20081499 Ver 2_More Info Received_20081219

CLEARWATER ENVIRONMENTAL CONSULTANTS, INC.
December 18, 2008
Mr. Ian McMillan
NC Division of Water Quality
401 Oversight/Express Review Permitting Unit
1650 Mail Service Center
Raleigh, North Carolina 27699
RE: Request for More Information
Red Wolf Run, LLC
Madison County, North Carolina
DWQ Project # 08-1499V 2-
Dear Mr. McMillan,
L? ? D
DEC- 1 9 2008
:'t* wain
h'ET!grypSAWSTOR? RSnM M
Please reference the "Request for More Information" (Attachment A) dated November
17, 2008 sent by the North Carolina Division of Water Quality (DWQ) in response to the
permit application submitted by C1earWater Environmental Consultants, Inc. (CEC), on
behalf of Mr. Richard Rabenau and Red Wolf Run, LLC. The permit application
requested written authorization for the impacts associated with development of a single-
family residential community. The DWQ determined that the application was incomplete
and/or provided inaccurate information and requested seven additional items for review.
These items will be discussed below.
DWQ Comment 41: "Please provide cross section details showing the provision for
aquatic life passage."
All culverts shown on the site plan drawings included in Figure Set 3 of the
Nationwide Permit application have been installed. All culverts with the
exception of the culvert located at Impact 2 are replacements or previously
existing culverts. Photographs of each stream crossing are attached for review
(Attachment B). The culvert in the location of Impact 8 has a small intake pipe at
the downstream end. This pipe leads to a large cistern. The applicant pumps
water from the cistern to be used for irrigation. The system is temporary and will
be removed upon completion of construction.
DWQ Comment #2: "Please provide building envelopes ,for all lots with wetlands,
streams, or buffers on the site plans."
Building envelopes for all lots, which contain streams and wetlands, are shown on
the attached site plans (Figure 1).
718 Oakland Street
Hendersonville, North Carolina 28791
Phone: [phone] Fax: [phone]
www.cwenv,com
Mr. Ian McMillan
12/18/08
Page 2 of 3
DWQ Comment #3: "Please indicate all stream impacts including all fill slopes,
dissipaters, and bank stabilization on the site plan."
All stream and wetland impacts are identified on Exhibits 1 through 4 which was
attached to the Nationwide Permit application in Figure Set 3.
DWQ Comment #4: "Please locate all isolated or non-isolated wetlands, streams, and
other waters of the State as overlays on the site plan."
All streams and wetlands are identified on Exhibits 1 through 4 which was
attached to the Nationwide Permit application in Figure Set 3.
DWQ Comment #5: "Your mitigation plan is conceptual. Please provide detailed
mitigation plans for the restoration and enhancement areas."
A detailed mitigation plan is attached for review (Attachment C).
DWQ Comment #6: "Please provide details for the off-line pond and intake structures."
The off-line ponds and intake have already been constructed at the site.
Photographs of the off-line ponds and intake structure are attached for review
(Attachment D).
DWQ Comment #7: "Madison County is not a certified local government to review
stormwater plans to satisfy the 401 Water Quality Certification requirement. Therefore,
please provide an inventory of imperviousness surfaces in each drainage area. The
inventory should include all proposed building footprints, roads, driveways, sidewalks,
gravel-surfaced areas, amenity areas, etc. A Stormwater Management Plan (SMP) must
be provided for any drainage areas that exceed 24 percent imperviousness. For each
BMP, provide a completed BMP Supplement Form with all the required items. Per
NCAC 2B 15A: 02H.1000, a `drainage area' is defined as `the entire area contributing
surface runoff to a single point. "'
An impervious surface inventory of the site is attached for review (Attachment E).
Total impervious surface area at the site is estimated to be 5.33%.
Conclusion
The information submitted in this package addresses all issues set forth in the "Request for
More Information" letter. CEC believes the totality of this information allows DWQ to
conclude that the applicant has addressed concerns and recommendations in the letter.
The applicant, Red Wolf Run, LLC, respectfully requests that the DWQ issue the requested
401 certification.
Mr. ]an McMillan
12/18/08
Page 3 of 3
Should you have any questions or comments concerning this project please do not hesitate
to contact me at 828-698-9800.
Sincerely,
-O?OZW40-)
Rebekah L. Newton
Project Biologist
R. Clement Riddle, P.W. .
Principal
Cc: DWQ, Asheville - Kevin Barnett
Corps, Asheville - David Baker
Red Wolf Run - Dick Rabenau
Attachment A
DWQ "Request for Additional Information"
(dated November 17, 2008)
Michael F. Easley, Governor
William G. Ross Jr., Secretary
North Carolina Department of Environment and Natural Resources
Coleen H. Sullins, Director
Division of Water Quality
November 17, 2008
CERTIFIED MAIL: RETURN RECEIPT REQUESTED
Mr. Richard Rabenau
Red Wolf Run, LLC
58 Wall Street
Asheville, NC 28801
Subject Property:
DWQ Project # 08-1499, Ver. 2
Madison County
CEC Project # W-5
Date Recieved ( ?- lq - 02
Red Wolf Run Residential Community - AFTER-THE-FACT
Ut to Ray Branch [040304, 6-96-10-3-1, WSII, HQW]
REQUEST FOR MORE INFORMATION
Dear Mr. Rabenau:
On November 12, 2008, the Division of Water Quality (DWQ) received your After-The-Fact application
dated November 11, 2008, to fill or otherwise impact 0.013 acres of 404/wetland and 279 linear feet of
perennial stream to construct the proposed residential development at the site. The DWQ has determined
that your application was incomplete and/or provided inaccurate information as discussed below. The
DWQ will require additional information in order to process your application to impact protected
wetlands and/or streams on the subject property. The DWQ will require additional information in order
to process your application to impact protected wetlands and/or streams on the subject property.
Therefore, unless we receive five copies of the additional information requested below, we will place this
project on hold as incomplete until we receive this additional information. If we do not receive the
requested information, your project will be formally returned as incomplete. Please provide the following
information so that we may continue to review your project.
Additional Information Requested:
1. Please provide cross section details showing the provisions for aquatic life passage.
2. Please provide building envelopes for all lots with wetlands, streams or buffers on the site plans.
3. Please indicate all stream impacts including all fill slopes, dissipaters, and bank stabilization on
the site plan.
Please locate all isolated or non-isolated wetlands, streams, and other waters of the State as
overlays on the site plan.
5. Your mitigation plan is conceptual. Please provide detailed mitigation plans for the restoration
and enhancement reaches.
401 Oversight/Express Review Permitting Unit
1650 Mail Service Center, Raleigh, North Carolina 27699-1650
2321 Crabtree Boulevard, Suite 250, Raleigh, North Carolina 27604
Phone: [phone] / FAX [phone] / Internet: http://h2 o.enr.state.nc.us/ncwetlands
o Carolina
N Carolina
Naturally
An Eaual Opportunity/Affirmative Action Employer - 50% Recycled/10% Post Consumer Paper
Red Wolf Run, LLC
Page 2 of 2
November 17, 2008
6. Please provide details for the off-line pond and intake structure.
Madison County is not a certified local government to review stormwater plans to satisfy the 401
Water Quality Certification requirement. Therefore, please provide an inventory of
imperviousness surfaces in each drainage area. The inventory should include all proposed
building footprints, roads, driveways, sidewalks, gravel-surfaced areas, amenity areas, etc. A
Stormwater Management Plan (SMP) must be provided for any drainage areas that exceed 24
percent imperviousness. For each BMP, provide a completed BMP Supplement Form with all the
required items (see http://h2o.enr.state.nc.us/su/bmp forms htm). Per NCAC 2B 15A: 02H.1000,
a "drainage area is:.defined as "the entire area contributing surface runoff to a single point."
Please submit this information within 30 calendar days of the date of this letter. If we do not receive this
requested information within 30 calendar days of the date of this letter, your project will be withdrawn
and you will need to reapply with a new application and a new fee.
This letter only addresses the application review and.does not authorize any impacts to wetlands, waters
or protected buffers. Please be aware that any impacts requested within your application are not
authorized (at this time) by the DWQ. Please call Ms. Cyndi Karoly or Mr. Ian McMillan at 919-733-
1786 if you have any questions regarding or would like to set up a meeting to diAss this matter.
Sine r ly,
yndi Karoly, Supervisor
401 Oversight/Express Review Permitting Unit
CBK/ijm
cc: Kevin Barnett, DWQ Asheville Regional Office
USACE Asheville Regulatory Field Office
File Copy
Matt Matthews, DWQ Branch Manager
Clement Riddle, CEC, 718 Oakland Street, Hendersonville, NC 28791
Filename: 081499Ver2Red WolfRunResidentalComm unity(Madison)On_Hold
Attachment B
Stream Crossing Photographs
Attachment B

a
y
?
r
y
.?
e
p
W V p ? ? ? 4 •.
;

M

f r, k
"
e` It
?" y 4? ' > ` ''
'" • a
?`il

+?. _ 7'
-1;
??I??N?s
Z A fj,
k.-?Jti`?x
? Cir.: •?
f .
, t?,
...34"? ? •,
F
p Irv. ?
?^ t'` ?
+'u .w. ? ` r
•
A
. •'? •4 '? ? ?. \
y?
sY' 1\? d ?'.
.

'r r J^': d?{ S
14
y;? \? >'?•b'
es''•\? eFYf'?'
'?'MJ" it3'4 r'
'F !
Y'
yz ?

Impact 1. Upstream end of culvert.
v
TM .
iq .f nR: C d M ,v,r:M
d a?} yr ?` .tea z
Impact 1. Downstream end of culvert.
Page 2 of 10
Attachment B
Impact 2. Upstream end of culvert.
Page 3 of 10
Impact 2. Downstream end of culvert. Pond intake also shown.
Attachment B
Impact 3. Downstream end of culvert.
Page 4 of 10
Impact 3. Upstream end of culvert.
Attachment B
Page 5 of 10
Impact 4. Upstream end of culvert.
Impact 4. Downstream end of culvert.
Attachment B
Impact 5. Downstream of end of culvert.
Page 6 of 10
Impact 5. Upstream end of culvert.
Attachment B
IS:
17 % ?w
r?"*' °#-. ? *rh?,::.rr?b l:il 4i? F?"'7'r ?,?? a ''7" :7 3n;• .
A4 HCypsyp? Y9
?,i??•^ a ',
. _.. ?" '1??i9•, •?r:? Y?;t_ "?,_?,. #a .t'4I:'...r ?`'1ll Sit ?1?7A .. ?;?da"
Impact 6. Downstream of culvert.
Page 7 of 10
Impact 6. Upstream end of culvert.
Attachment B
Impact 7. Downstream end of culvert.
Page 8 of 10
Impact 7. Upstream end of culvert.
Attachment B
Impact 8. Upstream end of culvert.
Impact 8. Downstream end of culvert.
Page 9 of 10
Attachment B
Impact 9. Upstream end of culvert.
Impact 9. Downstream end of culvert.
Page 10 of 10
Attachment C
Mitigation Plan
Attachment C
MITIGATION PLAN
Upon completion and implementation of all practical avoidance and minimization efforts,
279 linear feet of stream channel impacts associated with the development of Red Wolf
Run are unavoidable. All unavoidable impacts associated with culvert replacement will
be mitigated for at a compensatory mitigation ratio of 1.5:1. This ratio was chosen
because impacts are in the location of previous impacts along a pre-existing road and the
streams in those locations are not in "good" condition. All unavoidable impacts
associated with installation of new culverts will be mitigated for at a compensatory
mitigation ratio of 2:1. The following mitigation plan is provided in support of this
permit application. Representative photographs of restoration and enhancement areas are
included for review at the end of this attachment.
Stream Preservation
The applicant proposes to partially mitigate for unavoidable impacts at a
mitigation activity ratio of 5:1 through preservation of a portion of unimpacted
streams on the site. Approximately 1,740 linear feet of stream will be preserved,
along with a 30-foot wide buffer on each side of the stream. Upland buffers will
total approximately 2.39 acres. All preserved streams and buffer areas were
identified on the site plan included in Figure Set 3 of the Nationwide permit
application. These preservation areas will be protected via restrictive covenants.
Restrictive covenant language will be consistent with model language provided by
the US Army Corps of Engineers, Wilmington District. Any changes to the
model restrictive covenant language will be approved by the Corps.
Stream Enhancement
The applicant proposes to partially mitigate for unavoidable impacts at a
mitigation ratio of 2.5:1 through enhancement of a portion of unimpacted streams
on the site. Approximately 283 linear feet (in two segments) of stream channel
will be enhanced according to the "Guidelines for Riparian Buffer Restoration"
(October 2004). Enhancement areas were identified on the site plan included in
Figure Set 3 of the Nationwide Permit application.
Enhancement Area "A" is located near the entrance and behind the gatehouse at
Red Wolf Run. Several springs located at higher elevations form a small stream
that runs through the upper portion of the approximately 2-acre entrance. This
portion of the stream has established grasses, but virtually no trees or shrubs along
the stream banks or in the riparian zone. The land adjacent to the entrance has
primarily yellow poplar, oak, and maple canopy trees with dogwood, redbud, and
hawthorn understory trees. The stream is bounded by a gravel road on one side
and a recently planted orchard on the other. Because of the road, buffer widths on
the right side of the stream will be constrained in this area. The non-native
orchard trees have been setback at least thirty feet from the stream and are not
included in the enhancement area. Enhancement Area "B" is located near the
entrance to the Estates. Enhancement will take place from the existing pond
outfall to the adjacent stream; enhancement activities will occur upstream and
Page 2 of 9
Attachment C
downstream of the proposed restoration area. Enhancement activities in the form
of buffer plantings and reestablishment will occur in the location of Area "A"
(253 linear feet) and the location of Area "B" (30 linear feet). Planted buffer
widths will total 30 linear feet from the top of bank; except as noted above. This
plan will provide for a riparian buffer to enhance both the stream (Enhancement
Area A and B) and entrance to the community (Enhancement Area A). Native
trees and shrubs will be planted to develop a perennial root system. The existing
non-native grasses will be controlled through mechanical means (i.e. weed
whacker) to allow newly planted trees and shrubs to grow uninhibited. The
grasses will continue to stabilize the banks and provide a buffer until the plantings
are established. Trees and shrubs that complement the plants and that will expand
the orchard will also be planted at the entrance. As the trees and shrubs grow, the
non-native grasses should gradually be replaced by ferns and native grasses.
Trees and shrubs will be planted in a random pattern. Six to eight native tree
and/or shrub species will be planted for a total of 436 stems per acre. Native trees
and shrubs listed in the "Guidelines for Riparian Buffer Restoration" will be
planted on site. A more specific list of preferred trees and shrubs is included at
the end of this attachment. Trees will be planted on approximately 10 by 10-foot
centers. Shrubs will be planted on 5 by 5-foot centers. Prior to planting trees and
shrubs, grasses will be weed whacked. Aged hardwood mulch will be used to
control grass and weeds. During the initial three years or as required, week
whacking will be used to control grasses outside of the mulch.
The planting is scheduled for early spring 2009. The desired trees and shrubs are
listed at the end of this attachment. The schedule assumes that this plan will be
approved before the end of 2008. Timely approval will allow trees and shrubs to
be ordered for spring delivery and planting. The trees and shrubs actually
selected will be determined by the availability and cost of various species through
suppliers. Bare root plants will be used where practical.
Monitoring will be conducted annually, during the growing season, for five years
and subsequent reports will be sent to regulatory agencies for review and
comment. Upon completion of initial planting, one vegetation plot will be
established in each enhancement area. All planted stems will be counted in the
plot to determine success. Success will be defined as survival and growth of at
least 320 stems per acre through three years of monitoring, survival and growth of
at least 288 stems per acre through year four, and survival and growth of at least
260 stems per acre through year five. If a plot is deemed unsuccessful, additional
plantings will be installed to meet success criteria. Photographs will be taken to
document each plot.
Page 3 of 9
Attachment C
Stream Restoration
The applicant proposes to partially mitigate for unavoidable impacts at a
mitigation ratio of 1:1 through restoration of three previously existing but
unneeded road crossings at the site. Approximately 78 linear feet (in three
segments) of stream channel will be restored.
Restoration Sites "A" (15 linear feet), "B" (22 linear feet), and "C" (41 linear
feet) are located near the entrance to the estates. Restoration activities will
incorporate Natural Channel Design methods. This is a geomorphological
approach to stream restoration based on an understanding of the valley type,
general watershed conditions, dimension, pattern, profile, hydrology, and
sediment transport of natural substrate, stable channels reference conditions, and
applying this understanding to the reconstruction or relocation of an unstable or
new channel. Culverts will be removed and a new channel will be established.
Banks will be graded with a 2:1 slope, matted, seeded, and native vegetation will
be planted in the same manner as the enhancement areas described above.
Matting, seeding, and plantings will provide long-term stability at the culvert
removal sites.
As-built plans, which will document the post construction condition of the
restored segments, will be completed and submitted to the agencies. The as-built
plans will confirm the constructed channel is stable and conforms to up stream
and downstream conditions. The applicant will evaluate the success of the stream
restoration using the following forms of monitoring: channel stability, plant
survivability, and photo documentation.
Channel Stability
Channel stability monitoring will include cross sections and longitudinal profiles.
Cross sections will be located in areas representative of the entire reach. As many
as two cross sections per restoration reach will be established. The location of the
cross sections will be finalized during construction and shown on the as-built
plans. The cross-sections will be marked with permanent pins on both banks so
the exact locations of cross sections is known and measurements are done in the
same location each year of monitoring. Monitoring will occur once a year for five
years and for at least two bankfull flow events after construction.
Longitudinal profiles will be surveyed at each restoration reach. The upper and
lower limits of the longitudinal profile will be finalized during construction and
shown on the as-built plans. The longitudinal profile will be marked with
permanent pins so the exact location of the longitudinal profile is known and
measurements are done in the same location each year of monitoring. Survey
points will include thalweg, water surface, bankfull, and top of bank where
identifiable. Measurements will also be used to determine the project reach slope.
The project is determined a success, in regards to channel stability, when there is
minimal evidence of instability, which may include down-cutting, deposition,
Page 4 of 9
Attachment C
bank erosion, and increase in sands or finer substrate and little or no change in the
as-built cross section. Substantial determinations of success will be made by the
applicant and confirmed by the Corps and the DWQ.
Plant Survivability
Planted buffer widths will total 30 linear feet from the top of bank. Six to eight
native tree and/or shrub species will be planted on 10 by 10-foot spacing for a
total of 436 stems per acre. Native trees and shrubs listed in the "Guidelines for
Riparian Buffer Restoration" will be planted on site. A more specific list of
preferred trees and shrubs is included at the end of this attachment.
Upon completion of initial planting, one vegetation plot will be established in
each restoration area. All planted stems will be counted in the plot to determine
success. Success will be defined as survival and growth of at least 320 stems per
acre through three years of monitoring, survival and growth of at least 288 stems
per acre through year four, and survival and growth of at least 260 stems per acre
through year five. If a plot is deemed unsuccessful, additional plantings will be
installed to meet success criteria. Vegetative survival inside the planted riparian
buffer will be documented with photographs, as well. These photographs will be
taken for five years and along the entire length of the corridor. Fixed
photographic stations will be established and utilized each year. Baseline
monitoring and as-built plans will be submitted immediately following planting.
Monitoring will occur annually thereafter for a period of five years.
Photo Documentation
Photos will document channel aggradation or degradation, bank erosion, success
of riparian vegetation, effectiveness of erosion and control measures, and absence
or presence of in-stream bars. Photos will be taken at the same location each
year. At least one photograph upstream and downstream will be taken at each
permanent cross section and at key stream features. The project will be deemed
successful when there is no substantial aggradation, degradation, or bank erosion.
Substantial determinations of success will be made by the applicant and
confirmed by the Corps and DWQ.
If significant problems are identified prior to the end of the monitoring program,
Corps and DWQ regulatory agency personnel will be consulted regarding possible
remedial action. Remedial action may include replanting, additional grading,
stabilizing, and continued monitoring. If, at the end of the monitoring program,
success criteria have not been met, the applicant will consult with the Corps, the
DWQ, and other appropriate state and federal agencies to determine specific
causes and appropriate remedial actions. Review of specific causes resulting in
success criteria deficiencies may include: hydrologic influences, plant mortality,
vandalism, animal depredation, or invasion of nuisance plants.
It is the intent of the applicant to achieve the success criteria; however, the
applicant cannot be responsible for acts of god or natural disasters, which may
Page 5 of 9
Attachment C
undermine or preclude success. In the event of such acts or disasters, the
applicant will immediately coordinate with the appropriate state and federal
agencies for proper actions, if needed.
Summary
The applicant is proposing to mitigate for 279 linear feet of unavoidable stream
impacts. Compensatory mitigation will be in the form of preservation,
enhancement, and restoration. The tables below summarize the basic mitigation
requirements along with the proposed stream mitigation.
Rn-dr Mitigatinn Remnirement
Impact Site Type of Impact Linear Feet of Impact Compensatory
Mitigation Ratio (x:1) Basic Mitigation
Requirement
1 Culvert 0 1.5 0
2 Culvert 100 2 200
3 Culvert 21 1.5 31.5
4 Culvert 28 1.5 42
5 Decker Home
6 Culvert 25 1.5 37.5
7 Culvert 45 1.5 67.5
8 Culvert 7 1.5 10.5
9 Culvert 48 1.5 72
10 Culvert 5 1.5 7.5
TotalIm acts 279
Total Mitigation Required 468.5
Prnnnepd Mi+ioatinn
Site Linear Feet of Mitigation Type Mitigation Activity Total Credit
Ratio (x: 1)
Preservation

Area 1,740 Preservation 5 348
Enhancement

Area A
253
Enhancement
2.5 101
Enhancement
Area B 30 Enhancement 2.5 12
Restoration
Site A 15 Restoration 1 15
Restoration
Site B 22 Restoration 1 22
Restoration
Site C 41 Restoration I 41
Total 2,101 539
Page 6 of 9
Attachment C
Restoration Site
Page 7 of 9
Enhancement Area A (to the right of existing road)
Attachment C
Restoration Site B

406 t,` f; dr sr' a a.
'
. Y

t
W r
4 k"'

A
k
' T 7
?
4
in r s
6
?
{ "'A
'
4.&
^
?i ?
G ? ? ? a
"'?*? d^
.^ri ,?,Dq l! t
P ?
?
ZK
I) ?
? 9 $
8 §?
Y
r}'' 4
l
fl?i'
`v'?
s ''
b
¢q
y
f'
E
¢
"wF ?" ,;.n S? 1?
'/ '
` ?y ll(?
'? f?T i Y • y
"
i°
?
'? ?
?y
y
f' aMi. _ i r.l
' ?r ?r?
p
?
?
E
y
„
,dlN ^I
9C
i/ ; ? 8?. ? f=. ? N?a A 3? ?p'.?} ?rr Jh1 i ?r ??
g
M _ ?'` °16?? Y? ?- _
Restoration Site C
Page 8 of 9
Attachment C
List of Preferred Trees and Shrubs
Canopy Trees:
• River birch Betula nigra
• Yellowwood Cladrastis kentuckea
• Sugar maple Acer saccharum
• Sourwood Oxydendrum arboreum
• American persimmon Diospyros virginiana
• Basswood Tilia americana
• Butternut
Understory Trees:
• Serviceberry
• American hazelnut
• Paw paw
• American plum
• Hawthorn
• Ironwood
• White fringetree
• Dogwood
• American holly
• Eastern hornbeam
Amelanchier arborea or Amelanchier laevis
Corylus americana
Asimina triloba
Prunus americana
Crateagus flabellata or Crateagus flava
or Crateagus crus-galli
Carpinus caroliniana
Chionanthus virginicus
Cornus alterniflora or Cornus florida
flex opaca
Ostrya virginiana
Shrubs:
• Elderberry
• Beautyberry
• Doghobble
• Blueberry
• Pepperbush
• Witch hazel
• Virginia willow
• Serviceberry
• Spicebush
• Flame azalea
• Chokeberry
• Catawba rhododendron
• Possumhaw viburnum
Sambucus canadensis
Callicarpa americana
Leucothoe axillaris
Vaccinium corymbosum
Clethra acuminata
Hamamelis virginiana
Itea virginica
Amelanchier arborea or Amelanchier laevis
Lindera benzoin
Rhododendron calendulaceum
Aronia arbutifolia
Rhododendron catawbiense
Viburnum nudum
Page 9 of 9
Attachment D
Off-line Pond Photographs
Attachment D
Page 2 of 2
View of off-line ponds; stream to the right.
Pond intake just below culvert; control valve on right.
Attachment E
Impervious Surface Inventory
RED WOLF RUN
IMPERVIOUS AREA INVENTORY
In response to comments 2 & 7, contained in the Division of Water Quality's Request for More
Information dated November 17, 2008, the following is an inventory of expected build-out
impervious areas for the subject property.
The total project area is approximately 271 acres, subdivided into 72 single family lots. For the
purposes of this inventory, each lot is expected to have a 2,400 sf structure footprint.
Each home site will be accessed by driveways of approximately 12 ft width and averaging 200
If long. Historically for subdivisions of this nature and locale, approximately 50% are
developed as aggregate base course surfaces. For the purposes of this inventory, all driveways
will be considered to be paved.
The project has a total of 16,684 if of proposed roads, with widths of 17'. The roads are
designed with no curbing planned. The roads are designed with grassed shoulders and drainage
swales.
Therefore:
Road area: 283,628 sf
Building area: 172,800 sf
Driveway area: 172,800 sf
Total Impervious area: 629,228 sf = 14.45 acres
(14.45 ac impervious area) / (271 ac Total site area) = 5.33% Impervious
See attached summary sheet for figures and calculations.
IMPERVIOUS AREA SUMMARY
ROAD LENGTHS
MAIN 12,500
AT LOT 13 375
AT LOT 11 1253
AT LOT 32 2256
AT LOT 30 300
TOTAL 16,684
16,684long x 17' wide= 283,628 sf
HOUSES
72 UNITS AT 2,400 sf EACH = 172,800 SF TOTAL
DRIVEWAYS WITH IMPACTS
LOT 16 50
LOT 11 200
LOT 12 83
LOT 26 60
LOT 32 50
LOT 33 70
LOT 26 50
LOT 32 50
LOT 33 70
LOT 26 50
LOT 37 60
LOT 38 60
LOT 39 160
LOT E17 340
LOT E15 350
LOT E13 450
LOT E11 100
TOTAL 2,253 SF
DRIVEWAYS TOTAL
72 DRIVEWAYS AT 200 If AVERAGE LENGTH = 72 x 200 = 14,400 If
14,400 If at 12 ft WIDE = 14,400 x 12 = 172,800 sf
Road area: 283,628 sf
Building area: 172,800 sf
Driveway area: 172,800 sf
Total imp area: 629,228 sf = 14.45 acres
(14.45 ac impervious area) /(271 ac Total site area) = 5.33% Impervious area
Figure 1
Site Plan Overview with Building Envelops
-?1 GRID NORTH
7
198-3 w

Q
2
cy A
y
O
O
?
N V
j
W

LO CY)

w '

Lf)
• LO
Nt
N
cf-

\ LO g
F€Ed

(Y)
C.0
°
M
ce)
a
CY) a?

ce)
¦
C
ir( N N =E
N
N
N ¦ pp
N \
' Wi
T
¦ T
N N ¦ \?(
T
N O
I T ?¦ r
LC.
c _4
OD Ia?T ?? ?\ T
W
? u
?a ii
3'f F
w . a
%
%
?v u
\? 7g LL
T
1
H5 -
0
tM
", t 1 N ? ca'i w
o N
v =dam
n 0 N O O ? O
E .L z
s
Ew4?
1O ° c a _. ? ' ° ? v v
1 « y p y
1V? ? X30 °?30 ?
?o a 2
a ? ° y
'b 'O •j a
3 v
? o^ P 'C " •5 '?
Cry « ty'n G
W ? N v
zeU?.?
zo2Z=
x r o ?
ae0. 3
3
0
t
ON?p
a?
's
G
e
w
pq N
W co
T
w
N
w
M
w
Iq
W
r j
0
J
.Q ? qQ
R x W
?yQW
? :J
h
N k '?
Pa
N ? ?WW
u OC
^ ? N
o ?y
4 Z
ry 3?
c¢
N
W w
00 W y
w mdLL
L c
¦ - N
? -F-? c
T n w
W o wo
2
L
LJa' QJ
o
w
~ ~ ~ o C
p v. Ar
a a a ~ A A ~ o
a ~ ° b s o' n r,,, m ~ \ o ° ~ A ~
A A n, A ~
~ ~ N• ~ ~ C N.
' ~ A
bnn A ~ ~b
A ~ ~ ~ ~ ~
a O~hO ° y
C~0 h ~ 0 0 ~ 0 ti ~ ~ ~ ~
~ m co ~ co co ~ co m ~ m
y ~ A A A A A A A A A A G' l~7 ~ ~ ~ ~ ~ ~ ~ ~O
cod A~ A~ A~ N
I,,, Vii ff ~ ~ ~ f~0 V f0 0 A ! 3
A n n
o A o ~
~
~ ~ ~ o~~ ooN o~~ ~ o ~ o~~ A b~ b~ Ci
~ h ~ ~ ~ ~ ~w b~ ~ ~ ~ o ~"'y y AA ti ~W~. AOO
o ~V ~ n n ~ A~ ~ A~ I
~ tD ~ Op ~ ~ ~ ~ ~ ; ~ ~ V ~ ~ ~A
~ IVY ~ pip A v,th ~A 0 ~ ~ ~ ~ ~ ~ ~ ~
~ CO ~ m ~ m m
A ~ A ~ A n. ry. + ; ~ ~ n ~
~ ~ ~ ~ ~ ~ N. ~ ~ fy~ ~ I j,~ II ~ C N C m m N o, ~ x
~ 0p ~ h7 v ~ C o~
z az~ n N~~ r A ~ ~x~ i zb
° ~ ~ ~ ~ ~ 1~ ~ r 1 ~ ~ M ~ ~ ~ L z~
~ - a~°>
°ox~ - -
~ i I
ii ~ ~ ~l i s
i ~i 1 ~ i)
i', iii ~ ~ ~ it 1 0 y\ F\
11 Vrooi f ~ 6 1 ~ b ~
y i I ~ y
, ~ ~
T d ii ~ III .m ib~ e:
ro~ I~ ~h~0~ ~pp~po\ ~~I h~ro ) `10`1
1~ ~ 0 8 ~ ~ o ~~1 W 1 I ~ ~ ~ ~ +
3 , '
7 ~ ~ rt ~ ~i ~i
O i, ~ E
7 ~ ~I fA ~
C y ~ rt A, 3 ~ 1
W
N !r~ P ~(~b~~ rt y~0~
7 ~ I NhZA ~ ~oz ~ a
n , it ~ I 1
® ~
D rtl dp ® / r X Z C O /i ~~*ro
N^yr M ~ rT~N M OD O r1 ~
~NZ~ r~ OD < Z V ? ~ ~ 6
aOo O~ m ~ ` ~ o yroa~
~D OD Z ~ / j ~ x o 0 i a~ 0 o J
~ N ! WOO \ Ali A D~ Z w
O V ~1
~0 i - i i1 i
\ ® i ~ ` ~I y-
11 ~
a~b° ~ ~l J t
..l N~~
~~A
~ ' ~
C I
V }
~ C
ro ~ a ~ 1 r
ti ~ ` , ~ ~7 ~v ~ CA
II ~ ~ N'
;.e:' ~ t N ~'(J 0 N ro C 7
~ 0 ° 5~~ g y o `r a
~ ~
s ~ ~ ono ~ ~ ~
y~ 0 W / 'b
~ 3 ~
~ Q ~ ~ y
~ ° ~ ~ ti N~ ~ ~ ~
u 0 ~ ~ ¢
~ ~N o ~ ~
~ ~ .l
yk ro ~
~ ~ o \
~ ~ ~l i ~~~t
~ - o ~ ~b~'
y ~b N m
~ ~ _e a° ~
. bo ~ o ° ~ ~ z
ro ~ l ~ ~ ~ r
b ,1
a W
- ~ l r ro k - ~ ~ ~ ~ \ h~ S
~ ~ sz ~ o s~ z a "~o
h x r ~ / ~n~
m m
Wo ~ roro
y AWW
h~h~a~ y~~~
r~\\ ~ ~ /
~Jl~ ~ i o
o ..W
w

W ~e ~a ~a
a
ti ° ~ ~Y:; ~

W b
~ ~
~ ~ C31
4 80~~ ..l
NV fb N ~ '/y 4iA \
r~ ~m ~ ~ Cdr, k \\'~m` ati ~ ~~X ~ on N \f~`x\'~

I ~~,r ;

o; p. ~~1 ~ O
V ~
Y
~
v , ~ / m eN o~.
m
-

~ ~ -I , ,
~ iii ~~~t~'~ ` ~ i iii ii/ ~ / ~,~r l Ul r m
i
~ II III ~i i' ii ~y ~ I~ l~ ii , ~ \ I I I
f
~ ~
--,q ~ i V' ~ i i
.i i~
ii ' iir i~ „ ,.1 ~
J . ~ ~ >

,
~ ~ ~ y
o ~ . ~ ~ , ~ ~ ~

rl ~
~
~ ~'1 n, ~
n
~1
M P1
W
O
£g6r•Q•yN
H,L?I01~I QIX~