20070191 Ver 1_More Info Received_20161114

LOWRYS ENVIRONMENTAL &
ECOLOGICAL SERVICES, LLC
1823 Quinn Road
Chester, South Carolina 29706
Phone [phone]
4 November 2016
Ms. Sue Homewood
North Carolina Division Water Resources
401 & Buffer Permitting Branch
1650 Mail Service Center
Raleigh, NC 27699-1650
RE: Responses to a Request for Additional Information
Bryton Development
Town of Huntersville, Mecklenburg County, North Carolina
DWR #: 2007-0191 v3
Dear Ms. Homewood:
Lowrys Environmental & Ecological Services, LLC, (LEES), along with R. Joe Harris & Associates, Inc
(RJH), has prepared responses to your request for additional information related to the Bryton
Development, located adjacent to and in the Northeast quadrant of the intersection of Hambright Road
and Old Statesville Road, within the town of Huntersville, Mecklenburg County, North Carolina.
Please re -submit your site plans on full plan sheets at a scale of no smaller than 1 "=50' with
Topographic contours shown. Please ensure that all streams, including the additional 15 acre
property are clearly shown on these plan sheets. Please ensure that all proposed development areas
are clearly labelled (parking, residential muti family, commercial, green space, etc). Please provide
the location of all proposed stormwater measures for this project and provide clear labelling to
indicate the type of BMP proposed. In addition, please provide an electronic copy of the full sized
plans to [e-mail]. [15A NCAC 02H. 0502(b)].
Revised plans are attached to this response (Sheets WE -1 through WE -8). They are at a 1:60 scale to
maximize the information shown while reducing the number of sheets required to show the
information. It should be noted that there has been a reduction of permanent impacts from 1,330
linear feet down to 1,204 linear feet (a reduction of 126 linear feet). This was achieved by revising
some of the grading and also through the use of temporary impacts (there were areas calculated as
permanent impacts that could be returned to pre -construction contours and re -vegetated that are now
classified as temporary impacts). We have included two tables to highlight where changes have been
made to the impacts so that they can easily be tracked.

LOWRYS ENVIRONMENTAL &
ECOLOGICAL SERVICES, LLC
Table 1. Brvton Stream Impacts (UPDATED).
Impact #
Impact Type
Permanent
Impacts
Linear Feet
Temporary
Impacts
Linear Feet
Old New
Old New
1
Road Fill
179 179
0 0
2
Road Fill
162 133
0 67
3
Sewer Crossing
0 0
15 15
4
Road Fill
62 41
0 44
5
Road/Lot Fill
206 206
0 0
6
Road Fill
99 122
0 20
7
Lot Fill
171 122
0 0
8
Lot Fill
451 401
0 0
Table 2. Brvton Wetland Impacts (UPDATED).
Impact #
Impact Type
Permanent Temporary
Impacts Impacts
Acreage Acreage
Old New Old New
I
Road Fill
—
0.0950 0.0950 0 0
2
Road Fill
0.0480 0.0480 0 0
5
Road/Lot Fill
0.0349 0.0349 0 0
6
Road Fill
0.0297 0.0040 0 0.0077
2. Please provide more details regarding avoidance and minimization of impacts at locations #1, #4, #5,
#7 and #8 for this project. [I5A NCAC 02H.050669 and (g)]
In general, please provide more specific details that have been considered during avoidance
and minimization and why such measures are not practical in each case. You have indicated
that further avoidance and minimization is not feasible because the project must meet local
zoning density requirements. Please provide specific details about these requirements and
how they prevent further minimization throughout the overall project (design layout,
reduction in development of specific areas etc) as well as at each impact location. Please
include information on whether a variance or exception has been pursued in order to further
avoid and minimize impacts.
Avoidance and minimization activities centered on the reduction of impacts to all
jurisdictional areas. Based on the initial approved plan impacts would have been
considerably more significant than the current proposed plan. The initial plans called for the
piping and filling of over 75 percent of the streams located on site in order to provide for the
densities called for by the zoning district. Densities mandated by the zoning require a
minimum 15 units per acre (net of streets), with a maximum of 40 units per acre (net of
streets). A reduction of units below the minimum would violate the ordinance and would be
rejected by the Town of Huntersville. Please see the attached TOD-R Zoning Ordinance
(Attachment 1). It should also be noted that The TODR zoning is not a standard zoning
district. The TOD-R zoning was created by ordinance and approved by the Town of
Huntersville. This property is the only property in the town of Huntersville (and
Mecklenburg County) that holds this zoning. To request changes through a variance or
exception is not permitted as the town specifically zoned this property, through ordinance, to
2

LOWRYS ENVIRONMENTAL &
ECOLOGICAL SERVICES, LLC
meet the conditions of the ordinance. Additionally, it should be noted that because of the
densities required by the ordinance, the layouts presented here have already been designed
to minimize the impacts to jurisdictional areas to the greatest extent practicable, while still
meeting the purpose and need of the project. Reduction of the densities to any portion of the
development would put the project in jeopardy due to the bonds issued by Mecklenburg
County to pay for the public infrastructure associated with the project. Any reduction of the
density would affect repayment of the COPS Bonds. These bonds were issued by
Mecklenburg County for infrastructure and are to be repaid through a special tax district
placed on this property. To achieve what is being asked by NCDWR would require moving
away from a transportation oriented residential development. This would not meet the
purpose and need of the development.
• For all impacts resulting from individual residential lots, please clearly indicate why the
overall development is dependent upon development of these individual lots.
In these areas where residential lots are a portion of the impact, the actual impacts are not
driven by the lots themselves. The impacts are driven by other required infrastructure
(generally roads and stormwater BMP's). The impacts to the lots are minimal from the
individual lot as the grading for associated infrastructure is the main cause of the impact.
The impacts associated with Impact Area #1 are actually driven by the collector road and
stormwater BMP. The same is true for Impact Area #5. If the lots were removed, there
would still be impacts to the streams and wetlands in this area. Additionally the collector
road may require safety adjustments because of the narrow shoulder if the lots are not
present, which would potentially add to the impacts and make them similar to what they are
with the lots present. Impact Area #4 does not contain any lot impacts, as no lot was
designed there. The impacts are totally related to construction of the road. The impacts
associated with these lots are minimal and always occur within the uppermost reaches of the
headwaters of these streams.
Additionally, as mentioned before, reduction of the densities to any portion of the
development would put the project in jeopardy due to the bonds issued by the County to pay
for the public infrastructure associated with the project. Any reduction of the density would
affect repayment of the COPS Bonds. These bonds were issued by Mecklenburg County for
infrastructure and are to be repaid through a special tax district placed on this property.
• For all impacts resulting from stormwater BMP construction, please provide a detailed
BMP design for these specific areas which includes drainage areas, sizing calculations, and
location constraints. Please clearly indicate why alternative stormwater BMP measures
cannot be utilized in these locations, or why these specific BMPs cannot be relocated or
modified to avoid stream impacts.
Sand Filters are the chosen stormwater BMP for the Bryton development, as they are an
accepted form of stormwater treatment for the Town of Huntersville, Mecklenburg County
and the NC Department of Environment and Natural Resources, and they generally require a
smaller footprint than other BMPs as it can be utilized for both post construction water
quality (85% TSS treatment) and peak runoff control (water quantity). The BMP sizing
calculations and Sand Filter Typical Detail are provided as Attachment 2. The design and
drainage areas are included on Sheet WE -2 in the revised drawings. Alternative stormwater
BMPs were considered but were ultimately rejected, as the Sand filters generally can be
utilized in smaller spaces, resulting in less impacts to jurisdictional areas. Standard

LOWRYS ENVIRONMENTAL &
ECOLOGICAL SERVICES, LLC
engineering practices dictate that most stormwater BMPs should be placed as low on the
landscape as possible to utilize gravity to carry the stormwater to the treatment location.
This also reduces the need for additional infrastructure for conveyance of the stormwater
from collection points to the point of treatment, further reducing the potential for impacts to
jurisdictional areas.
• For all impacts resulting from general fill and/or common plan elements such as green
space, walking trails, etc, please provide further justification for the fill in each case and
provide specific details of why these activities cannot be practically accomplished by
reducing or reconfiguring the area such as a reduction in green space, relocation of trails,
or creating green space that incorporates streams as open features, etc.
We do not anticipate having any jurisdictional impacts that are driven by green space,
walking trails, etc. In areas where trails are present and an impact is also present, the impact
is driven by other needs (such as stormwater BMP's, road crossings, etc.) If greenways,
trails, etc. were the driving factor for an impact, that impact would be eliminated because the
impact could not be justified for just a walking trail or greenway space.
• For impact #8, please clearly specify the purpose of the fill and provide specific avoidance
and minimization information.
Impacts associated with Impact #8 are directly related to fill for parking and/or building sites
within this multifamily residential area. With the requirements for parking spaces per unit,
and also accounting for the required areas for stormwater facilities, roads, sewer, and other
infrastructure, there is no other layout that meets the terms of the zoning and also meets the
purpose and need of the development.
As was mentioned before, densities mandated by the zoning in this area require a minimum
15 units per acre (net of streets), with a maximum of 40 units per acre (net of streets). A
reduction of units below the minimum would violate the ordinance and would be rejected by
the Town of Huntersville. Please see the attached TOD-R Zoning Ordinance. It should
also be noted that The TODR zoning is not a standard zoning district. Additionally, it
should be noted that because of the densities required by the ordinance, the layouts
presented here have already been designed to minimize the impacts to jurisdictional areas to
the greatest extent practicable, while still meeting the purpose and need of the project.
Reduction of the densities to any portion of the development would put the project in
jeopardy due to the bonds issued by the County to pay for the public infrastructure
associated with the project. Any reduction of the density would affect repayment of the
COPS Bonds. These bonds were issued by Mecklenburg County for infrastructure and are
to be repaid through a special tax district placed on this property. To achieve what is being
asked by NCDWR would require moving away from a transportation oriented residential
development. This would not meet the purpose and need of the development.
3. For the previously installed impacts, please provide the as -built drawings demonstrating the final
impacts associated with these impacts. Please note that final impacts should be calculated as the
thalweg of the stream channel that existed prior to the installation of the culvert, not the culvert
length.
An As -built drawing is provided for the initial road crossing (Sheet CP -1). The stream impact
measures 107 linear feet. Therefore, we will need to mitigate for this 107 linear foot impact as a part
4

LOWRYS ENVIRONMENTAL &
ECOLOGICAL SERVICES, LLC
of this permit action. In the initial permit package, the length of impact was reported as 104 linear
feet. This will be adjusted to 107 linear feet based on the "as built" survey. The sewer crossings
initially permitted under the Nationwide Permit 29 have not all been completed. Once they are
completed, we can provide "as built" surveys for the crossings if needed.
4. Please provide more specific design details showing for Impact #2. It appears that the 12' x 11 '
culvert will be significantly larger than the existing stream dimensions. Please provide details on how
you are going to maintain the physical integrity of the stream immediately above and below the
culvert. This may be achieved by installing floodplain benches and or baffles within the culvert.
Please submit details that call out specifications on the design drawings/plans. [ISA NCAC 02H
.0506(b)(2)]
The 12'xl l' culvert was sized to pass the 25 -year storm per NCDOT and Town of Huntersville
requirements, and to address and alleviate flood conditions to minimize impacts to upstream property
owners. Based on our hydraulic calculations the culvert has been sized properly. Additionally, an
upstream culvert under NC 115 is approximately the same dimensions. Standard engineering
practices generally dictate that a downstream culvert should be sized similarly or larger to prevent
backwater conditions between the two pipes.
S. You have provided a detail drawing for temporary dewatering/coffer dam installation, however it is
unclear as to whether the dewatering activities will take place within the footprint of the permanent
impacts you are proposing, or if additional temporary impacts will be necessary. Please ensure that
the location of all temporary impacts are shown on the construction drawings and submit a revised
impact table with any additional temporary impacts included. [I 5A NCAC 02H.0502(b)(3)J
We have increased our temporary impacts in the areas around each road crossing and have noted the
revised lengths in the table on Sheet 1 of the revised graphics package and also in Table 1 and 2
above.
6. Please note that the jurisdictional determinations provided do not qualms as intermittent/perennial
determinations for mitigation purposes to satisfy state regulations. Regional staff has verified all
proposed impact areas at the time of this application, however any future impact areas will be subject
to field determination at that time.
This is acceptable to the permittee.
Should you have any questions or need any additional information, please do not hesitate contacting me at
[phone] or by email at ppetitgoutkizmail.com.
Sincerely,
Lowrys Environmental & Ecological Services, LLC.
S. Paul Petitgout
President/Managing Mem er
Enclosures

ATTACHMENT 1
Town of Huntersville
Zoning Ordinance
TOD-R
Transportation Oriented Development — Residential

Zoning
Ordinance
Adoptuc' Naverriiber 19, 1986
A s A mend ec Thiiau�jh Ju1M 1, 0019
I I l anniri g
llosll ofilice Ho)i EI(H
I a `I C l61 ad Road
"flown C la nta r, Third Flood
Huni eais vi11e, NC 28070
FRI orae 704.875.654'1
Fax [phone]
waw w.hunieii smille.ong
u 3010, Tn -u nl'Hunteusv{lle, E Il r{ghu roe ivc

AIRI7lC1121 3
TC113-11 DIM RICI
3.2.13 7RANS111-CIRIEWED DEVEIJOPMENT—AUIAWNUALI (7OD•-R)
Intint: Thu transit-ouiontad residential district is astal list ed to support higl er dcnsit�l residantial
aornmimitias that include a ria[ mix Aratail, restaurant, sdruice, and small emph ytmnt uses withit a
pedestrian villal e fldrmat. Land aonsmrning us( s, sucl as largo lot [ ousing amt Iail a rdteil autlei and
axuluded fram thin distriat. Tl a TCID-RI ma,l ba loaatdd an davalopal leand redevololl a] la Ila reaIs
l en erally flaund within tho 1i1 mild iatt [ m(nt area c 11 clesigpatud rapid transit station mitis. Nathii€ it those
ngulatians shall piacluda allpliaatian oltle TCIL -R bd}Iord the I/z mile raditis when Sita-speaifi
c1mielapmant plans ddmanstrata ell1i ient resident aacdss to a rapid trat sit station. Tl e distriat astal lis] es a
p:ufmarily raaidantial village within a 10 -minute wall oil a M.I.91, ddsignabtd tran,ait .atatian that sanics a
residdntial papulation oif suftllaidnt siza to constitutd an onil in and destination flor purl asum oil rapid transit
sarviae.
al PayinitledUse!i
Usd s 1I c in itted by j ight
I l e d and bila A& it inn s
d I a ant ling c r roan ing h( u. ie s loin up to
mix raoniara
d a rmita aiem
ihMill l Ila Te t ome
iinm
multi-ihmili homes
greanvitays
sing le 11amily Nomas
transit static ns
3-4,1
Uses permitted witl a 5jeaial Llsc Permit
• any non-nasiclentia cmc petnniitted b]l
right on with w t ditions w[ era size oil
first flodn area amaaads 1 1,1011 1T,
(q.,11)
• any l ermitt& n(i1i-resid4 ntia l usa ori
oalloatiat oft non -ti idential uses tl at
exca6s the maxinium E ern itb cl in the
distriat b,Iparagtaph a) :I) of this
seatioi, (9.,17)
• parking lot or struotcre as prinaillal usa
(9,'17)
• scl cols (' .47)
• sc lar eaurg;l facility free-standing,
minor, ion-nalicleitia , (9.V1)
• se lar cncrg�1 fad ilitll, raoftop, minar
no n -residential d at is aotiaeabl4 on a
rod 8 sla pi ff a ing f stilet, (9.54)
• solar cnurg�l faailitll, minor uasidantial
as tallows: looatod an the ingada
ekwtian kuing public street er
oammon aacom, or loiatdd an tl a roc f
slolle abwia tl a h9ads oiltl e struatura
laainj put lis street on gammon aacass,
(9.'l 4)
wind anariI facility, milan, accessory,
(9,13)

ARMCIIE 3
Usc s penmitti d wid conditions
+
t anlr a, up to 9,00 a Sl c I gra ss fla or
•
alga
+
raligicus iiistitctions up tc 100 aszta in
•
the latlust plaaa a1 aosumt ly, (S.1)
a
civic, cultural, and naighbori oocl
•
raenaatic n $a cilities up to 11,000 SF a 1
•
groes floors tea, mininium FAR (H .19
+
aonferan e s ei ters, up to 15,004 9F all
8noss floor nea, minim uni FAR c l .13
•
c1a3l @are cantors up to 8,Oa0 9F A
E noes floor ai ea (9.4)
+
essential soniiaa1 1 and 2, (9.1 1)
+
glonernmlent I uildingG all to 8,004 SF
c I gr( ss flaali area, minimum VAR 1 1
.3:1
•
indaon niation pia turos, limited to ane
(1) viiiien
•
aafiet G, gonaral, mecli � 1, p rc iassiot at,
minimum FAR oil .� 5
•
per.,ienal, pnoilessional, and tachnioal
sarvioes up to 8,000 A a Igrass area,
minimum FAFI oi1.35
•
reseancl and de va loll ma n t si mice a,
minimum FAFI ol.35
•
restaurai is wid out drive-througl
win do wa, up to F l U 0 A A 1 ra ss flu or
ars a, minimum FAR a .3 9
•
uetail astabli lurients, up to 8,000 SF of
goons araa, minimum FAP ol? 5
•
squares,11lasiaa, or atheu formal apen
spaaes nat axaaacling 1A care in araa
•
stalls a r manahandis( stand., for
outdoor sale of goads at strcat 'blont
(enanoachmant onto si(kwall may to
p( rmitted 1 y agneament wid town);
outdoor storEgo axpr( sshl prol ibitc d1s
•
ta`ienos and bars, up to 6,U60 9F al
gross floor ama, minimum FAFI oil.] 9
•
tran sit st elto ns, (9.19 )
•
elankshapa and @tudias fontho design
and manufa(turo oil art, Graft and
artisan11raduatG,Lig to8,000 SFaf
goads araa, minimurn FAP of 2.1
15 ita ins throutdscr sales are returne(I tc tending at end of
aa+h 1 usiaess i la}l; gc ads not E raugt tin at ah se if 1 usinass
tlallar considuidoutdaarstorage.
-1-45
'IOD -R I11SIRICIT
b; plel marled Building and LO I lype s
•
apartmet t
•
attaoh@d hauae
•
Cl�lttl
•
data( had l ouse on lot i 19,1 U O A c n
lass
•
mi}led Use 16
•
storelrant
•
warkplaae
el Flelmi111edAoceisiiiyUses
• as acs.icrydwlelling, (9.1)
• day aarc ha ma (small), (9.11)
• home oacupaticn, (9.19)
• pa eking lot as an acaeisory to any
pe .imittad prinaipa 1 use, on the sane b t
on an an abuttin11 lot, aaaording to tha
standards a IArlicla d
• solar f2aility, is oftop miinon nan-
residuntial an a flat rood, a roal dopa
nat faaingl a stmet and unriotia ea bla
building intc1ratod solar panels an roof
slop as facing a stre et (9.5,1)
� solar et ang3l faailit31, minor residential;
loaata d inti c aetal lisl ed rear a aida
yalids on raaf slopes, (9.:14)
ac. c9, ary usae permitted in all
Ilistriata (8.11)
16 Tic mina d use t uildirlI i IuIlia, tc s tlla sl wpfrcl t 1 wilding
tyr( and has at[(;Avhccacupialtostcuies;atleast9tl°baf
the t al itaI li ara a -if t111 1 uilding sh; ]l be in ri sidenth l use,
the remainder sl all Is in caramercial use. Ha waver, wl an an
misting residential tuil lin;l is rect(melel A to a mined -um , at
least,IC% af6k Eal ital L area sl all] a is r( sid ntial ase.

ARTICLE 3
d) General Requirements
TOD-R DISTRICT
1) To integrate the larger scale of buildings in transit -oriented developments into the existing built
fabric of the community, the edge conditions of paragraph f) 6), below shall be met.
2) Along existing streets, new buildings shall create a transition in spacing, mass, scale, and street
frontage relationship from existing buildings to buildings in the Transit Oriented Residential
district.
• New buildings are expected to exceed the scale and volume of existing buildings, but shall
demonstrate compatibility by varying the massing of buildings to reduce perceived scale and
volume. The definition of massing in Article 12 illustrates the application of design
techniques to reduce the visual perception of size and integrate larger buildings with pre-
existing smaller buildings.
3) On new streets, allowable building and lot types will establish the development pattern.
4) Within a TOD-R zoning district, a minimum average density of 15 dwelling units per acre shall be
achieved; residential density shall be calculated by dividing the total number of housing units
planned by the number of acres designated for residential use, net of streets.
5) A master subdivision sketch plan shall be provided with any application for development approval.
It shall comply with the standards of this district and with the most detailed development policies
and/or plans adopted by the Town Board for the station's catchment area. The master plan shall
include a topographic survey and shall show the location and hierarchy of streets and public open
spaces, location of residential, commercial, and civic building lots, street sections and/or plans,
approximate unit count, square footage on non-residential buildings and uses, proposed building
heights, an outline of any additional regulatory intentions, phasing, and any other information,
including building elevations, which may be required to evaluate the interior pedestrian
environment and conditions at project edges. Phasing of development to provide for fixture
horizontal and vertical intensification to meet the standards of this section is permitted.
Notwithstanding the provisions of Section 6.320 of the Huntersville Subdivision Ordinance,
approval of the master sketch plan will be administrative.
6) A single building on an existing lot shall comply with the standards of this district and with the
most detailed development policies and/or plans adopted by the Town Board for the station's
catchment area, but shall require zoning and building permits only.
e) Development Provisions
1) Minimum Development Size: None
2) Maximum Development Size: None
3) Residential Density: Within a TOD-R zoning district, a minimum average density of 15 dwelling
units per acre (net of streets) shall be achieved; residential density shall be calculated by dividing
the total number of housing units planned by the acreage of all lots that are designated for
residential use. When designing the site, higher densities (18 du/a and greater) should be
concentrated within approximately '/ mile walking distance of the station site while lower densities
(6 du/a and greater) may be placed beyond the approximate Ya mile walking distance. The
maximum density permitted on any lot in a TOIL -R is 40 units per acre (net of streets).
4) Special parking provisions for residential development in the TOD-R:
Minimum Maximum
• Efficiency apartment 1 space/unit 2 spaces/unit
• One or two bedroom apartment/attached house 1 space/unit 2 spaces/unit
• Other dwelling units 1 space/unit 2 spaces/unit
3-46

ARI XCILH 3
I OD -R DI STRICIT
9) 9litingl requiramants :br non-rasicluntiil dfivsilcpn eut: ?Ill non-rasicleatial cle�ielopmant sl all t e
oriantad to pro, lick dir ect gedastrian aaaai.a fram tt e transit station b`l way of tha jublia street
s]l iten , da iignatocl padectrianpatha, or an}i eamt ination aftha tmio. Ir. additicn, the loi ational
standards t elaw sl all 21gly.
•
Within a % mile via king distana e of the : tation site, a master sul div'isian skotah plan ma}l
inaludc tip tc 10,004 square Jlaet of retail/sor�iieas/eammeicialla$11ee duuelapn cnt for aaah
2:10 dvvialling units masta.i plane ed in tl e'/z mile aatahrnant arum,
• If placid in a TALI -A district, religions inatitutians vanthaut shaved park'ng, act sols, and
naig] t orhaod rai ra, tion 14ihtia5, up to the nimiimum size permitted in d e clictriat, sl ould bo
loaatad t etAwan the A mile and 1/2 mile melk a I the station vita.
• Without ragard to station pnoximity, clad care aenters and noligi(iu�i is stitctions Vitt shared
parking pro visions that meet tt a sine provisians oil tt a 7CII1-R ane permitted.
ij Design Inoviiians
1) NaiglbarhoodForni
• The illustration balowi shall guide tho goneraI arran8 ement and distritutian m uses in the
prna j a ut.
N
Mr -
Ji 1Yrfll �� � � •~1* � w
llnpnintecl wii,l �ermissi�n,from P S Ae aaif 1Juimd �ii IGId u1 llyrigA t DecemA ir, 1991 by td a Amaaric•n Plaaning
Assaaicilior, Santa li IIQ, .1.2: ,I'. Miml i�Gin �Ive., Chia4ga, IL CIAl�Q3-blfl7
a Thu area of tl o ll rojeat shall be diviidc d into I lc 6 s, at cats, Iota, and open sll aca,
a Similar land uses sit Ell generally arl aanom eacl staeat. Dissimilar categ ories shall
ganaaialt3l al ut at raar lot lima. Comaii lets vuh'eh frc nt an streatm oil clissimilar use shall
allpraaiimata tha ietl rah establishhod an aaah llranting otreot.
.1 a

ARTICLE 3 TOD-R DISTRICT
2) Streets
• Public streets shall provide access to all tracts and lots.
• Streets and alleys shall, wherever practicable, terminate at other streets within the
neighborhood and connect to existing and projected streets outside the development. Cul-de-
sacs shall not exceed 250 feet in length, must be accessed from a street providing internal or
external connectivity, shall be permanently terminated by a vehicular turnaround, and are
permitted only where topography makes a street connection impracticable. In most instances,
a "close" or "eyebrow" is preferred to a cul-de-sac. Vehicular turnarounds of various
configurations are acceptable so long as emergency access is adequately provided.
• No block face may exceed 500 feet in length without a dedicated alley or pathway providing
through access for pedestrians.
• Utilities shall run along alleys where alleys are provided.
• Streets shall be organized according to a hierarchy based on function, size, capacity, and
design speed; streets and rights-of-way are therefore expected to differ in dimension. The
proposed hierarchy of streets shall be indicated on the submitted master subdivision sketch
plan. Each street type shall be separately detailed. Street types illustrated in Article 5
represent the array of elements that are combined to meet the purposes of neighborhood
streets: building placement line, optional utility allocation, sidewalk, planting strip, curb and
gutter, optional parallel parking, and travel lane(s). Alternative methods of assembling the
required street elements will be considered to allow neighborhood street designs that are most
appropriate to setting and use. Proposed routing for private vehicles and feeder buses entering
and leaving the station area shall be shown.
• To prevent the buildup of vehicular speed, disperse traffic flow, and create a sense of visual
enclosure, long uninterrupted segments of straight streets should be avoided. Methods: (1) a
street can be interrupted by intersections designed to calm the speed and disperse the flow of
traffic (Article 5) and tenninate vistas with a significant feature (building, park, natural
feature); (2) a street can be terminated with a public monument, speciflcalty designed
building facade, or a gateway to the ensuing space; (3) perceived street length can be reduced
by a noticeable street curve where the outside edge of the curve is bounded by buildings or
other vertical elements that hug the curve and deflect the view; (4) other traffic calming
configurations are acceptable so long as emergency access is adequately provided.
3) Buildings and Lots
• Every building lot shall share a frontage line with a street, square, or other urban open space;
lots fronting directly onto a formal open space (i.e., without intervening street) shall be
provided rear alley access.
• Consistent build -to tines shall be established along all streets and urban open space frontages;
build -to lines determine the width and ratio of enclosure for each public street or space. A
minimum percentage build -out at the build -to line shall be established on the plan along all
streets and urban open space frontages.
Building and lot types shall comply with Article 4. However, notwithstanding the height
restrictions of Article 4, Building and Lot Types, new buildings in the Transit Oriented
Residential district are limited to thirteen (13) stories or one hundred eighty-two 182 feet in
height, whichever is greater. New buildings in the Transit Oriented Residential District within
one (1) mile of the Town Center Zoning District are limited to four (4) stories or forty six (46)
feet in height, whichever is greater. Minimum building height is twenty six (26) feet,
measured at the eave line.
3-48

AR111CDE l
11011-R IIISIRIC➢
Largu-scala, lint le l ae facilities (ianib ranaa spaces, tleaters, athletic faoilitioa, foi exampIa)
shall a a aurbohin(Iona bove srnallariii ab use; a8poclesttianariantati(in. Slua1 ;laeilitiaamay
axaead nix imam first floor araa standards Asio sited,
4) Clpan Sl aae
Upon Space is defned as any area vihiah is not divi(lad into private ar ,ii)iiu builclint lots, stroats,
rillts-a:l-viay, park'nt , or aasamants that diminist the utility c aesthetic quality a: tha space.
Ilesil n op urban open spaaeshall oompt,IwithAlrtiale 1.
:1) Parkin€ Lot Lanclaaapircj
Parkin€ lat landscaping shall aumply wntl Artiala 6.
(1) 1 istrict >Idga Cc ndition s
A ong anll boundary a f a TC MPA diatriat that al uta a pre-( xistina sul clivisian A14 a r ma ro sins to-
iamil)
I dataahad 1 c mac, one of the folIawin g adlc (ionclitions sl all a p ly to abutting lat
l o un darie s, ho waver na buA ii or Mall A all ba alio wad to bla cl emten sic n a f a street to m o xistin g
�levolol mant into a ]I lanned TO11-R d4�nlaprnent.
a) AI tee-standintstructure a the and unit a f an attaahad atruoturo on lots along the gammon
t oundar] shall bo limited to two sta ries or 16 16e in haigl t, mihiaha vo r is leas, a r
l ) AI semi-oll ague t cflir sl all t e oonstructod along tl a aomman 1 c undar], on th( site a IF the
deiialap int use. Tho width of the buffet she 1 at a minimum ( quay /2 tha haigl t of tl e abutting
I uilding in tha TCID-14 �listriat, a
a) AI d' masonry mull may t e uonstrt etad t y tf a clvialapan along tl a aomman lot boundaiios, in
-,Aibiah naso tho widtl At] e I Afen ma}I be reclmcd to tl e widtl a i3 thu wall.
149

ATTACHMENT 2
Stormwater BMP Sizing Calculations
Sand Filter Typical Detail

Sand Filter Sizing
Sand Filter Sizing Guide Based on Historical Data of Previously Designed Sand Filters for this Site
Background BMP Information: Based on Previously Designed & Approved Sand Filters Per Mecklenburg County Requirements
Proposed BMP Information for Future Sand Filters
Drainage
Acc. Volume at
# Project #
Acc. Volume at
Drainage Area
Impervious Area
# Project #
Project Name
Area At Spillway
Impervious
Area
CN
Area At
Berm
Area At
Spillway
Spillway
Sand Filter Area
2 2066
Bryton Parcel 5
Area
1.50 Acres
81.6
5,605 SQFT
5,156 SQFT
53,788 CUFT
90 SQFT
3 2064
Bryton Parcel 5
Spillway
2.93 Acres
79.1
14,186 SQFT
1 2066
Bryton SF Phase 1 Pond 1
8.95
Acres
4.76
Acres
84.5
18,616
SQFT
16,148
SQFT
53,788
CUFT
1,050
SQFT
2 2064
Bryton SF Phase 1 Pond 2
4.97
Acres
2.50
Acres
82.6
13,209
SQFT
11,736
SQFT
41,367
CUFT
560
SQFT
3 2064
Bryton E/W Parkway Pond 1
8.38
Acres
0.00
Acres
60.2
23,712
SQFT
22,100
SQFT
70,786
CUFT
100
SQFT
4 2064
Bryton E/W Parkway Pond 2
9.96
Acres
2.05
Acres
68.3
20,662
SQFT
19,487
SQFT
65,140
CUFT
525
SQFT
5 2064
Bryton E/W Parkway Pond 3
4.15
Acres
1.60
Acres
73.1
11,086
SQFT
10,365
SQFT
43,452
CUFT
400
SQFT
6 2044
Bryton N/S Parkway Pond 1
6.21
Acres
0.43
Acres
63.4
22,434
SQFT
20,801
SQFT
64,121
CUFT
160
SQFT
7 2044
Bryton N/S Parkway Pond 2
3.84
Acres
1.27
Acres
73.1
11,086
SQFT
10,365
SQFT
43,452
CUFT
300
SQFT
7 2045
Bryton Parcel 6 Pond 1
4.01
Acres
1.21
Acres
70.3
9,901
SQFT
9,122
SQFT
32,897
CUFT
300
SQFT
8 2045
Bryton Parcel 6 Pond 2
7.33
Acres
4.17
Acres
77.2
22,434
SQFT
20,801
SQFT
64,121
CUFT
900
SQFT
Proposed BMP Information for Future Sand Filters
Average Ratio of Area at Berm to Drainage Area = 2,704 sf per acre of drainage; Lowest Ratio of Area at Berm to Drainage Area = 2,074 sf per acre of drainage
Proposed Sand Filter #2: Ratio = 2,076 sf per acre of drainage : meets lowest ratio
Proposed Sand Filter #3: Ratio = 2,364 sf per acre of drainage : meets lowest ratio
Proposed Sand Filter #7: Ratio = 1,677 sf per acre of drainage : does not meet lowest ratio
Acc. Volume at
# Project #
Project Name
Drainage Area
Impervious Area
CN
Area At Berm
Area At Spillway
Sand Filter Area
Spillway
2 2066
Bryton Parcel 5
2.7 Acres
1.50 Acres
81.6
5,605 SQFT
5,156 SQFT
53,788 CUFT
90 SQFT
3 2064
Bryton Parcel 5
6.0 Acres
2.93 Acres
79.1
14,186 SQFT
13,051 SQFT
41,367 CUFT
160 SQFT
7 2066
Bryton SF Phase 2
16.9 Acres
7.80 Acres
75.1
28,353 SQFT
26,084 SQFT
70,786 CUFT
2,000 SQFT
Average Ratio of Area at Berm to Drainage Area = 2,704 sf per acre of drainage; Lowest Ratio of Area at Berm to Drainage Area = 2,074 sf per acre of drainage
Proposed Sand Filter #2: Ratio = 2,076 sf per acre of drainage : meets lowest ratio
Proposed Sand Filter #3: Ratio = 2,364 sf per acre of drainage : meets lowest ratio
Proposed Sand Filter #7: Ratio = 1,677 sf per acre of drainage : does not meet lowest ratio

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