20160682 Ver 1_Additional Info_20161221

Higgins, Karen
From: Shaver, Brad E CIV USARMY CESAW (US) < [e-mail] >
Sent: Wednesday, December 21, 2016 9:31 AM
To: Higgins, Karen; Coburn, Chad
Subject: FW: OIB Marketplace; Action ID# SAW -2015-01887
Attachments: OIB Marketplace response 12-20-16.pdf
FYI
I wanted to share a second level response to a face to face meeting held with the consultant on December 12, 2016.
I think it provides more information for your review.
We will likely be asking for more information as well.
Brad
-----Original Message -----
From: Kim Williams [mailto:[e-mail]]
Sent: Tuesday, December 20, 2016 8:54 AM
To: Shaver, Brad E CIV USARMY CESAW (US) <[e-mail]>
Subject: [EXTERNAL] OIB Marketplace; Action ID# SAW -2015-01887
Hi Brad
Attached is a narrative and maps that address comments you raised in our meeting last week. Please review and let me
know if you have any additional questions.
Thanks,
(:�
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] <mailto:[e-mail]> I Website: Blockedwww.Imgroup.net
<Blockedhttp://www.Imgroup.net/>
1

Ocean Isle Beach Marketplace
Action ID# SAW -2015-01887
USACE Additional Comments
1. Off -Site Alternatives: As requested, we have added the 23 -acre tract located at NC 179 and
Goose Creek Road to the off-site alternatives analysis. (Parcel ID# 24400006).
Off -Site Alternative #7: Gore Tract (23 acres; Parcel ID# 24400006)
This 23 -acre tract is located at the intersection of NC 179 and Goose Creek Road SW (Figure
5a). The site is composed of approximately 40% Foreston loamy fine sand, 40% Leon fine
sand, and 20% Torhunta mucky fine sandy loam. The Leon and the Torhunta series are
considered hydric soils. Based upon an evaluation of available aerial photographs and
supporting maps, this site may have minimal wetlands. However, this site is located slightly
farther away from the beach communities than Site #3 and is not visible to any of the traffic
coming from Hwy 904. Although this tract has access from two roads, it has limited road
frontage and poor visibility, two thing very important to a commercial development. In
addition, it is primarily zoned R-7500, a residential zoning classification, and is surrounded by
residential development. It would be very difficult to rezone the property to allow a
commercial development. For these reasons, this site is not feasible.
2. Why is a Return on Investment (ROI) of 7% the threshold for a viable project?
According to the developer, the typical minimum ROI for a commercial project of this size is
8%. Anything below 7% to 8% is very difficult to get financed.
3. Outparcels: the USACE needs more specifics about anticipated use of these outparcels and
parking requirements for each.
As mentioned in our previous response, Outparcels #1 and #2 are small in size and are
intended for smaller users. Outparcel #1 shows a 1,400 sf building and 5 parking spaces. This
will likely be used for a kiosk -type development where customers are only there for a short
period of time. Outparcel #2 shows a 2,250 sf building and 20 spaces. This outparcel will be
used for a drive-through restaurant where sit-down dining is limited. These small outparcels
only provide minimal parking and are positioned in such a way that they can also utilize
parking spaces adjacent to them within the shopping center.
Outparcels #3 and #4 will likely be fast-food restaurants. The site plan has been revised to
show a typical fast-food restaurant footprint and 10 spaces per 1,000 sf, which is the industry
standard. The Town of O113 requires 1 parking space for every 3 seating accommodations. This
per seat parking requirement is somewhat subjective during the planning stage when the end

user, floor plan and seating have not been finalized. According to the engineer, past projects
with similar layouts have assumed 50% of the gross floor area (GFA) is the dining area, and
then use 15 sf per seat. This equates to 11 to 13 parking spaces per 1,000 sf of GFA.
For the hotel outparcel, the Town of O113 requires a minimum of 1 parking space for units
having 500 square feet of gross floor area or less, plus 1 space for each 5 units regardless of
unit size. Since the layout anticipates a 90 -room hotel with a total building size of 20,000 sf,
(90 + 18), a minimum of 108 spaces is required. The site plan shows 111 spaces.
4. Provide a cross section of the bridge.
Enclosed is a cross section and profile of the proposed bridge.
5. Stormwater: If the applicant is using infiltration, can the pond size can be reduced, thereby
reducing wetland impacts?
Enclosed is a narrative provided by the project engineer that discusses stormwater design for
this project and the considerations that were used to determine the size of the proposed
pond.
6. Parking: What is the Town's requirement for grocery store parking? If we were to have a plan
that met only the Town requirement, how much wetlands could potentially be avoided?
The Town of O113 requires 1 parking space for 300 sf of grocery store area. Since the proposed
grocery store will be 39,500 sf, the Town requires a minimum of 132 spaces. This is 68 spaces
less than what is required by the tenant and what is shown on the site plan. If the site plan
were to eliminate 68 spaces, this would essentially push the grocery store north
approximately 100 feet. This would reduce wetland impacts to the two small wetland fingers
behind the grocery store by approximately 0.08 acre. This wetland savings is fairly small and
is to the lowest quality of wetlands on the site. As previously mentioned, this reduction in
parking is unacceptable to the anchor tenant. They will not lease this space with a parking
ratio below 5 per 1,000.
7. Citizen Comments: Show berm/wooded buffer on the site plan.
Enclosed is the revised site plan that shows the location of the wooded buffer/berm. This
berm will likely be 4 feet tall with a row of evergreen trees planted across the top.
Note that the previous site plan submitted incorrectly calculated wetland impacts needed
behind Outparcels #3 and #4. That plan showed only 2' for the 3:1 slope instead of 12'. This
correction increased the impact by 0.050 acres. Total proposed wetland impacts are now
1.558 acres.

8. NC Wildlife Resources Commission comments were not specifically addressed in the previous
response.
WRC Comment #1: The applicant has not provided an appropriate alternatives analysis and
has not demonstrated avoidance and minimization of wetland impacts.
RESPONSE: Please see the revised alternatives analysis and information related to avoidance
and minimization previously submitted to the USACE and provided above.
WRC Comment #2: Since wetlands rated between medium and high under NC WAM, a ratio
of greater than 1:1 is preferred.
RESPONSE: The applicant agrees to provide wetland mitigation at a ratio of 2:1.

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Map Source: 2012 NC OneMap Aerial Photography
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Ocean Isle Beach Marketplace LMG
LAND h1ANAGLMEN IGROUP,-
Brunswick County, NC _ E° °^m°^I°°^ °II°^ Figure 5a
www.lmgroup.net Off -Site Alternative #7
December 2016 3805 Wrightsville Avenue
LMG # 40-15-071 P Wilmington, NC 28403
Phone: [phone] Fax: [phone]

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PARAMOUNTE Scale: AS SHOWN OCEAN ISLE BEACH MARKETPLACE
f " � ` 3 N V, I n" I N , 1, I . ",'I Drawn: DJF TYPICAL CROSS SECTIONS AT
5911 Oleander Drive, Wilmington, NC, 28403 (910)-791-6707 Chk: TGC WETLAND IMPACTS
NC License #: C-2846 Prol. No: 14414.PE

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OCEAN ISLE BEACH MARKET PLACE
TYPICAL CROSS SECTIONS AT
WETLAND IMPACTS

OCEAN ISLE BEACH MARKET PLACE
TOWN OF OCEAN ISLE BEACH
BRUNSWICK COUNTY
NORTH CAROLINA
Project #14414.PE
DESIGN NARRATIVE
Halpern Enterprises, Inc. is proposing to construct a new commercial development with
outparcels on a 22 -acre site off of Beach Drive (NC Hwy 179) in the Town of Ocean Isle Beach in
Brunswick County, NC. The latitude and longitude of the property are 33° 54' 19" N, 78° 26'
14" W.
The existing site is relatively flat, sloping from beach drive and Culpepper Road to the center of
the site with wetland areas and wooded ground cover. The existing site ultimately drains to
Kilbart Slogh which has a stream classification of SA, HQW. The site discharge points fall
within 1/z mile of the SA waters. Soils consist mainly of Leon fine sand(Lo) (HSG A/D), and
Wando fine sand (WaB) (HSG A), per the NRCS soil survey.
The seasonal high water table for the proposed wet pond was determined using the parameters
described on pages 10-9 and 10-10 of the BMP manual; therefore, using good engineering
judgement by field survey, inspection, and discussion with client on existing conditions of the
outfall; lead to the setting of each respective outfall elevation. The elevation for the permanent
pool and seasonal high water table was determined as well by observing the wetlands
throughout the area and the surveyed elevation of the wetland areas.
PROPOSED IMPROVEMENTS
The applicant is proposing to build a grocery anchor center along with associated parking,
access roads, shops, outparcels, pump station and stormwater management system. Runoff
resulting from impervious surfaces will be collected by a combination of overland flow, and an
underground (piped) storm drainage system. The conveyance system will then be discharged
to a wet detention pond designed for 90% TSS removal.
Due to the site's discharge points being within 1/z mile of SA waters, Wet Pond #1's water
quality volume will discharge to a secondary BMP (Infiltration Basin #1).
The wet pond has been designed to meet NCDEQ requirements, which include a forebay and a
drawdown orifice at permanent pool. Stormwater from greater storm events will bypass the
outlet that flows to the secondary infiltration basin through an outlet structure and culvert. The
pond has an emergency spillway as well.

The pond was designed to handle the state volume requirement in SA classified waters along
with holding back storm events in excess of the 25 -yr event. The pond is sized also based on
downstream conditions for the culvert that crosses Eyota Drive, we conservatively designed the
system to release flow into the creek and through the existing culvert at or below existing flow
rates in the current ground conditions.
The current offsite flow which enters the property will be conveyed to the wetlands through a
combination of open channel swales and underground pipe. Runoff which enters the western
edge of the property will be conveyed to the existing drainage swale that runs along the
western property line of Outparcel #1 to mimic existing conditions. Likewise, the offsite flow
that enters the property near the middle of the properties Beach Drive frontage will be
conveyed to the wetlands to remain west of the proposed wet pond.
During construction, sediment will be controlled by temporary silt fence, temporary diversion
ditches, temporary inlet protection, culvert crossings, and temporary construction entrances.
The wet pond will serve as temporary sediment/skimmer basins.
DESIGN METHOD
Hydrologic calculations have been performed utilizing HydroCAD version 10.0 software which
employs the USDA SCS Method. The 1 -Year and 10 -Year Type -III 24-hour storm rainfall depth
(precipitation data) have been taken from the NOAA Atlas 14 Precipitation Frequency Data
Server (PFDS). Curve Number (CN) and Time of Concentration (TOC) calculations have been
performed in accordance with the USDA TR -55 manual, with a minimum TOC of 5 minutes.
The difference in the Pre/Post 1 -Year 24-hour storm volume of runoff has been computed
utilizing HydroCAD version 10.0 software and the SCS (TR -55) Method with composite curve
numbers.
Hydrologic Soil Group Classifications have been taken from the USDA Web Soil Survey.
Storm conveyance calculations have been performed utilizing the Rational Method within
Carlson Hydrology 2016 which employs the FHWA Method for HGL computations.
MAINTENANCE
Contractors shall be responsible for periodic inspection and maintenance of all indicated
erosion control devices in accordance with the plans and specifications. In addition, inspection
and any necessary maintenance will be required immediately following any significant storm
event. Any erosion control measure that fails to function as intended shall be repaired
immediately. Upon completion of construction and the establishment of stabilized ground
cover, the property owner shall be responsible for any on going site maintenance.