,130
0.03 AC
TOTAL JURISDICTIONAL WETLANDS
238,202
5.47 AC
TOTAL IMPACTED
WETLANDS
196,257
4.51 AC
TOTAL TEMPORARY IMPACTED
WETLANDS
4,867
0.11 AC
U II
SHOPS SHOPS REST.
,1685 REST.
12,000 SF I I 8,000 SF 4.302 SF I
0 I I I
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❑ I I to el
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1.28 AC. 0.68 AC. 1 51 AC. 1.18 AC. 1.18 AC. 1.67 AG.
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JURISDICTIONAL PROJECT NAME: GEYER MORRIS
WETLANDS AREA #3WESTERN BLVD,
Aw JACKSONVILLE, NC
0 125 250 WETLANDS EXHIBIT
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TEMPORARILY IMPACTED
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NW WETLAND e B -B
70
60
50
40
SCALE: 1"=100' HORIZONTAL
1"= 50' VERTICAL
PROP. RETAIL PROP. FOUNDATION
BUILDING WALL
60 60
50 50
40 _ _ _ _ L40
30 30
25 JURISDICTIONAL
WETLANDS AREA #4
0+00 0+50 1+00 1+50
WETLAND #4 e ]F -]F
SCALE: 1"=100' HORIZONTAL
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WETLANDS JURISDICTIONAL
0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+50 7+00 7+50 8+00 8+50 9+00 9+50 10+00
WETLANDS CROSSINGS e PROFILE C -C
SCALE: 1"=100' HORIZONTAL
V= 50 ' VERTICAL
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70
60
50
40
0A
EXIST. GRADE I
STREAM FLOW LINE PROP. BRIDGE I
BOTTOMLESS
70 70
CULVERT
70
60 60
60
50 50
50
_
40 40
40
---
30 30
25 PROP.
HEADWALL
0+00 0+50 1+00
CULVERT SECTION D -D
SCALE: 1"=100' HORIZONTAL
1"= 50' VERTICAL
EXIST. GRADE /—
INTERMITTENT PROP. BRIDGE I
STREAM FLOW LINE DOUBLE BARREL
CULVERT
70
60 60
60
50 50
50
40 40
40
35
PROP.
0+00 0+50 1+00 HEADWALL
CULVERT SECTION ]E - E
SCALE: 1"=100' HORIZONTAL
1 "= 50' VERTICAL
PROP. RETAIL PROP. FOUNDATION
BUILDING WALL
60 60
50 50
40 _ _ _ _ L40
30 30
25 JURISDICTIONAL
WETLANDS AREA #4
0+00 0+50 1+00 1+50
WETLAND #4 e ]F -]F
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WETLANDS JURISDICTIONAL
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WETLANDS CROSSINGS e PROFILE C -C
SCALE: 1"=100' HORIZONTAL
V= 50 ' VERTICAL
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70
60
50
40
0A

ZONE ONE PROJECT DATA ZONE THREE PROJECT DATA
I
WETLANDS I RETAIL BUILDINGS RETAIL BUILDINGS
I
GROCER 45,600 SF ANCHOR 51,444 SF
_ SHOPS 8,000 SF SHOPS 8,000 SF
ONE ONE x � — ZONE THREE
0 — TOTAL PROJECT AREA 53,600 SF RETAIL (60% OF SHOPS) 4,800 SF
JUNIOR i RESTAURANTS (40% OF SHOPS) 3,200 SF
/llllllllllnllllllln F. ANCHOR �LL 26 RETAIL PARKING
I TOTAL PROJECT AREA 59,444 SF
N o ° o a N O GROCER PARKING REQ'D (5.0/1000SF) 228 SPACES
ao 12,500 SF xo xo Oo
/ N I I �® ANCHOR
o - 51,444 SF / SHOPS PARKING REQ'D (5.0/1000 SF) 40 SPACES RETAIL PARKING
SHOPS
s,000sF n l l l l l n l l l l l l n l l l l l l l l l n O / — TOTAL PARKING REQUIRED 269 SPACES ANCHOR PARKING REQ'D (5.0/1000SF) 255 SPACES
204 -- -- TOTAL PARKING PROVIDED 270 SPACES SHOPS PARKING REQ'D (5.0/1000 SF) 24 SPACES
ti nllllln Illlllnlllllll Iln
JUNIOR ANCHOR = PARKING RATIO PROVIDED 5.04 /1,000SF REST. PARKING REQ'D (6.67/1000 SF) 22 SPACES
22,500 SF I
TOTAL PARKING REQUIRED 302 SPACES
Z NE TWO
13 SHOPS a I \ TOTAL PARKING PROVIDED 307 SPACES
8,000 SF I 287
� _ PARKING RATIO PROVIDED 5.16 /1,000 SF
a ZO E 0
I
SHOPS ZONE TWO PROJECT DATA ZONE FOUR PROJECT DATA
GROCER , ,m - - - - - 9,°°03F
45,600 SF RETAIL BUILDINGS RETAIL BUILDINGS
< --
PATIO ,
646 JUNIOR I JUNIOR ANCHORS 35,000 SF JUNIOR ANCHORS 12,000 SF
I SHOPS 171 ANCHOR
s,sooSF 1z,aoosF SHOPS 25,200 SF SHOPS 19,200 SF
ED
_ PATIO RETAIL (600 OF SHOPS) 15,120 SF RETAIL (60% OF SHOPS) 1 1,520 SF
1------ RESTAURANTS (40% OF SHOPS) 10,080 SF RESTAURANTS (40% OF SHOPS) 7,680 SF
I
I I ILim TOTAL PROJECT AREA 60,200 SF TOTAL PROJECT AREA 31,200 SF
n
ug
RETAIL PARKING RETAIL PARKING
--I o
I I J.ANCHOR PARKING REQ'D (5.0/1000SF) 175 SPACES J.ANCHOR PARKING REQ'D (5.0/1000SF) 60 SPACES
Cu I ® I 81 I I 78 61
_ _ SHOPS PARKING REQ'D (5.0/1000 SF) 76 SPACES SHOPS PARKING REQ'D (5.0/1000 SF) 58 SPACES
OP 1 OP;--7'
OP6 OP -5 OP4 PROPOSED 1.18AC. 1.18AC. 1.57AC. 717( REST. PARKING REQ'D (6.67/1000 SF) 68 SPACES REST. PARKING REQ'D (6.67/1000 SF) 52 SPACES
1 28 AC 0.68 AC. 1.51 AC. SIGNAL — _
-------------- -------
--------------
--- TOTAL PARKING REQUIRED 319 SPACES
---' WESTERN BLVD.
TOTAL PARKING REQUIRED
170
SPACES
:__
--
_
o ---- TOTAL PARKING PROVIDED 324 SPACES
------------------------------
TOTAL PARKING PROVIDED
171
SPACES
--------------------------
-- PARKING RATIO PROVIDED 5.38 /1,000 SF
PARKING RATIO PROVIDED
5.48
/1,000 SF
TOTAL PROJECT SQUARE FOOTAGE
204,444
SPACES
SITE PLAN 0' 100' 200' 400'
TOTAL PARKING REQUIRED
1,060
SPACES
N
SP -5.2 SCALE: 1"=200'
OVERALL PARKING ALLOCATED TO THE SITE HAS BEEN
TOTAL PARKING PROVIDED
1,072
SPACES
REDUCED BY 113 SPACES FROM ORIGINAL PLAN
PARKING RATIO PROVIDED
5.24
/1,000 SF
CLIENT
GEYE R MORRIS
COMPANY
4849 GREENVILLE AVE, STE 1375. DALLAS, TX 75206. 214-458-4808
PROJECT
WESTERN BLVD
JACKSONVILLE, NC
JOB NUMBER
1540719
DATE
08.16.16
BY
KMC
DRAWING
SP-5.2—PARKING ZONE EXHIBIT
I I
PHILLIPS
NORTH TERRACES
400 PERIMETER CENTER TERRACE - SUITE 650
ATLANTA, GA 30346
" 770.3941616 `- 770.3943314

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ON-SITE ALTERNATE #2
® .fir •p ��,,;,� +
GROCER v
p 45,600 SF A
SHOPS 21
8,000 SF
a rc b _;�
qqq SHOPS
ly ` 12,600 SF 4
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CLIENT
GEYE R MORRIS
COMPANY
4849 GREENVILLE AVE, STE 1375. DALLAS, TX 75206. 214458-4808
PROJECT
WESTERN BLVD
JACKSONVILLE, NC
WESTERN BLVD.
JOB NUMBER
1540719
DATE
08.15.16
TOTAL PROJECT DATA
RETAIL BUILDINGS
GROCER
45,600
SF
ANCHOR
54,600
SF
JUNIOR ANCHOR
21,600
SF
SHOPS
64,800
SF
RETAIL (60% OF SHOPS)
38,880
SF
RESTAURANTS (40% OF SHOPS)
25,920
SF
TOTAL PROJECT AREA
186,600
SF
RETAIL REQ'D PARKING
GROCER PARKING REQ'D (5.0/1000 SF)
228
SPACES
ANCHOR PARKING REQ'D (5.0/1000 SF)
266
SPACES
JR. ANCHOR PARKING REQ'D (5.0/1000SF)
108
SPACES
SHOPS PARKING REQ'D (5.0/1000 SF)
195
SPACES
REST. PARKING REQ'D (6.67/1000 SF)
173
SPACES
TOTAL PARKING REQUIRED
971
SPACES
RETAIL PROVIDED PARKING
GROCER PARKING PROVIDED
186
SPACES
REMAINING SITE PARKING PROVIDED
511
SPACES
TOTAL PARKING PROVIDED
697
SPACES
PARKING RATIO PROVIDED
3.74
/1,000 SF
NEGATIVE SITE IMPACTS
LOSS OF GROSS LEASABLE AREA
THIS SITE IS UNDER PARKED BY
GROCER ALONE IS UNDER PARKED
WETLAND IMPACT = 5.07 ACRES
SITE PLAN
SCALE: V=250'
BY
KMC
DRAWING
SITE PLAN -ON-SITE ALTERNATE #2
18,344 SF
274 SPACES
42 SPACES
0' 125' 250' 500'
N
I
PHILLIPS
NORTH TERRACES
400 PERIMETER CENTER TERRACE - SUITE 650
ATLANTA, GA 30346
" 770.394.1616 '- 770.394.1314

ZONE ONE PROJECT DATA ZONE TWO PROJECT DATA
RETAIL BUILDINGS RETAIL PROVIDED PARKING RETAIL BUILDINGS
GROCER 45,600 SF GROCER PARKING PROVIDED 193 SPACES ANCHOR 54,600 SF
JUNIOR ANCHOR 25,000 SF REMAINING ZONE ONE PARKING PROVIDED 78 SPACES SHOPS 29,200 SF
SHOPS 17,600 SF TOTAL ZONE ONE PARKING PROVIDED 271 SPACES RETAIL (60% OF SHOPS) 17,520 SF
RETAIL (60% OF SHOPS) 10,560 SF PARKING RATIO PROVIDED 3.07 /1,000 SF RESTAURANTS (40% OF SHOPS) 11,680 SF
RESTAURANTS (40% OF SHOPS) 7,040 SF TOTAL PROJECT AREA 83,800 SF
TOTAL PROJECT AREA 88,200 SF NEGATIVE SITE IMPACTS
RETAIL REQ'D PARKING
RETAIL REQ'D PARKING LOSS OF GROSS LEASABLE AREA 25,600 SF ANCHOR PARKING REQ'D (5.0/1000 SF) 266 SPACES
GROCER PARKING REQ'D (5.0/1000 SF) 228 SPACES THIS SITE IS UNDER PARKED BY 184 SPACES SHOPS PARKING REQ'D (5.0/1000 SF) 88 SPACES
JR. ANCHOR PARKING REQ'D (5.0/1000SF) 125 SPACES GROCER ALONE IS UNDER PARKED 35 SPACES REST. PARKING REQ'D (6.67/1000 SF) 78 SPACES
SHOPS PARKING REQ'D (5.0/1000 SF) 53 SPACES TOTAL PARKING REQUIRED 432 SPACES
REST. PARKING REQ'D (6.67/1000 SF) 47 SPACES
TOTAL ZONE ONE PARKING REQUIRED 455 SPACES
ZONE ONE ,
ZONE TWO RETAIL PROVIDED PARKING
►
ZONE TWO PARKING PROVIDED 422 SPACES
ON-SITE ALTERNATE #3 / �`-y PARKING RATIO PROVIDED 5.04 /1,000 SF
_ {
"`^�-, WETLANDS � _,,�
.,r ANCHOR
®®� 1 "" 54,600 SIF - j NEGATIVE SITE IMPACTS
1
LOSS OF GROSS LEASABLE AREA 6,844 SF
�� '"� JUNIOR JUNIOR i THIS SITE IS UNDER PARKED BY 10 SPACES
'¢ ANCHOR ANCHOR , �, (ZONE TWO CAN PARKAS REQUIRED)
Q �.'►,�M o 0 12,500 SF 12,500 S, o S ,
ti w i
w�
LL O �.
�`1
PROPOSED SHOPPING CENTER
=o
I �" `\ � ��•� ..�y � •� �
�` ROADWAY TOTAL GLA 172,000 SF
GROCER
D o
1 �® A—u a TOTAL PARKING REQ'D 875 SPACES ..
45,600 SIF
1■f TOTAL PARKING PROVIDED 693 SPACES
D LL
O SHOPS
10,000 SF ¢ PARKING RATIO PROVIDED 4.03
I w
_
' v a ci� A' � x � A �� M. � � rw A• • �1' ��14 7O
L
Q WETLAND IMPACT = 5.07 ACRES
0LLIrI '
wool, .A. 41001. — — —' -- -� �- ow — saw as "1%4 1 SITE PLAN 125' 250' 500'
N
P -ALT SCALE: 1"=250'
WESTERN BLVD.
CLIENT
GEYE R MORRIS
COMPANY
4849 GREENVILLE AVE, STE 1375. DALLAS, TX 75206. 214458-4808
PROJECT
WESTERN BLVD
JACKSONVILLE, NC
JOB NUMBER
1540719
DATE
08.15.16
BY
KMC
DRAWING
SITE PLAN–ON-SITE ALTERNATE #3
11
PHILLIPS
NORTH TERRACES
400 PERIMETER CENTER TERRACE - SUITE 650
ATLANTA, GA 30346
°"p1P 770.394.1616 '- 770.3943314

Kim Williams
From: Glenn Catts <[e-mail]>
Sent: Monday, August 01, 2016 3:38 PM
To: Kim Williams; Sam Cook
Subject: Re: Gateway Marketplace; Action ID# SAW -2014-01338
Dear Kim Williams,
The Hofmann Forest Wetland Mitigation Bank has more than enough (>200) non -riparian credits to meet your
needs.
The price per non -riparian credit is currently $51,422.
httta:Hd_ egnc.goy/about/divisions/miti ation-servjces/dms-customers/fee-Schedules
so the total amount needed to purchase 10.2 non -riparian credits is $524,504.40
If you should choose to purchase our credits, please send payment along with your USACE Action ID # SAW -
2014 -01338 and the name of the project; Gateway Marketplace, to:
Mr. Sam Cook
Executive Director of Forest Assets
2022D Biltmore Hall, Campus Box 8001
Raleigh, NC 27695
...and he will send you a receipt letter detailing the date, your payment and the amount and type of credits
purchased.
Also please include the "Compensatory Mitigation Responsibility Transfer Form" provided by the US Army
Corp of Engineers which will act as an official receipt verifying your credit purchase to satisfy the mitigation
of your wetland impacts and echoing the number and type of credits purchased, your USACE Action ID # and
project name.
Please always include your USACE Action ID along with the name of your project in any further
correspondence.
Thank you for your interest and cooperation and best of luck with your project,
Glenn
On 8/1/2016 11:10 AM, Kim Williams wrote:
Hi Dr. Catts
Last December LMG submitted a request for non -riparian wetland credits to you for the Jacksonville
Commercial Development Project, located off of Western Blvd in Jacksonville. This project has changed
developers and names. It is now called Gateway Marketplace. The project proposes to impact 5.1 acres
of 404 wetlands and 50 LF of intermittent stream. Can you tell me if Hofmann Forest has 10.2 acres of
non -riparian wetland credit available and what the price would be? We plan to request credits from
Bachelors Delight Mitigation Bank as well, so if you are able to provide a competitive price, that would
be much appreciated.

BACHELORS DELIGHT MITIGATION BANK
CREDIT RESERVATION LETTER
August 9, 2016
TO: Geyer Morris Company FROM: Bachelors Delight Mitigation Bank
Attn. Mr. Jeff Soble c/o Land Management Group, Inc.
One Buckhead Plaza, 3060 Peachtree Road, Suite 1540 3805 Wrightsville Avenue, Suite 15
Atlanta, GA 30305 Wilmington, NC 28403
Project: Gateway Marketplace Development (Jacksonville, NC)
Dear Mr. Soble:
Pursuant to your recent updated credit request, Bachelors Delight Mitigation Bank (BDMB) is providing
confirmation of acceptance to supply riparian wetland, non -riparian wetland, and stream mitigation credits
for impacts associated with the Gateway Marketplace Development project located on Western Boulevard
in Jacksonville, North Carolina (Cataloging Unit 03030001). This acceptance is conditional upon receipt of
payment as outlined below. Please refer to the table below depicting the type and quantity of credits
requested and reserved for your project.
Mitigation Type Credits Requested'
Stream 100
T_
_F_
Non- Riparian Wetland F— 10.1
Riparian Wetland F —0.1
F_
Fee Per Unit
Fee
$391.00
$39,100.00
$51,422.00
$519,362.20
$71,273.00
$7,127.30
Total Fee
$565,589.50
Note that the BDMB provides wetland credits in 0.1 -acre increments. Based upon receipt of the email from
Ms. Kimberlee Williams and the completed credit request form, BDMB has reserved 10.1 non -riparian
wetland credits; 0.1 riparian wetland credits; and 100 stream credits for your project. These credits are
reserved until November 9, 2016. Please contact us should you require additional time for the credit
reservation beyond this date.
Upon request for receipt of credit transfer, BDMB will issue an invoice in the amount of $565,589.50.
Upon receipt of payment, BDMB will provide an executed Transfer of Credit Certificate. Note that all
payments must be made with certified funds. It is the applicant's responsibility to ensure that the credit
types and amounts requested are consistent with the compensatory mitigation requirements of the
permit(s) issued. BDMB and/or its agents are not responsible for determining the applicant's mitigation
requirements. If you have any questions or need additional information, please contact me by phone at
[phone] or by email at [e-mail].
Sincerely,
Bachelors Delight Mitigation Bank
Christian Preziosi
Agent for Bachelors Delight Mitigation Bank