20180603 Ver 1_401 Application_20180518

WFPG
Preliminary ORM Data Entry Fields for New Actions Wetlands and Environmental Planning Group
Leonard S. Rinr•lner PI.LC.
SAW — 2018 - 00347 BEGIN DATE [Received Date]: 2 0 1 80 6 0,3
Prepare file folder ❑ Assign Action ID Number in ORM El
1. Project Name [PCN Form A2a]: Bethesda Oaks Phase 4
Government G
Institutional overnl AIt. ;f
2. Work Type: Private � ❑ ElCommercia�
3. Project Description / Purpose [PCN Form 63d and B3e]: I _U) 1 U
'
PCN for a residential development in Gaston County. VQ C I ID
4. Property Owner / Applicant [PCN Form A3 or A41: REO Funding Solution III, LLC c/o Turnstone Group
5. Agent / Consultant [PCN Form A5 — or ORM Consultant ID Number]: Leonard S. Rindner, PLLC / WEPG
6. Related Action ID Number(s) [PCN Form B5b]: SAW -2018-00347
7. Project Location - Coordinates, Street Address, and/or Location Description [PCN Form Bib]:
35.2311 N/ -80.1020W, 55.4 acres near 2285 Lowell Bethesda Road and Titman Road
8. Project Location -Tax Parcel ID [PCN Form B1a]: 224076, 224078, 224080, 224081, 208903
9. Project Location — County [PCN Form A2b]: Gaston
10. Project Location — Nearest Municipality or Town [PCN Form A2c]: Gastonia
11. Project Information — Nearest Waterbody [PCN Form B2a]: Duharts Creek
12. Watershed / 8 -Digit Hydrologic Unit Code [PCN Form B2c]: South Fork Catawba / 03050102
Authorization: Section 10 ❑ Section 404
Section 10 & 404 El
Regulatory Action Type:
❑Standard Permit
✓ Nationwide Permit # 18 & 29
Regional General Permit #
❑ Jurisdictional Determination Request
Pre -Application Request
Unauthorized Activity
❑ Compliance
❑ No Permit Required
Revised 20150602

Wetlands and Environmental Planning Group
April 26, 2018
Ms. Catherine Janiczak
U.S. Army Corps of Engineers
Asheville Regulatory Field Office
151 Patton Avenue
Asheville, NC 28801-5006
Mr. Alan Johnson
NCDEQ
Division of Water Resources
610 East Center Street, Suite 301
Moorseville, NC 28115
Ms. Karen Higgins
NCDEQ
Division of Water Resources Wetlands
& Storm Water Branch 512 North
Salisbury Street, Suite 942
Raleigh, NC 27604
Mr. Byron Hamstead
U.S. Fish and Wildlife Service
Asheville Field Office
160 Zillicoa Street
Asheville, NC 28801
Leonard S. Rindner, PLLC.
Subject: SAW -2018-00347 — Pre -Construction Notification for NWP #18 & #29 for the
Bethesda Oaks Phase 4 Site, Gastonia, Gaston County, North Carolina
Ms. Higgins, Ms. Janiczak, and Messrs. Johnson and Hamstead,
Enclosed is a request for a Nationwide Permit #29 & 18 on the approximate 55.4 -acre site
known as the Bethesda Oaks Phase 4 residential development site located at 2285 Lowell
Bethesda Road, Gastonia, NC. The site is a proposed residential development and consists of
three streams and two wetlands; these features were field -verified by Alan Johnson, NCDEQ, on
March 8, 2018. A preliminary jurisdictional request was submitted on February 20th, 2018 and
is currently in review (SAW -2018-00347). Revisions based on NCDEQ recommendations and
revised survey information have been made to the jurisdictional request application. Please refer
to the Jurisdictional Determination section for information on the revised onsite surface waters.
As shown on the attached exhibits, the proposed project will include impacts associated with the
construction of one stormwater pond and the widening of Lowell Bethesda Road. This widening
Charlotte Office: www.wetlands-epg.com Asheville Office:
10612-D Providence Rd. 1070 Tunnel Rd.. Bldg. I
PMB 550 Suite 10, PMB 283
Charlotte, NC 28277 Asheville, NC 28805
[phone]
[e-mail] 1

Wetlands and Environmental Planning Group
Leonard S. Rindner, PLLC.
is required to facilitate a turning lane and was mandated by the City of Gastonia as a condition
for development approval. Please refer to the appended supporting documentation for additional
information.
Impacts to site surface waters associated with the proposed development were limited through
site selection location, design, location/orientation of the proposed lots, associated parking areas,
access routes and stormwater infrastructure. Impacts to Wetland A were minimized through
implementing 2:1 slopes adjacent to the stormwater pond. Stream impacts associated with the
proposed road widening were minimized by maximizing the slope (2:1) to the headwalls and
installing stabilizing material where necessary to match the existing stream bed elevation. Total
permanent impacts proposed are to 45 linear feet of stream channel (Perennial Stream C) and
0.037 acres of wetland (Wetland A).
Efforts of impact minimization were implemented during the design to preserve the existing
channel hydrology and limit adverse effects to existing, onsite natural habitat. The applicant has
demonstrated substantial avoidance and minimization efforts in which the majority of stream
channels onsite will be avoided on the project. Due to the minimal impacts to onsite streams, no
mitigation is being proposed.
We have also included a Threatened/Endangered Species Evaluation in which no species or their
critical habitat was identified therefore we believe that there will be no effect on any listed
species. Two copies of the report are enclosed. Thank you for your consideration and please
contact me if you have any questions, [phone] or email at heath.caldwellnwetlands-
epg.com.
Sincerely,
I I dw
at
Heath Caldwell
Environmental Scientist
Len Rindner, PWS
Principal
Charlotte Office: www.wetlands-epg.com Asheville Office:
10612-D Providence Rd. 1070 Tunnel Rd., Bldg. I
PMB 550 Suite 10, PMB 283
Charlotte, NC 28277 Asheville, NC 28805
[phone] 2
[e-mail]

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Permit Application

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Office Use Only:
Corps action ID no. 2018-00347
DWQ project no.
Form Version 1.4 January 2009
Page 1 of 10
PCN Form — Version 1.4 January 2009
Pre -Construction Notification (PCN) Form
A.
Applicant Information
1.
Processing
1 a.
Type(s) of approval sought from the Corps:
❑X Section 404 Permit ❑ Section 10 Permit
1 b. Specify Nationwide Permit (NWP) number: 18 & 29 or General Permit (GP) number:
1 c.
Has the NWP or GP number been verified by the Corps?
❑ Yes ❑X No
1d.
Type(s) of approval sought from the DWQ (check all that apply):
❑X 401 Water Quality Certification — Regular ❑ Non -404 Jurisdictional General Permit
❑ 401 Water Quality Certification — Express ❑ Riparian Buffer Authorization
1 e.
Is this notification solely for the record
because written approval is not required?
For the record only for DWQ
401 Certification:
❑ Yes ❑X No
For the record only for Corps Permit:
❑ Yes ❑X No
1f.
Is payment into a mitigation bank or in -lieu fee program proposed for
mitigation of impacts? If so, attach the acceptance letter from mitigation bank
or in -lieu fee program.
❑ Yes ❑X No
1 g.
Is the project located in any of NC's twenty coastal counties. If yes, answer 1 h
below.
❑ Yes ❑X No
1 h.
Is the project located within a NC DCM Area of Environmental Concern (AEC)?
❑ Yes ❑X No
2.
Project Information
2a.
Name of project:
Bethesda Oaks Phase 4
2b. County:
Gaston
2c.
Nearest municipality / town:
Gastonia
2d.
Subdivision name:
2e.
NCDOT only, T.I.P. or state project no:
3.
Owner Information
3a.
Name(s) on Recorded Deed:
REO Funding Solutions III, LLC
3b.
Deed Book and Page No.
4635-0360,
3c.
Responsible Party (for LLC if
applicable):
David Edwards
3d.
Street address:
3424 Peachtree Rd, NE, Suite 1774
3e.
City, state, zip:
Atlanta, GA, 30326
3f.
Telephone no.:
404-477-6806
3g.
Fax no.:
3h.
Email address:
[e-mail]
Page 1 of 10
PCN Form — Version 1.4 January 2009

4. Applicant Information (if different from owner)
4a. Applicant is:
❑X Agent ❑ Other, specify:
4b. Name:
David Edwards
4c. Business name
(if applicable):
REO Funding Solutions III, LLC, c/oTurnstone Group
4d. Street address:
3424 Peachtree Rd, NE, Suite 1774
4e. City, state, zip:
Atlanta, GA, 30326
4f. Telephone no.:
404-477-6806
4g. Fax no.:
4h. Email address:
[e-mail]
5. Agent/Consultant Information (if applicable)
5a. Name:
Heath Caldwell
5b. Business name
(if applicable):
Leonard S. Rindner, PLLC - Wetlands & Environmental Planning Group
5c. Street address:
10612-D Providence Road, PMB 550
5d. City, state, zip:
Charlotte, NC 28227
5e. Telephone no.:
704-999-5279
5f. Fax no.:
5g. Email address:
[[e-mail]
Page 2 of 10

B.
Project Information and Prior Project History
1.
Property Identification
1a.
Property identification no. (tax PIN or parcel ID):
224076, 224078, 224080, 224081, 208903
1 b. Site coordinates (in decimal degrees):
ILatitude: 35.2311 Longitude: -81.102
1 c.
Property size:
55.4 acres
2.
Surface Waters
2a.
Name of nearest body of water to proposed project:
Duharts Creek
2b.
Water Quality Classification of nearest receiving water:
WS -V
2c.
River basin:
j03050102
3.
Project Description
3a. Describe the existing conditions on the site and the general land use in the vicinity of the project at the time of this
application:
The site is mainly forested with some cleared areas and several utility corridors. General land use in the vicinity is residential subdivisions and
commercial developments.
3b.
List the total estimated acreage of all existing wetlands on the property: 0.09
3c.
List the total estimated linear feet of all existing streams (intermittent and perennial) on the property: 3,120
3d. Explain the purpose of the proposed project:
Construction of phase 4 of a residential subdivision.
3e. Describe the overall project in detail, including the type of equipment to be used:
Excavation and grading of the site will use standard equipment - excavator, dump trucks, track hoe, etc.
4.
Jurisdictional Determinations
4a.
Have jurisdictional wetland or stream determinations by the
Corps or State been requested or obtained for this property /
project(including all priorphases) in thepast?
9 Yes ❑ No ❑ Unknown
Comments:
4b.
If the Corps made the jurisdictional determination, what type
of determination was made?
❑ Preliminary ❑ Final
4c.
If yes, who delineated the jurisdictional areas?
Name (if known): P. Kealy
Agency/Consultant Company: WEPG
Other:
4d. If yes, list the dates of the Corps jurisdictional determinations or State determinations and attach documentation.
Delineations by WEPG were field -verified by Alan Johnson, NCDEQ, on 03/03/18. A preliminary jurisdictional request was submitted on February 20th,
2018 (SAW -2018-00347).
5.
Project History
5a.
Have permits or certifications been requested or obtained for
this project (including all prior phases) in the past?
❑ Yes ❑ No ❑X Unknown
5b.
If yes, explain in detail according to "help file" instructions.
6.
Future Project Plans
6a.
Is this a phased project?
❑ Yes ❑X No
6b. If yes, explain.
This is the final phase of a residential development - all previous phases have been completed with no known impacts to Waters of the U.S.
Page 3 of 10
PCN Form — Version 1.4 January 2009

C. Proposed Impacts Inventory
1. Impacts Summary
1 a. Which sections were completed below for your project (check all that apply):
❑X Wetlands Q Streams — tributaries ❑ Buffers ❑ Open Waters ❑ Pond Construction
2. Wetland Impacts
If there are wetland impacts proposed on the site, then complete this question for each wetland area impacted.
2a.
Wetland impact
number
Permanent (P) or
Temporary T
2b.
Type of impact
2c.
Type of wetland
2d.
Forested
2e.
Type of jurisdiction
Corps (404,10) or
DWQ (401, other)
2f.
Area of
impact
(acres)
W1 P
Fill
Bottomland Hardwood Forest
Yes
Corps
0.037
W2
Choose one
Choose one
Yes/No
W3
Choose one 4
Choose one
Yes/No
-
W4 -
Choose one
Choose one
Yes/No
-
W5 -
Choose one
Choose one
Yes/No
-
W6 -
Choose one
Choose one
Yes/No
-
2g. Total Wetland Impacts:
0.037
2h. Comments:
3. Stream Impacts
If there are perennial or intermittent stream impacts (including temporary impacts) proposed on the site, then complete this
question for all stream sites impacted.
3a.
Stream impact
number
Permanent (P) or
Temporary (T)
3b.
Type of impact
3c.
Stream name
3d.
Perennial (PER) or
intermittent (INT)?
3e.
Type of
jurisdiction
3f.
Average
stream
width
(feet)
3g.
Impact
length
(linear
feet)
S1 P
Culvert
Stream C
PER
DWQ
12
45
S2 T
Stabilization
Stream C
PER
DWQ
12
5
S3 -
Choose one
S4 -
Choose one
-
S5 -
Choose one
S6 -
Choose one
-
3h. Total stream and tributary impacts
50
3i. Comments:
Page 4 of 10
PCN Form — Version 1.4 January 2009

4. Open Water Impacts
If there are proposed impacts to lakes, ponds, estuaries, tributaries, sounds, the Atlantic Ocean, or any other open water of
the U.S. then indivi ually list all open water impacts below.
4a.
Open water
impact number
Permanent (P) or
Temporary T
4b.
Name of waterbody
(if applicable)
4c.
Type of impact
4d.
Waterbody
type
4e.
Area of impact (acres)
01 -
Choose one
Choose
02 -
Choose one
Choose
03 -
Choose one
Choose
04 -
Choose one
Choose
4f. Total open water impacts
4g. Comments:
5. Pond or Lake Construction
If pond or lake construction proposed, the complete the chart below.
5a.
Pond ID number
5b.
Proposed use or
purpose of pond
5c.
Wetland Impacts (acres)
5d.
Stream Impacts (feet)
5e.
Upland
(acres)
Flooded
Filled
Excavated
Flooded
Filled
Excavated
P1
Choose one
P2
Choose one
5f. Total:
5g. Comments:
5h. Is a dam high hazard permit required?
❑ Yes ❑ No If yes, permit ID no:
5i. Expected pond surface area (acres):
5j. Size of pond watershed (acres):
5k. Method of construction:
6. Buffer Impacts (for DWQ)
If project will impact a protected riparian buffer, then complete the chart below. If yes, then individually list all buffer impacts
below. If any impacts require mitigation, then you MUST fill out Section D of this form.
6a. Project is in which protected basin?
❑ Neuse ❑ Tar -Pamlico ❑ Catawba ❑ Randleman ❑ Other:
6b.
Buffer Impact
number —
Permanent (P) or
Temporary T
6c.
Reason for impact
6d.
Stream name
6e.
Buffer
mitigation
required?
6f.
Zone 1
impact
(square
feet)
6g.
Zone 2
impact
(square
feet
131 -
Yes/No
B2 -
Yes/No
B3 -
Yes/No
B4 -
Yes/No
B5 -
Yes/No
B6 -
Yes/No
6h. Total Buffer Impacts:
6i. Comments:
Page 5 of 10

D. Impact Justification and Mitigation
1. Avoidance and Minimization
1a. Specifically describe measures taken to avoid or minimize the proposed impacts in designing project.
Impacts to site surface waters associated with the proposed development were limited through site selection location, design, location/orientation of
the proposed lots, associated parking areas and access routes.
1 b. Specifically describe measures taken to avoid or minimize the proposed impacts through construction techniques.
Construction techniques will implement approved erosion control methods to avoid / minimize impacts to onsite / adjacent offsite receiving
conveyances.
2. Compensatory Mitigation for Impacts to Waters of the U.S. or Waters of the State
2a. Does the project require Compensatory Mitigation for
impacts to Waters of the U.S. or Waters of the State?
❑ Yes ❑X No
2b. If yes, mitigation is required by (check all that apply):
❑ DWQ ❑ Corps
2c. If yes, which mitigation option will be used for this
project?
❑ Mitigation bank
El Payment to in -lieu fee program
❑ Permittee Responsible Mitigation
3. Complete if Using a Mitigation Bank
3a. Name of Mitigation Bank:
3b. Credits Purchased (attach receipt and letter)
Type: Choose one
Type: Choose one
Type: Choose one
Quantity:
Quantity:
Quantity:
3c. Comments:
4. Complete if Making a Payment to In -lieu Fee Program
4a. Approval letter from in -lieu fee program is attached.
❑ Yes
4b. Stream mitigation requested:
linear feet
4c. If using stream mitigation, stream temperature:
Choose one
4d. Buffer mitigation requested (DWQ only):
square feet
4e. Riparian wetland mitigation requested:
acres
4f. Non -riparian wetland mitigation requested:
acres
4g. Coastal (tidal) wetland mitigation requested:
acres
4h. Comments:
S. Complete if Using a Permittee Responsible Mitigation Plan
5a. If using a permittee responsible mitigation plan, provide a description of the proposed mitigation plan.
Page 6 of 10
PCN Form — Version 1.4 January 2009

6. Buffer Mitigation (State Regulated Riparian Buffer Rules) — required by DWQ
6a. Will the project result in an impact within a protected riparian buffer that requires
Yes OX No
buffer mitigation?
6b. If yes, then identify the square feet of impact to each zone of the riparian buffer that requires mitigation. Calculate the
amount of mitigation required.
6c.
6d.
6e.
Zone
Reason for impact
Total impact
Multiplier
Required mitigation
(square feet)
(square feet)
Zone 1
3 (2 for Catawba)
Zone 2
1.5
6f. Total buffer mitigation required:
6g. If buffer mitigation is required, discuss what type of mitigation is proposed (e.g., payment to private mitigation bank,
permittee responsible riparian buffer restoration, payment into an approved in -lieu fee fund).
6h. Comments:
Page 7 of 10

E.
Stormwater Management and Diffuse Flow Plan (required by DWQ)
1.
Diffuse Flow Plan
1a.
Does the project include or is it adjacent to protected riparian buffers identified
❑ Yes Q No
within one of the NC Riparian Buffer Protection Rules?
1 b.
If yes, then is a diffuse flow plan included? If no, explain why.
❑ Yes ❑ No
2.
Stormwater Management Plan
2a.
What is the overall percent imperviousness of this project?
21
2b.
Does this project require a Stormwater Management Plan?
❑x Yes ❑ No
2c.
If this project DOES NOT require a Stormwater Management Plan, explain why:
2d.
If this project DOES require a Stormwater Management Plan, then provide a brief, narrative description of the plan:
Storm water on the site will be handled/treated by BMPs as shown on the attached plans. The stormwater
plan has not been submitted/approved by
Gaston County but has been designed to meet their criteria.
2e.
Who will be responsible for the review of the Stormwater Management Plan?
Gaston County
3.
Certified Local Government Stormwater Review
3a.
In which localgovernment's jurisdiction is thisproject?
Gaston County
9 Phase II
❑ NSW
3b.
Which of the following locally -implemented stormwater management programs
❑ USMP
apply (check all that apply):
❑ Water Supply Watershed
❑ Other:
3c.
Has the approved Stormwater Management Plan with proof of approval been
❑ YesX❑ No
attached?
4.
DWQ Stormwater Program Review
❑Coastal counties
❑HQW
4a.
Which of the following state -implemented stormwater management programs apply
❑ORW
(check all that apply):
[]Session Law 2006-246
❑Other:
4b.
Has the approved Stormwater Management Plan with proof of approval been
❑ Yes Q No
attached?
5. DWQ 401 Unit Stormwater Review
5a.
Does the Stormwater Management Plan meet the appropriate requirements?
❑ Yes ❑ No
5b.
Have all of the 401 Unit submittal requirements been met?
❑ Yes ❑ No
Page 8 of 10
PCN Form — Version 1.4 January 2009

F.
Supplementary Information
1.
Environmental Documentation (DWQ Requirement)
1 a.
Does the project involve an expenditure of public (federal/state/local) funds or the
❑ Yes ❑X No
use of public (federal/state) land?
1 b.
If you answered "yes" to the above, does the project require preparation of an
environmental document pursuant to the requirements of the National or State
El Yes ❑ No
(North Carolina) Environmental Policy Act (NEPA/SEPA)?
1 c.
If you answered "yes" to the above, has the document review been finalized by the
State Clearing House? (If so, attach a copy of the NEPA or SEPA final approval
❑ Yes ❑ No
letter.)
Comments:
2.
Violations (DWQ Requirement)
2a.
Is the site in violation of DWQ Wetland Rules (15A NCAC 2H .0500), Isolated
Wetland Rules (15A NCAC 2H .1300), DWQ Surface Water or Wetland Standards,
E] Yes ❑X No
or Riparian Buffer Rules (15A NCAC 2B .0200)?
2b.
Is this an after-the-fact permit application?
❑Yes ❑X No
2c.
If you answered "yes" to one or both of the above questions, provide an explanation of the violation(s):
3.
Cumulative Impacts (DWQ Requirement)
3a. Will this project (based on past and reasonably anticipated future impacts) result in
❑ Yes Q No
additional development, which could impact nearby downstream water quality?
3b.
If you answered "yes" to the above, submit a qualitative or quantitative cumulative impact analysis in accordance with the
most recent DWQ policy. If you answered "no," provide a short narrative description.
4.
Sewage Disposal (DWQ Requirement)
4a. Clearly detail the ultimate treatment methods and disposition (non-discharge or discharge) of wastewater generated from
theproposed project, or available capacity of the subject facility.
facility lines.
Wastewater
generated on the site will be transported to the nearest treatment via sewer
Page 9 of 10
PCN Form — Version 1.4 January 2009

5. Endangered Species and Designated Critical Habitat (Corps Requirement)
5a. Will this project occur in or near an area with federally protected species or
❑ Yes Q No
habitat?
5b. Have you checked with the USFWS concerning Endangered Species Act
❑ Yes ❑X No
impacts?
5c. If yes, indicate the USFWS Field Office you have contacted.
-
5d. What data sources did you use to determine whether your site would impact Endangered Species or Designated Critical
Habitat?
A Threatened/Endangered species assessment was conducted in which no species were identified. Habitat does exist for the Northern Long Eared
Bat but the project is exempt as noted in the included T&E report.
6. Essential Fish Habitat (Corps Requirement)
6a. Will this project occur in or near an area designated as essential fish habitat?
❑ Yes Q No
6b. What data sources did you use to determine whether your site would impact Essential Fish Habitat?
No essential fish habitat in this region.
7. Historic or Prehistoric Cultural Resources (Corps Requirement)
7a. Will this project occur in or near an area that the state, federal or tribal
governments have designated as having historic or cultural preservation
❑ Yes ❑X No
status (e.g., National Historic Trust designation or properties significant in
North Carolina history and archaeology)?
7b. What data sources did you use to determine whether your site would impact historic or archeological resources?
SHPO's website: http://gis.ncdcr.gov/hpoweb/
8. Flood Zone Designation (Corps Requirement)
8a. Will this project occur in a FEMA -designated 100 -year floodplain?
❑ Yes ❑X No
8b. If yes, explain how project meets FEMA requirements:
8c. What source(s) did you use to make the floodplain determination?
hftps://gis.gastongov.com/
Digitally signed by Heath Caldwell
Heath Caldwell email-heath.odlwelllpwetlands-epg.com,
C -US
Date: 7016.0,.76,6:57:77 -0400•
4/26/2018
Applicant/Agent's Printed Name
Date
Applicant/Agent's Signature
(Agent's signature is valid only if an authorization
letter from the applicant isprovided.)
Page 10 of 10

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4259 Pal 97.1tar 102
• CONDfiIONAL USE PERMIT
C' y of Gastdw Csw File #4722 Drawn by and return to: City of Crastom. Box 22
�laiuuiig Deparaneat
• Ameanoa• loon Tbotnpdon
CITY OF GASTONIA
• GASTON COUNTY
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NORTH CAROLINA
KNbkW A� L MEN aYITHESE PRESENTS, THAT Broyhill Ton" Resources, cto Broyhill!
btvpane� es, ll, Opla-FOLD, YLCi,,do Piro Colony Land Dcwiwnaat and NVR, INC.,
having applied to , e Ch ofpit for a� mditiosal Use Permit concerning the property
hereinafter described, aryl skid pet t,liavntS:bc4 guested by the City of Gastonia on August 3,
2006; do terms of said C"tiotutl jlte permit belnA as follows.
Location: South side of Ci9htfi�Roa4 betweae S.*vr Hopr Road and Lowell -Bethesda Road
Street Address- -. '
Tax Map Reference Number: 208902.20.K3,,Z10676,110678, 210679, 210685, 210686, 210687,
210688, 210689.210691 and 210692 I
SPEOIAL?E@%j5 AND_cown�jj01VS
Zoning Classification: R-1/PRD(Planed-'R sidenlmLDeitlopg int)
r
1. Development shall conform to the att*64 site plait. • '►
2. Development doll include a maximum of IM sbiqlle tinily rt:si"l hooses.
3. Opal space amenities shall include a swinwilV pool aqd dubhoyae, a playground, and a 7' wide
asphalt pail system that connects to internale a*nd provides connections to the stacent
property to the south. Sidewalks ahs11 be d on both aid r+a al streets as noted on the
plan with a 6' wide tree lawn between the side"Wand the blARcurb, open space amenities shall
be constructed in tech phase prior to plat mcondatiwi for that particular phase,. Sidewalks will be
built out during the constructiom ofeach structure- pe'i.CityWpastonp, pvlscy- The "It walling
trail shall be deaipned and constructed in wewdanix vnUj*' rlh Grouse $icy je Facili "'Planning
and Design Guidelines, however, the widths of the trail can be as narrow O T wide '
4. Construction shall be consistent with the representative buildi4 elevgtiont prvyjded .• j
S. Titins Road improvements include a right aid left turn lane ar-Aw enDlaace„Isltq wid44'
Installation of curb, gutter, and a 5' wide sidewalk along property tionillp, and Pis dedidstion of
sight -of -way 30' from the oentaline. The 5' wide sidewalk shaj1.1ilso extaW"the plbject
boundary westward to the Winn-Dixie property (to tie in with the e)rj r driyiway adjicent to the
property lute). # s
(�; jdw imprevsiaenn tnehsde right and kR Nina laws at snararice, laic wsdari 4s,
lnatallation of a S' wide sidewalk song propany kostys,, and the Aedicktiom of `y
rf'%It-of-�aY 4S �tlrats t11e Centerline. '' i • � "'`•
S. Na Hoods Rand iegxovements Include right and left tum lanes at the entitpnce, t '••�
Any other esn-ate or off -ark improveseents required by NCDOT shall be
6. The seowd seem point from a thoroughtm shall be installed prior to the 101" boa _ng papist. The �
connection to S. New Hope Road shall be constructed prior to the 290 buildmg pel.nut(i/. hpiild out);
or when the property to the south is developed, whichever conies first. `• �,
7. A level l landscaping buffer shall be installed along Lowell -Bethesda Road within a 21' butler aryi.
Said buffer shall be in the form of a berm where the proposed homes back up to Lowell-BWhesda•
Road and where existing, mature tree cover cannot be preserved. i i
•i*�titttraf*fNtfi•�lfMiaiirf6�fi(ra•A}i•i.itttAal��aa�t. aft•ff fffif — �
Book: 4259 Page: 1697 1�eq:

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4148 X951-959
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CONDITIONAL USE PERMIT
C4.of Go" Qase Felt }14359
Adorn to Cay of Gamma. Box 22
P1amund Dcpanmcm
t
•
Aiteritwn Michelle Nance
CITY OF GASTONIA
,° GASTON COUNTY
NORTH CAROLINA
n
KNOOA4 MEN 13Y TOESE/J'FT4ENTS, THAT Jobante Lowry Falls, Jo Lowry
Jobsson, Fred W. add Joni F._1.owry} ba ►4ng applied to the City of Gastonia for a Conditional Use
Permit concerning Ate pri*".' herelter dpscnV4 and said permit having been granted by the
City of Gastonia an Ji y I "h erms of said Conditional Use Permit being as follows
-MMISES
Location: Southside of Titman roadfietween iS. Ne.4, Hope odd and Lowell -Bethesda Road
Street Address: -- + '' t
Tax Map Rekrence Number: 148791, 14a, ,stili 143*
•1 i
AL URM4'ANn "Wi5
Zoning Classification-. R• I/PRD (Plannbd lIkAential Dcv;lopmyent)
1. Developmerit shall conform to the snaebed site p- ho►i�i an u W. d
2. Development shall include a muhnum of 3118 single family resides ist homes. "
3. Apert space amenities shall molude a swirrimigR pati! andelu . a playground, and a 7' wide
asphalt tract system that connects to intental sideyv;,'ks #prov s connections to the adjacent
erty
propto the south Sidewalks shall be eottstrticie�an both sides gj *zgmai streets as noted on the
plan with a 6' wide Use lawn between the sidewalk ind the bsA of curb bpen space amenities shall
be constructed in each phase prior to pial recotdation'tor that imakwar phase ••,Sidewalks will be
built out during the construction of each struchre— perVity uif gsstomspajicy. ;The s�pblalt walking
trail shall be designed and constructed m accordance with N, ' Caroltfla ych Faeilnti3,plawing
and Dcogn Gtuilchnes, however, the widths of the trail can bas narrow ori 7 wide
4. Construction shall W consistent with the mpresmutive building efevaiiorisiprovt>K .
5. Tliman Road improvements utclude a right and left tum lane at the enttanc2.b&'wi&nOr
installation of curb, gutter, and a S' wide sidewalk along propen frontae, and die dedication of
nghtof-way 30' from the centorlme The S' wide sidewalk shall'also cxlead from the prgject
bowWwy westward to the Wim -Dixie property (to tie in with the c;4teri4AnvQ6y adi0ent to the
property line).
V -Bethesda Bnad in�irovemedts iadude itijist asd kA tAlnt lames r ejc�i entrattcaY�M�e' `•.
insist"ort of club, gutlar; 441 V;,k sidewalk aloe` pro�estX frasila ; and R1se ' •�
dta atw h of *it-ot way 45' born die cawrt6e
Ione Rosd improvements include right and left tum lanes at the entrilet; j �� "'••� '
Any other on-site or orf sate improvements required by NCDOT stall be instal % i
6. The second soeess poud frau a thoroughfare shall be vaulted prior to the 101' btiding pcmot The
eonneelton to S. New Hope Road shalt be constructed prior to the 29801 building pemit (M41l out)
or when the property to the south is developed, whichever comes first ` %. -
r 7. A level I landscaping buffer chap be insulted along Lowell -Bethesda Road wtthm a 23: buffer area}
Said buffer shall be in the form of a berm when the proposed homes back up to Lowell-Uhesda
Road and where existing, mature tree cover cannot be preserved. i u
f##►#t##�f##tf#�*►##f##R##t##�f#f*#�###�#######effR####A###f •_��
Book: 4148 Pape: 9¢1 Neq: 1

Wetlands and Environmental Planning Group
Aeent Authorization Letter
Leonard S. Rindner. PLLC
The purpose of this form is to authorize our firm to act on your behalf in matters related to aquatic
resource (i.e. stream/wetlands) identification/mapping and regulatory permitting. The
undersigned, who are either registered property owners or legally authorized to conduct due
diligence activities on the property as identified below, do hereby authorize associates of
Leonard S. Rindner, PLLC, Wetlands and Environmental Planning Group (WEPG) to act on my
behalf and take all actions necessary for the processing, issuance, and acceptance of applicable
permit(s) and/or certification(s).
Project/Site Name: Bethesda Oaks Phase 4
Property Address: 55.4 acres near 2285 Lowell Bethesda Road, Gastonia, NC 28056
Parcel Identification Number (PIN): 224076, 224078, 224080, 224081, 208903
Select one: I am the current property owner
Name: David Edwards
Company: REO Funding Solutions Ill, LLC; c/o Turnstone Group, LLC
Mailing Address: 1170 Peachtree St., NE, Suite 1150, Atlanta, GA 30309
Telephone Number: 404-477-6802
Electronic Mail Address: [e-mail]
Property Owner / Interested Buyer* /
a W. 1%
Date
" The Interested Buyer/Other acknowledges that an agreement and/or formal contract to purchase and/or conduct
due diligence activities exists beAreen the current property owner and the signatory of this authorization in cases
where the property is not owned by the signatory.
Charlotte Office: www.wetlands-epg.com
Asheville Office:
10612-b Providence Rd.
1070 Tunnel Rd.. Bldg. I
PMB 550
Suite 10. PMB 283
Charlotte. NC 28277
Asheville, NC 28805
[phone]
Ien.rindnerlowetlands-epg.com

C�
Pi
70
N
Maps/Plans

VICINITY MAP
ANDREW
J� C �N HwY
TI TM A N RD /Vc
SR #2478 �4
LOWELL
Project Boundary BETHESDA
Limits of Study
(Bethesda Oaks ROAD
Phase 4)
S NEW
HOPE ROAD
SR #2435
LOCATION
Lat: 35.23111 °N
—
Long: -81.10195 °W
HUC: 03050102 (South Fork Catawba)
Acres:
Bethesda Oaks Phase 4
Prepared for:
Figure 1
55.4
Gaston County, NC
Turnstone Group
VICINITY MAP
of 15
3424 Peachtree Road NE
02/05/18
(Not to Scale)
Suite 1775
Subject to USACE/NCDEQ verification
Atlanta, GA 30326

Project Bound;
Limits of Stuc
(Bethesda OaN
Phase 4)
AERIAL MAP
Biu,►
Acres:
Figure 2 -55.4
of 15
02/09/18
Bethesda Oaks Phase 4
Gaston County, NC
AERIAL MAP
(Approximate Location)
Subject to USACE/NCDEQ verification
LOCATION
Lat: 35.23111 °N
Long: -81.10195 °W
HUC: 03050102 (South Fork Catawba)
Prepared for:
Turnstone Group
3424 Peachtree Road NE
Suite 1775
Atlanta, GA 30326

•
�a
LI
Project Boundary
I
LOCATION
Lat: 35.23111 2N
R -t-
• _-81.10195
HUC: 03050102 (South Fork Catawba)
Bethesda Oaks Phase 4 Prepared
•Gaston County,, , , Wetlands and Environmental Planning Group
• Leonard S. Rindner, PLLC.
USGS Location Map
3424 '•.•NE
QuadrangleBelmont NC - SC 1775 [e-mail]
[phone]
Subject to USACEI• • verification Atlanta, GA 30326 wvvw.wetiands-epg.com

490200 490300
1111111111111111116L iIIIE
Soil Map—Gaston County, North Carolina
490400 490500 490600 490700 490800 490900 491000
490200 490300 490400 490500 490600 490700 490800 490900 491000
Acres: Bethesda Oaks Phase 4 Prepared for:
Figure 4a +/-55.4 Gaston County, NC
Turnstone Group Wetlands and Environmental Planning Group
of 15 MRCS SOILS MAP 3424 Peachtree Road NE Leonard S. Rindner, PLLC.
02/12/18 Web Soil Survey Suite 1775
[phone]
Subiect to USACE verification Atlanta, GA 30326

Acres: Bethesda Oaks Phase 4 Prepared for:
Fi ure 4b
+/-55.4 Gaston Count , NC
9 Y Turnstone Group
of 15 IMRCS SOILS MAP 3424 Peachtree Road NE
Web Soil Survey Suite 1775
:t to USACE verification Atlanta, GA 30326
Soils
Soil Rating Polygons
0 Hydric (100%)
0
Map Unit Symbol
Map Unit Name
Acres in AOI
Percent of AOI
ApB
Appling sandy loam, 1 to 6
2.6
13%
Not rated or not available
percent slopes
CeB2
Cecil sandy clay loam, 2 to 8
10.1
49%
percent slopes, moderately
eroded
CfB
Cecil -Urban land complex. 2 to
'150
7.3%
8 percent slopes
ChA
Chewacla loam, 0 to 2 percent
29
1.4%
slopes, frequently flooded
HeB
Helena sandy loam. 1 to 6
143
70%
percent slopes
LcE
Lloyd loam. 15 to 25 percent
77
3.8%
slopes
LdB2
Lloyd sandy clay loam, 2 to 8
117.9
57.6%
percent slopes. moderately
eroded
LdD2
Lloyd sandy clay loam. 8 to 15
21.5
105%
percent slopes. moderately
eroded
PaE
Pacolet sandy loam, 15 to 25
2.3
1 1%
percent slopes
VaB
Vance sandy loam, 2 to 8
33
16%
percent slopes
W
Water
34
17%
WoA
Worsham loam. 0 to 2 percent
3.7
1.8%
slopes
Totals for Area of Interest
204.6
100.0%
Acres: Bethesda Oaks Phase 4 Prepared for:
Fi ure 4b
+/-55.4 Gaston Count , NC
9 Y Turnstone Group
of 15 IMRCS SOILS MAP 3424 Peachtree Road NE
Web Soil Survey Suite 1775
:t to USACE verification Atlanta, GA 30326
Soils
Soil Rating Polygons
0 Hydric (100%)
0
Hydric (66 to 99%)
0
Hydric (33 to 65%)
0
Hydric (1 to 32%)
0
Not Hydric (0%)
0
Not rated or not available
02/12/18

Project Boundary
Limits of Study
(Bethesda Oaks
Phase 4)
A&
GaB z
PUBLISHED SOIL MAP
1
64, 4
d'.
GaB 2
E Cal
LOCATION
United States Department of Agriculture, Natural
Lat: 35.23111 2N
Resources Conservation Service. 1989. Long: -81.10195 QW
Soil survey Gaston County, North Carolina. Sheet 8
HUC: 03050102 (South Fork Catawba)
ir� A!!W ff ff -V
Acres: Bethesda Oaks Phase 4 Prepared for:
Figure 5 —55.4 Gaston County, NC Turnstone Group
of 15 Published NRCS Soils Map 3424 Peachtree Road NE
02112118 (Gaston County, Sheet 8) Suite 1775
ISubject to USACE verification Atlanta, GA 30326

U.S. Fish and Wildlife Service
X�'J—National Wetlands Invento
LOCATION
Lat: 35.23111 2N
Wetlands Long: -81.10195 °W
HUC: 03050102 (South Fork Catawba)
1:11.454
0 0 075 0 15 03 mi
0 01,5 03 06 km
February 12, 2018
Wetlands
Freshwater Emergent Wetland . Lake
Q Estuarine and Marine Deepwater
■
Freshwater Forested/Shrub Wetland Other
Estuarine and Marine Wetland
Freshwater Pond Riverine
ftAtr_
.40
U.S. FM and Wb11tS1Mc6
. Naeonal Sterwaras arM
waaands tsam�rra.gov
This map is for general reference only. The US Fish and Wildlife
Service is not responsible for the accuracy or currentness of the
base data sho•nrt on this map All :wetlands related data should
be used in accordance mth the layer metadata found on the
Wetlands flapper ::eb site
LL
Z
o iD
Q' = rV
C v m
0
m
o s Q
-0 c "o n 0
SZ i rV ra
a F— m n Q
Figure 6
of 15
Naaona' t'.'NianW InVgrlpry(NW ,
Thy page - in Produced by ON NN mapper 02/12/18

GASTON COUNTY, NORTH CAROLINA TAX PARCEL MAP
Printed On: 2/5/2018 Parcel ID: 224081
REO FUNDING SOLUTIONS III LLC
•� C/O RYAN LLC PO BOX 56607,
ATLANTA, GA 30343-0607
I r
< .' `ti� Parcel ID: 224080
REO FUNDING SOLUTIONS III LLC
C/O RYAN LLC PO BOX 56607,
y _ ATLANTA, GA 30343-0607
Parcel ID: 224076
REO FUNDING
SOLUTIONS III LLC
C/O RYAN LLC PO BOX
56607, ATLANTA, GA
30343-0607
N, "T
Parcel ID: 224078 Parcel ID: 208903
REO FUNDING REO FUNDING
SOLUTIONS III LLC SOLUTIONS III LLC
C/O RYAN LLC PO BOX C/O RYAN LLC PO BOX /
56607, ATLANTA, GA 56607, ATLANTA, GA
30343 0607 30343-0607
Disclaimer: The information provided is not to be considered as a Legal Document or Description.
The Map Et Parcel Data is believed to be accurate, but Gaston County does not guarantee its accuracy. Values shown are as of January 1, 2015
Figure 7
of 15
Acres: Bethesda Oaks Phase 4
55.4 Gaston County, NC
TAX PARCEL MAP
02/05/18 https://gis.gastongov.com/GastonGIS
Subject to USACE/NCDEQ verification
LOCATION
Lat: 35.23111 2N
Long: -81.10195 °W
HUC: 03050102 (South Fork Catawba)
Prepared for:
Turnstone Group
3424 Peachtree Road NE
Suite 1775
Atlanta, GA 30326

TITYAN
I rr
'F4E ;VA
Ve
VICINITY MAP
I PERENNIAL STREAM B
830 LF
0.1247 ACRES
PERENNIAL SMAM C
t,668 LF
0.3055 ACRES
SHEET INDEX
PERENNIAL STREAM 0
1 Existing Survey_
423 LF
0 .1904 ACRES
2 Overall Site & Storm Plan
3 Wetland A Impact
-L
4 Wetland E Impact
Lowell Bethesda Improvements Impact
5
& Profile
6 Lowell Bethesda Improvements Section
two
7 Coordinate Summary Tables
PFK1*C1 NO: IS 1:14
UATV AP.1 ?5. 70111
Bethesda Oaks
Phase 4
^AI
Turnstone Group, LLC
DESKINED By, IJDP
W
Existing Survey
GRAPHIC SCALE
Figure
WEPG Exhibit
0n roc'44
?4 P�.W— RoM NF
tam 1775
URBAN
DESIGN
8 of is
Gastonia, North Carolina
11VH FEET
^menta 3M'6
FARTK9K*

`�
DIVAN
yk il2•t ly .. � I, � - _ —
'ITT.",.
Imo` _ l tivtl
-.OAF
VICINITY MAP
BUP SUMMARY TABIC
WET POND M1
PW 1661ISA
117 .'01 "°
DE:Mr..Nm BY: DDP
DRAINAGE AREA:
10.45. AC
IMPERVIOUS AREA:
3.97 AC (3A%)
WET POND #2
N,Ia t75
`"'°n,tiA3007H
DRAINAGE AREA:
1426 AC
IMMAOUS AREA:
3.33 AC (29%)
WET POND IF3
DRAINAGE AREA.
15.88 AC
IMPERVIOUS AREA:
4.45 AC (43X
4A LIMITS
WET POND /1
WETLAND IMPACT 4
t 1597.04 SF (0.037 AC,)
DISTURBANCE
WET POND jr
DISCHARGE
OUTLET
50" STREAM BUFFER TYP.
`V11
WETLAND IMPACT E
'- 3 0 SF 0.000 AC.)
DISTURBANCE
WET POND 02
1'
Wi.
01 IMPERVIOUS SUMMARY
PHASE 4A
PW 1661ISA
117 .'01 "°
DE:Mr..Nm BY: DDP
TOTAL AREA:
115 AC
IMPERVIOUS AREA:
3.97 AC (35x)
PHASE 48
N,Ia t75
`"'°n,tiA3007H
TOTAL AREA•
43.9 AC
IMPERVIOUS AREA.
3,33 AC (18%)
PHASE 4 TOTAL
TOTATL AREA:
55.4 AC
IMPERVIOUS AREA.
11.75 AC (21%)
50" STREAM BUFFER TYP
r WET POND 02
DISCHARGE
OUTLET
PERENNIAL STREAM IMPACT C 1
354 LF DISTURBANCE
c 60" CMP WITH
HEADWALL
WET POND w3
i1
L WET POND *3
DISCHARGE
OUTLET
PW 1661ISA
117 .'01 "°
DE:Mr..Nm BY: DDP
Bethesda Oaks ^
Phase 4
Turnstone Group, LLC
"AI -E v- 3M*
Figure
9 Of 35
Overall Site & Storm Plan GRAPHIC SCALE
WEPG Exhibit
Gastonia, North Carolina N :1.. rFET
N,Ia t75
`"'°n,tiA3007H
URBAN
. �. ""... '
rc naes . xaaaa.acc

PROR ,r FOREBAY BERM E".715.50 TOP OF DAM
TOP ELEv. 715.
C8 tsI 00 WIDTH: 6, U' ELEV: 72D.00 /
_ / TOP WIDTH: 11.0' 6 R
t SLOPE f PERM POOL WSE II
\;. * �.:\a ii ELV: 775.50 A
t' ��•. - - PROP. MODULAR RETAINING \ _ i I
.OAPPROX WALL UTSIDE OF CDUEO-GRID LIMITS `ja' '� •� "►„ iff i♦ - PROP. MAINTENANCE I •`�
`� t • 8 ACCESS BERM
\ )
wroTN: ,o.o' I
f♦+ELEV720.00 f '
I
�cQ !i A t .V� �b ��\ ' V''�A • I I
q \ PROP �� `1 y .
PROP.
WET POND s - - - ` ``,\ ,' • I �'' ff' ��r.
sr `` _ ti :� • 1 1
(RE. C-422) tiIL47 1 1,_, �•, • TOP OF BANK'l
VA MAIN PD0. VA�'�� L48�;' III
1 �'
i� i 1 PROP 2 i ELOPE
,�• , BOTTOM I I I i `
' - �". V`�`'� A ELEV: 710-00 L46 I'i f. 1 -' it ) i 1,
W/ TERRACING
\ l - (REFER TO DETAL)
PROP, CONCRETE •
r�
t V� OUTLET STRUCTURE L44 La9 � ■ 1 I
I 1
L50 L51 ■
PROP. n\ �.� *\ \ `;.� `: '�� L % /i,� ■, \ /
!
PROP. 24 RCP L■52
729.00PROP
PROP cE0cA2I0 • �_�
41
(RE: WALL PLAN) �� .r CB 113. v 41
/,,,// Y f� ♦ 1 J tr
\ aC?�' AND A L42
*1597 04 SF (0.037 AC) /? , J ♦ i /
PROP MODULAR '`g '� �. DISTURBANCE I!r lap
'( A f ♦ •� .
RET4INING WALL `\. .• J/ '�, �� PROP. JB WPI OF L39
(RE: GRADING PLAN) \ L L38
�' IN 70580 , ,� 'I '
wu 715 0D ♦ I /
PROP `l. \ (REFER TD DETAIL) I 1 \
PROP 24' RCP ♦ . \ \
15 LF • 0.617E `;\t\\ ♦♦ 50' STREAM BUFFER TYp.
\ -CREEK CENTERLINE
280 \ k \` \ `♦ . . \
PROP.
RIP -RAP APRON ' ■'. \
k ` 1 INV. 70550 �` ■ \
CROP- (REFER TO OETNL) A,\\ , • \ \
—PROP5;1 SLOPE .z �� d ill •�_ \'\� ,�' .�'>,\•,,, PROP. 2:1 SLOPE
\ IS RGP r s \\vA�i� W/ TERRACING V
h 4 `y '- \ • (REFER TO DETAIL) �.
f _ - PROP ` 10' GDUE I it I 11, i 1'il tit` • _ _ 1 :.
CB -133 t 1 1, '�� 1 `I I' 1}, •
y
DATF�: April M. 7018 ' "" '0 "°
OATS
Bethesda Oaks
Phase
Turnstone Group, LLC
p
DE81BY:
4 4AP
"CAtt: V-'�"'
Wetland A Impact Area
GRAPHIC SCALE
YRtAN
Figure 10
5
WEPG Exhibit
94?4 1115 ,1n� Road NF
`tWnl.0
1112318"
of 35
Gastonia, North Carolina =M - FEET
A+la to l toapc
rAaTreaa

CREEK TOP CREEK CENTE"E
i`• OF BANK \ \
`O• •_- ��'.��. \ \ -WETLAND 'E'
D SF (o Ac)
L64
\ \ DISTJBANCE • UMITS OF DISTURBANCEJ
`� \ \ • \ \
'
r ♦ �' as
IS
I�+\
n PROP TRAIL \ L61 L60
� •• ;,: MAX 8.3% SLOPE \
x�' .� •c , r ' •\ fir" -.
�(��x♦r �I �� �• ",. `\ \ ••• • PROP. MODULAR
w \e ,� • RETAINING WALL \ \ \ \
\ ter` -` • •• OUTSIDE ESMT. \ \
• • \i ,i I' —1 PROP • • \ \
2: 1 SLOPE
�" • 50' STREAM BUFFER TYP. \ \
72700
PRCMF(;l NO: 1`' "" Bethesda Oaks
DATE "2-5.2016 I Tumstone Group, LLC
DESNit1FD RY: UDP Phase 4
SCALE '' - 3w, Wetland E Impact Area
GRAPHIC SCALE USAN
ure
Fi it :,, 342a Poacht" Row NE
s WEPG Exhibit _�_ _._A�_ ___ eM,1775 OEt10N
Df 15 Atlanta. (AA 30 WG .>,a.n<.+:.n FARTHIRS au aem
Gastonia, North Carolina ,...,; H = ,;, FFFT �w�no..K roxoa , 7a-3N4W5

EXIST. GRADE
AT ALIGNMENT
CREEK TOP OF BANK ` PROP. , \ \
2:1 SLOPE
CREEK
CENTERLINE
Q.
PROP. HEADWALL
_\ TOP: 678.00
BOTTOM: 666.00
0 \ 19 LF PERMANENTk
DISTURBANCE ♦
.., mss � � �Bzp ♦ 7q � • ♦♦ —e—
�
PROP. 49
5:1 SLOPE kP
ss• z
PROP. 5 LF,
CMP TEMPORARY
♦ DISTURBANCE— PROP.
CB -318
0
ONK pR
r s �" PROP. F KNp00�G km
CB -316 p\D gd Q
PROP. 60" CMP
EXTENSION
INV: 666.50
665 665
0+00 0+500+60
1" =30' (H)
1" = 3' (V)
£ \` \• •\ * - SEE SECTION VIEW
NEXT SHEET
PROP. 60" CMP
1 CULVERT EXTENSION \y
19 LF PERMANENT+
DISTURBANCE
d \>
PROP. CATCH BASIN p
\ t 7 LF PERMANENT DISTURBANCE
c \PROFILE ALIGNMENT
�W W
\ om
l
PERENNIAL STREAM C (2) IMPACT
±50 LF DISTURBANCE
60" CMP WITH HEADWALL
10134
DATE: April
DESIGNEril 25, UDP
DESIGNED BY: UDP
Bethesda Oaks
Phase 4
',
Turnstone Group, LLC
SCALE: 1'=300'
Lowell Bethesda Rd Impact & Profile
GRAPHIC SCALE
U R B A N
Figure 12
30 0 15 30 60
WEPG Exhibit
3424 Peachtree Road NE
Suite 1775
E E S S IG N
DESIGN
of 15
Gastonia, North
Atlahta GA 30326
PARTNERS
Carolina 1 INCH = 30 FEET
1318e c„mei— "Ton -3313303
�.ft-28z s 7043333305

710
Bethesda Oaks
Phase 4
a
Turnstone Group LLC
s
710
SCALE: 1'=300'
Lowell Bethesda Impact
GRAPHIC SCALE
I PROP. 15'
U R B A N
Figure 13
exist. 60' ri ht—of—wo Y
RIGHT—OF—WAY
3424 Peachtree Road NE
Suite 1775
700
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PROP. CB -500
19 LF PERMANENT DISTURBANCE
be b: 666.05 (m-500)
7 LF PERMANENT DISTURBANCE
INV. IN: 666.50 (HW -500A)
bre out: 664.94 (dWight)
RIM: 680.00
INV. OUT: 666.25 (CB -500)
650
7 650
-60 -50 -40 -30 -20 -10 0 10 20
30 40 50 60
OPERENNIAL
O
STREAM C (2) IMPACT
150 LF DISTURBANCE
60" CMP WITH HEADWALL
DATE:PROJECT NO: 15-134
DATE: Apel 25, UDP
DESIGNED BY: UDP
Bethesda Oaks
Phase 4
a
Turnstone Group LLC
s
SCALE: 1'=300'
Lowell Bethesda Impact
GRAPHIC SCALE
U R B A N
Figure 13
WEPG Exhibit
10 0 5 10 20
3424 Peachtree Road NE
Suite 1775
D E S I G N
Of 15AtI.Mk
Gastonia, North Carolina
GA 30326
PARTNERS
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.jurisdictional
Determination Information

- PROJECT BOUNDARY
ex.,_i T_rrarano s
LIMITS OF STUDY
stream
Perennial Stream B
(55.4 acres total)
evaluation
( 830 LF, 0.1247 acres)
'
form (DP3)
UItItAN
-
TM-
DESIGN
_
ITS - _ - -
_•
sw'ur
- 77..
,t
3.
Phase 4A:
Perennial Stream C
1 ( 1668 LF, 0.3055 acres)
11.5 acres
Upland data
Previous. phases .
form (DII
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-
Wetland data
3 �,�
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Wetland A
( 0.0372 acre}
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Wetland E
l
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( 0.0024 acre}
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LOCATION
44
a
Lat: 35.23111 2N
PROJECT BOUNDARY
d
&
Long: -81.10195 °W
HUC: 03050102 (South Fork Catawba)
LIMITS OF STUDY
(55.4 acres total)
kT- 1
T.
5 a
LEGEND
�Q.
/'\i Stream
tfs
Figure 15
Q
® Wetland / ;
of 15
Photo location and direction
Perennial Stream
02/05/18
( 423 LF, 0.1904 acres)
Q Project boundary study limits ***NCDEQverification 03/08/18*** cAPW,scat
e I
! U
Revised
---
03/08/18

Appendix 2 - PRELIMINARY JURISDICTIONAL DETERMINATION (PJD) FORM
A. REPORT COMPLETION DATE FOR PJD:
B. NAME AND ADDRESS OF PERSON REQUESTING PJD: Leonard S. Rindner,PLLC, WEPG 10612-D Providence Road, PMB 550 Charlotte NC 28277
C. DISTRICT OFFICE, FILE NAME, AND NUMBER: CHARLOTTE REGULATORY FIELD OFFICE
D. PROJECT LOCATION(S) AND BACKGROUND INFORMATION:
(USE THE TABLE BELOW TO DOCUMENT MULTIPLE AQUATIC RESOURCES AND/OR
AQUATIC RESOURCES AT DIFFERENT SITES)
State: NC County/parish/borough: Gaston City: Gastonia
Center coordinates of site (lat/long in degree decimal format):
Lat.: 35.23111 Long.: - 81.10195
Universal Transverse Mercator: 17
Name of nearest waterbody: Duharts Creek
E. REVIEW PERFORMED FOR SITE EVALUATION (CHECK ALL THAT APPLY):
❑ Office (Desk) Determination. Date:
❑ Field Determination. Date(s):
TABLE OF AQUATIC RESOURCES IN REVIEW AREA WHICH "MAY BE" SUBJECT TO REGULATORY
JURISDICTION.
Site
number
Latitude
(decimal
degrees)
Longitude
(decimal
degrees)
Estimated amount
of aquatic resource
in review area
(acreage and linear
feet, if applicable)
Type of aquatic
resource (i.e., wetland
vs. non wetland
waters)
Geographic authority
to which the aquatic
resource "may be"
subject (i.e., Section
404 or Section 10/404)
Wetland A
35.235822
-81.104228
0.0372 acres
wetland
Section 404
Wetland E
35.234845
-81.102925
0.0024 acres
wetland
Section 404
Perennial Stream B
35.236434
-81.104606
830 If
non -wetland waters
Section 404
Perennial Stream C
35.23240
-81.10280
1668 If
non -wetland waters
Section 404
Perennial Stream 0
35.231943
-81.098791
423 If
non -wetland waters
Section 404

1) The Corps of Engineers believes that there may be jurisdictional aquatic resources in
the review area, and the requestor of this PJD is hereby advised of his or her option
to request and obtain an approved JD (AJD) for that review area based on an
informed decision after having discussed the various types of JDs and their
characteristics and circumstances when they may be appropriate.
2) In any circumstance where a permit applicant obtains an individual permit, or a
Nationwide General Permit (NWP) or other general permit verification requiring "pre -
construction notification" (PCN), or requests verification for a non -reporting NWP or
other general permit, and the permit applicant has not requested an AJD for the
activity, the permit applicant is hereby made aware that: (1) the permit applicant has
elected to seek a permit authorization based on a PJD, which does not make an
official determination of jurisdictional aquatic resources; (2) the applicant has the
option to request an AJD before accepting the terms and conditions of the permit
authorization, and that basing a permit authorization on an AJD could possibly result
in less compensatory mitigation being required or different special conditions; (3) the
applicant has the right to request an individual permit rather than accepting the terms
and conditions of the NWP or other general permit authorization; (4) the applicant can
accept a permit authorization and thereby agree to comply with all the terms and
conditions of that permit, including whatever mitigation requirements the Corps has
determined to be necessary; (5) undertaking any activity in reliance upon the subject
permit authorization without requesting an AJD constitutes the applicant's acceptance
of the use of the PJD; (6) accepting a permit authorization (e.g., signing a proffered
individual permit) or undertaking any activity in reliance on any form of Corps permit
authorization based on a PJD constitutes agreement that all aquatic resources in the
review area affected in any way by that activity will be treated as jurisdictional, and
waives any challenge to such jurisdiction in any administrative or judicial compliance
or enforcement action, or in any administrative appeal or in any Federal court; and (7)
whether the applicant elects to use either an AJD or a PJD, the JD will be processed
as soon as practicable. Further, an AJD, a proffered individual permit (and all terms
and conditions contained therein), or individual permit denial can be administratively
appealed pursuant to 33 C.F.R. Part 331. If, during an administrative appeal, it
becomes appropriate to make an official determination whether geographic
jurisdiction exists over aquatic resources in the review area, or to provide an official
delineation of jurisdictional aquatic resources in the review area, the Corps will
provide an AJD to accomplish that result, as soon as is practicable. This PJD finds
that there "may be"waters of the U.S. and/or that there "may be" navigable waters of
the U.S. on the subject review area, and identifies all aquatic features in the review
area that could be affected by the proposed activity, based on the following
information:

SUPPORTING DATA Data reviewed for PJD (check all that apply)
Checked items should be included in subject file. Appropriately reference sources
below where indicated for all checked items:
0 Maps, plans, plots or plat submitted by or on behalf of the PJD requestor:
Map- Fig 15—Bethesda Oaks Ph 4 Approximate Wetland Map 020518_042618
0 Data sheets prepared/submitted by or on behalf of the PJD requestor.
❑ Office concurs with data sheets/delineation report.
❑ Office does not concur with data sheets/delineation report. Rationale:
❑ Data sheets prepared by the Corps:
❑ Corps navigable waters' study:
❑ U.S. Geological Survey Hydrologic Atlas:
❑ USGS NHD data.
❑ USGS 8 and 12 digit HUC maps.
0 U.S. Geological Survey map(s). Cite scale & quad name: 1:2400 Belmont NC - SC Quadrangle 1997
■❑ Natural Resources Conservation Service Soil Survey. Citation: Sheet 8; Gaston County
FMJ National wetlands inventory map(s). Cite name: fig 6 Bethesda Oaks Ph 4_NWI Map 021218
❑ State/local wetland inventory map(s):
❑ FEMA/FIRM maps:
❑ 100 -year Floodplain Elevation is: .(National Geodetic Vertical Datum of 1929)
❑ Photographs: © Aerial (Name & Date): Fig 2_Bethesda Oaks Ph 4 Aerial Map 020918 (2017) .
or 0 Other (Name & Date): Bethesda Oaks Ph4 PhotoLog 021418 042618
❑ Previous determination(s). File no. and date of response letter:
❑ Other information (please specify):
IMPORTANT NOTE: The information recorded on this form has not necessarily
been verified by the Corps and should not be relied upon for later jurisdictional
determinations.
Signature and date of
Regulatory staff member
completing PJD
Patrick J Kealy , ,26 18-50M 4*W
Signature and date of
person requesting PJD
(REQUIRED, unless obtaining
the signature is impracticable)'
' Districts may establish timeframes for requestor to return signed PJD forms. If the requestor does not respond
within the established time frame, the district may presume concurrence and no additional follow up is
necessary prior to finalizing an action.

APPROXIMATE WETLAND AND STREAM DIMENSIONS
WETLANDS Acres TRIBUTARIES
Wetland A 0.0372 Perennial Stream B
Wetland E 0.0024 Perennial Stream C
Perennial Stream D
SUBTOTAL 0.0396 SUBTOTAL
TOTAL WETLAND
0.0396 TOTAL TRIBUTARIES
TOTAL SITE ACREAGE
TOTAL WATERS OF THE US ACREAGE
TOTAL UPLAND ACRES
LF
Acres
BETHESDA OAKS
830.00
0.1247
PHASE 4
1668.00
0.3055
423.00
0.1904
WOUS TABLE
2921.00 0.6206
2921.00 0.6206
55.4
0.6602
54.7398
Notes:
Prepared for
Turnstone Group
3424 Peachtree Road NE
Suite 1775
Atlanta, GA 30326
I Wetlands and Environmental Planning Group Leonard S. Rindner. PLLC.I

moor". 77
Wetland A
NORTH CAROLINA
PFO
DEPRESS
Area
0.0372 ACRE
DELINEATE
35.23582200 -81.10422800
Wetland E
NORTH CAROLINA
PFO
DEPRESS
Area
0.0024 ACRE
DELINEATE
35.23484500 -81.10292500
Perennial Stream B
NORTH CAROLINA
R3
RIVERINE
Linear
830 FOOT
DELINEATE
35.23240000 -81.10280000
Perennial Stream C
NORTH CAROLINA
R3
RIVERINE
Linear
1668 FOOT
DELINEATE
35.23607800 -81.10399700
Perennial Stream D
NORTH CAROLINA
R3
RIVERINE
Linear
423 FOOT
DELINEATE
35.23194300 -81.09879100

WETLAND DETERMINATION DATA SHEET — Eastern Mountains and Piedmont Region
Project/Site: Bethesda Oaks Phase 4 City/County: Gastonia, Gaston County Sampling Date: 02/06/18
Applicant/Owner: Turnstone Group State: NC Sampling Point: DP1: wtld A
Investigator(s): WEPG Section, Township, Range:
Landform (hillside, terrace, etc.): Floodplain Local relief (concave, convex, none): Concave Slope (°h): 1-2
Subregion (LRR or MLRA): LRR P, MLRA 136 Let: 35.235822 Long: -81.104228 Datum: WGS 84
Soil Map Unit Name: WoA: Worsham loam 0-2 percent slopes NWI classification:
Are climatic / hydrologic conditions on the site typical for this time of year? Yes X No (If no, explain in Remarks.)
Are Vegetation N Soil N or Hydrology N significantly disturbed? Are "Normal Circumstances" present? Yes X No
Are Vegetation N Soil N or Hydrology N naturally problematic? (If needed, explain any answers in Remarks.)
SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes X No Is the Sampled Area
Hydric Soil Present? Yes X No within a Wetland? Yes X No
Wetland Hydrology Present? Yes X No
Remarks:
Abnormally dry climate conditions but recent rain +/- 48 hrs
HYDROLOGY
Wetland Hydrology Indicators:
Secondary Indicators (minimum of two required)
Primary Indicators (minimum of one is required check all that apply)
_Surface Soil Cracks (B6)
_Surface Water (Al)
_True Aquatic Plants (B14)
_Sparsely Vegetated Concave Surface (B8)
X High Water Table (A2)
—Hydrogen Sulfide Odor (Cl)
_2L Drainage Patterns (B10)
X Saturation (A3)
X Oxidized Rhizospheres on Living Roots (C3)
—Moss Trim Lines (616)
Water Marks (B1)
—Presence of Reduced Iron (C4)
_ Dry -Season Water Table (C2)
Sediment Deposits (132)
—Recent Iron Reduction in Tilled Soils (C6)
X Crayfish Burrows (C8)
_Drift Deposits (B3)
_Thin Muck Surface (C7)
_Saturation Visible on Aerial Imagery (C9)
_Algal Mat or Crust (64)
_Other (Explain in Remarks)
_Stunted or Stressed Plants (D1)
Iron Deposits (B5)
_ Geomorphic Position (D2)
Inundation Visible on Aerial Imagery (B7)
_Shallow Aquitard (D3)
Water -Stained Leaves (B9)
_ Microtopographic Relief (134)
Aquatic Fauna (B13)
_FAC -Neutral Test (D5)
Field Observations:
Surface Water Present? Yes
No X Depth (inches):
Water Table Present? Yes X
No Depth (inches): 6
Saturation Present? Yes X
No Depth (inches): 4
Wetland Hydrology Present? Yes X No
(includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
US A11119 Culps 01 EIR11110010
it, drid Piedmont – Version 2.0

VEGETATION (Five Strata) — Use scientific names of plants. Sampling Point: DP1: Wtld A
Remarks: (Include photo numbers here or on a separate sheet.)
Absolute Dominant
Indicator
Tree Stratum (Plot size: 30 )
% Cover Species?
Status
Dominance Test worksheet:
1.
Ulmus americana
30 Yes
FACW
Number of Dominant Species
2.
Platanus occidentalis
20 Yes
FACW
That Are OBL, FACW, or FAC: 4 (A)
3.
Liquidambar styracifiva
15 Yes
FAC
Total Number of Dominant
4•
Species Across All Strata: 7 (B)
5.
Percent of Dominant Species
6•
That Are OBL, FACW, or FAC: 57.1% (A/B)
65 =Total Cover
Prevalence Index worksheet:
50% of total cover:
33 20% of total cover:
13
Total % Cover of: Multiply by:
Sapling Stratum (Plot size: 15 )
OBL species 0 x 1 = 0
1.
Liquidambarstyraciflua
15 Yes
FAC
FACW species 60 x2= 120
2•
FAC species 30 x3= 90
3•
FACU species 55 x4= 220
4.
UPL species 0 x 5 = 0
5•
Column Totals: 145 (A) 430 (B)
6•
Prevalence Index = B/A = 2.97
15 =Total Cover
Hydrophytic Vegetation Indicators:
50% of total cover:
8 20% of total cover:
3
_ 1 - Rapid Test for Hydrophytic Vegetation
Shrub Stratum (Plot size: 15 )
X 2 - Dominance Test is >50%
1.
Ligustrum sinense
25 Yes
FACU
X 3 - Prevalence Index is 53.0'
2.
Comus amomum
5 No
FACW
4 - Morphological Adaptations' (Provide supporting
3,
data in Remarks or on a separate sheet)
4•
Hydrophytic Vegetation' (Explain)
5.
—Problematic
'Indicators of hydric soil and wetland hydrology must
6•
be present, unless disturbed or problematic.
Definitions of Five Vegetation Strata:
30 =Total Cover
50% of total cover:
15 20% of total cover:
6
Tree – Woody plants, excluding woody vines,
Herb Stratum (Plot size: 5 )
approximately 20 ft (6 m) or more in height and 3 in.
1.
Ligustrum sinense
20 Yes
FACU
(7.6 cm) or larger in diameter at breast height (DBH).
2.
Juncus effusus
5 No
FACW
Sapling – Woody plants, excluding woody vines,
3.
Polystichum acrostichoides
5 No
FACU
approximately 20 ft (6 m) or more in height and less
4.
than 3 in. (7.6 cm) DBH.
5•
Shrub - Woody Plants, excluding woody vines,
6,
approximately 3 to 20 ft (1 to 6 m) in height.
7.
Herb – All herbaceous (non -woody) plants, including
8•
herbaceous vines, regardless of size, and woody
9•
plants, except woody vines, less than approximately
10
3 ft (1 m) in height.
11.
Woody Vine – All woody vines, regardless of height.
30 =Total Cover
50% of total cover:
15 20% of total cover:
6
Woody Vine Stratum (Plot size: 30
)
1.
Lonicera japonica
5 Yes
FACU
2.
3.
4.
5.
Hydrophytic
5 =Total Cover
Vegetation
50% of total cover:
3 20% of total cover:
1
Present? Yes X No
Remarks: (Include photo numbers here or on a separate sheet.)

SOIL Sampling Point: DP1: Wtld A
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix
Redox Features
(inches) Color (moist) %
Color (moist) % Type' Loc2 Texture
Remarks
0-4 10YR 3/2 100
Loamy/Clayey
4-10 10YR 5/1 90
10YR 5/6 10 C PL Loamy/Clayey
Prominent redox concentrations
10-18 10YR 4/1 100
Loamy/Clayey
'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, MS=Masked Sand Grains. 2Location: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators:
Indicators for Problematic Hydric Soils':
_Histosol (Al)
_Polyvalue Below Surface (S8) (MLRA 147, 148)
2 cm Muck (At 0) (MLRA 147)
_ Histic Epipedon (A2)
_Thin Dark Surface (S9) (MLRA 147, 148) _Coast
Prairie Redox (A16)
—Black Histic (A3)
_ Loamy Mucky Mineral (F1) (MLRA 136)
(MLRA 147, 148)
Hydrogen Sulfide (A4)
—Loamy Gleyed Matrix (F2) —Piedmont
Floodplain Soils (F19)
—Stratified Layers (A5)
X Depleted Matrix (F3)
(MLRA 136, 147)
_ 2 cm Muck (At 0) (LRR N)
_ Redox Dark Surface (F6) —Red
Parent Material (1721)
X Depleted Below Dark Surface (A11)
_Depleted Dark Surface (F7)
(outside MLRA 127, 147, 148)
_Thick Dark Surface (Al2)
_Redox Depressions (F8) _Very
Shallow Dark Surface (F22)
Sandy Mucky Mineral (S1)
_ Iron -Manganese Masses (F12) (LRR N, —Other
(Explain in Remarks)
—Sandy Gleyed Matrix (S4)
MLRA 136)
—Sandy Redox (S5)
_ Umbric Surface (F13) (MLRA 122, 136) 3Indicators of hydrophytic vegetation and
_Stripped Matrix (S6)
_Piedmont Floodplain Soils (F19) (MLRA 148)
wetland hydrology must be present,
Dark Surface (S7)
Red Parent Material (F21) (MLRA 127, 147, 148)
unless disturbed or problematic.
Restrictive Layer (if observed):
Type:
Depth (inches):
Hydric Soil Present? Yes X No
Remarks:
This data sheet is revised from Eastern Mountains and Piedmont Regional Supplement Version 2.0 to include the NRCS Field Indicators of Hydric
Soils, Version 8.0, 2016.

WETLAND DETERMINATION DATA SHEET — Eastern Mountains and Piedmont Region
Project/Site: Bethesda Oaks Phase 4 City/County: Gastonia, Gaston County Sampling Date: 02/06/18
Applicant/Owner: Turnstone Group State: NC Sampling Point: DP2: Upld
Investigator(s): WEPG Section, Township, Range:
Landform (hillside, terrace, etc.): Floodplain Local relief (concave, convex, none): Concave Slope (%): 6-12
Subregion (LRR or MLRA): LRR P, MLRA 136 Lat: 35.235918 Long: -81.104559 Datum: WGS84
Soil Map Unit Name: LdD2: Lloyd sandy clay loam, 8 - 15 percent slopes NWI classification:
Are climatic / hydrologic conditions on the site typical for this time of year? Yes X No (If no, explain in Remarks.)
Are Vegetation N Soil N or Hydrology N significantly disturbed? Are "Normal Circumstances" present? Yes X No
Are Vegetation N Soil N or Hydrology N naturally problematic? (If needed, explain any answers in Remarks.)
SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes No X Is the Sampled Area
Hydric Soil Present? Yes No X within a Wetland? Yes No X
Wetland Hydrology Present? Yes No X
Remarks:
Abnormally dry climate conditions but recent rain +/- 48 hrs
HYDROLOGY
Wetland Hydrology Indicators:
Secondary Indicators (minimum of two required)
Primary Indicators (minimum of one is required: check all that apply)
—Surface Soil Cracks (136)
Surface Water (A1)
_True Aquatic Plants (614)
—Sparsely Vegetated Concave Surface (138)
High Water Table (A2)
_ Hydrogen Sulfide Odor (Cl)
—Drainage Patterns (610)
Saturation (A3)
—Oxidized Rhizospheres on Living Roots (C3)
—Moss Trim Lines (616)
Water Marks (B1)
_ Presence of Reduced Iron (C4)
_ Dry -Season Water Table (C2)
Sediment Deposits (132)
—Recent Iron Reduction in Tilled Soils (C6)
—Crayfish Burrows (C8)
Drift Deposits (63)
_Thin Muck Surface (C7)
—Saturation Visible on Aerial Imagery (C9)
_Algal Mat or Crust (134)
—Other (Explain in Remarks)
—Stunted or Stressed Plants (D1)
_ Iron Deposits (135)
_ Geomorphic Position (D2)
_ Inundation Visible on Aerial Imagery (67)
_Shallow Aquitard (D3)
Water -Stained Leaves (69)
_ Microtopographic Relief (134)
Aquatic Fauna (1313)
_ FAC -Neutral Test (D5)
Field Observations:
Surface Water Present? Yes
No X Depth (inches):
Water Table Present? Yes
No X Depth (inches):
Saturation Present? Yes
No X Depth (inches):
Wetland
Hydrology Present? Yes No X
(includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
nt
— Version 2.0

VEGETATION (Five Strata) — Use scientific names of plants.
Sampling Point: DP2: Upld
Tree Stratum (Plot size: 30 )
% Cover Species?
Status
Dominance Test worksheet:
1•
_ 2 - Dominance Test is >50%
1. Liriodendron tulipifera
45 Yes
FACU
Number of Dominant Species
FAC species 0 x 3 =
0
2. Quercus alba
10 No
FACU
That Are OBL, FACW, or FAC:
0
(A)
3.
0
5•
6.
Column Totals: 150 (A)
600 (B)
6.
70 =Total Cover
Prevalence Index = B/A =
Total Number of Dominant
35 20% of total cover: 14
=Total Cover
4.
approximately 20 ft (6 m) or more in height and 3 in.
Species Across All Strata:
5
(B)
5'
Sapling – Woody plants, excluding woody vines,
3.
approximately 20 ft (6 m) or more in height and less
4
than 3 in. (7.6 cm) DBH.
Percent of Dominant Species
Shrub - Woody Plants, excluding woody vines,
6.
approximately 3 to 20 ft (1 to 6 m) in height.
That Are OBL, FACW, or FAC:
0.0%
(A/B)
8•
55 =Total Cover
herbaceous vines, regardless of size, and woody plants,
Prevalence Index worksheet:
except woody vines, less than approximately 3 ft (1
50% of total cover:
28 20% of total cover:
11
Total % Cover of:
Multiply by
Woody Vine – All woody vines, regardless of height.
Sapling Stratum (Plot size: 15 )
20% of total cover:
OBL species 0 x 1 =
0
1•
_ 2 - Dominance Test is >50%
FACW species 0 x2=
0
2•
2. Elaeagnus angustifolia
FAC species 0 x 3 =
0
3•
FACU species 150 x4=
600
4.
—Problematic Hydrophytic Vegetation' (Explain)
UPL species 0 X5=
0
5•
6.
Column Totals: 150 (A)
600 (B)
6.
70 =Total Cover
Prevalence Index = B/A =
4.00
35 20% of total cover: 14
=Total Cover
Hydrophytic Vegetation Indicators:
50% of total cover:
20% of total cover:
_ 1 - Rapid Test for Hydrophytic Vegetation
Shrub Stratum (Plot size: 15 )
_ 2 - Dominance Test is >50%
1. Ligustrum sinense
55 Yes FACU
_ 3 - Prevalence Index is s3.0'
2. Elaeagnus angustifolia
15 Yes FACU
4 - Morphological Adaptations' (Provide supporting
3,
data in Remarks or on a separate sheet)
4•
—Problematic Hydrophytic Vegetation' (Explain)
5'
'Indicators of hydric soil and wetland hydrology must be
6.
present, unless disturbed or problematic.
70 =Total Cover
Definitions of Five Vegetation Strata:
50% of total cover:
35 20% of total cover: 14
Tree – Woody plants, excluding woody vines,
Herb Stratum (Plot size: 5 )
approximately 20 ft (6 m) or more in height and 3 in.
1. Po/ystichum acrostichoides
10 Yes FACU
(7.6 cm) or larger in diameter at breast height (DBH).
2'
Sapling – Woody plants, excluding woody vines,
3.
approximately 20 ft (6 m) or more in height and less
4
than 3 in. (7.6 cm) DBH.
5•
Shrub - Woody Plants, excluding woody vines,
6,
approximately 3 to 20 ft (1 to 6 m) in height.
7.
Herb – All herbaceous (non -woody) plants, including
8•
herbaceous vines, regardless of size, and woody plants,
g,
except woody vines, less than approximately 3 ft (1
10.
m) in height.
11.
Woody Vine – All woody vines, regardless of height.
10 =Total Cover
50% of total cover: 5 20% of total cover: 2
Woody Vine Stratum (Plot size: 30 )
1. Lonicera japonica 15 Yes FACU
2.
3.
4.
5.
Hydrophytic
15 =Total Cover Vegetation
50% of total cover: 8 20% of total cover: 3 Present? Yes No X
Remarks: (Include photo numbers here or on a separate sheet.)

OrM
-- —
aampung roim: uez: upio
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix
Redox Features
(inches) Color (moist) %
Color (moist) % Type Loc Texture Remarks
0-5 7.5YR 3/2 100
Loamy/Clayey
5-18 7.5YR 4/6 100
Loamy/Clayey
'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, MS=Masked Sand Grains.
2Location: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators:
Indicators for Problematic Hydric S01193:
Histosol (Al)
_ Polyvalue Below Surface (S8) (MLRA 147, 148)
2 cm Muck (A10) (MLRA 147)
_Histic Epipedon (A2)
_Thin Dark Surface (S9) (MLRA 147, 148)
Prairie Redox (A16)
Black Histic (A3)
—Loamy Mucky Mineral (F1) (MLRA 136)
_Coast
(MLRA 147, 148)
Hydrogen Sulfide (A4)
—Loamy Gleyed Matrix (F2)
—Piedmont Floodplain Soils (F19)
Stratified Layers (A5)
—Depleted Matrix (F3)
(MLRA 136, 147)
2 cm Muck (A10) (LRR N)
_ Redox Dark Surface (F6)
Parent Material (F21)
_ Depleted Below Dark Surface (All 1)
—Depleted Dark Surface (F7)
—Red
(outside MLRA 127, 147, 148)
Thick Dark Surface (Al2)
_ Redox Depressions (F8)
Shallow Dark Surface (F22)
_Sandy Mucky Mineral (S1)
_Iron -Manganese Masses (F12) (LRR N,
—Very
(Explain in Remarks)
_Sandy Gleyed Matrix (S4)
MLRA 136)
_Other
Sandy Redox (S5)
_ Umbric Surface (F13) (MLRA 122, 136)
3Indicators of hydrophytic vegetation and
_Stripped Matrix (S6)
_Piedmont Floodplain Soils (F19) (MLRA 148)
wetland hydrology must be present,
Dark Surface (S7)
Red Parent Material (F21) (MLRA 127, 147, 148)
unless disturbed or problematic.
Restrictive Layer (if observed):
Type:
Depth (inches):
Hydric Soil Present? Yes No X
Remarks:
This data sheet is revised from Eastern Mountains and Piedmont Regional Supplement Version 2.0 to include the NRCS Field Indicators of Hydric
Soils, Version 8.0, 2016.

STREAM REACH EVALUATION FORM
Data Point:3
Name: Per Strm B
Date:
02/07/118 1 Evaluator: I WEPG
Eastin :
-81.104606 W
Project:
Bethesda Oaks Phase 4: Perennial Stream B (DP#3)
Northing:
35.236434 N
Total Points:
0
Stream is at least intermittent if > 19 or perennial if > 30*
29.5
(right -click the pwple number and left -click Update Field to summarizepoints)
3
A.
Geornorphology Geomorphology
Absent I
Weak
Moderate
Strong
SCORE
1a.
Continuity of channel bed and bank
0
1
2
3
3
2.
Sinuosity of channel along thalweg
0
1
2
3
2
3.
In -channel structure: riffle- / step- pool sequence
0
1
2
3
1
4.
Particle size of stream substrate
0
1
2
3
2
5.
Active/relic floodplain
0
1
2
3
1
6.
Depositional bars or benches
0
1
2
3
1
7.
Recent alluvial deposits
0
1
2
3
1
8.
Headcuts
0
1
2
3
1
9.
Grade controls
0
0.5
1
1.5
.5
10.
Natural valley
0
0.5
1
1.5
1.5
11.
Second or greater order channel
No = 0
Yes = 3
0
Geomorphology
Subtotal
14.0
a Man-made ditches are not rated: see discussion in NCDWQ Manual
B. Hydrology
12.
Presence of Baseflow
0
1
2
3
2
13.
Iron Oxidizing Bacteria
0
1
2
3
1
14.
Leaf litter
1.5
1
0.5
0
1
15.
Sediment on plants or debris
0
0.5
1
1.5
.5
16.
Organic debris lines or piles Wrack lines
0
0.5
1
1.5
.5
17.
Soil -based Evidence of high water table?
0
No = 0
Yes = 3
3
0
24.
Amphibians
0
Hydrology
Subtotal
8.0
C. Biology
18.
Fibrous roots in streambed
3
2
1
0
2
19.
Rooted upland plants in streambed
3
2
1
0
3
20.
Macrobenthos note diversity and abundance
0
1
2
3
1
21.
Aquatic Mollusks
0
1
2
3
0
22.
Fish
0
0.5
1
1.5
0
23.
Crayfish
0
0.5
1
1.5
0
24.
Amphibians
0
0.5
1
1.5
.5
25.
Algae
0
0.5
1
1.5
1
26.
Wetland plants in streambed
FACW= 0.75, OBL= 1.5,
Other= 0
0
Biology
Subtotal
7.5
perennial streams may also be identified usina other methods. See Daoe 35 of NCDWO mnniml
Notes:
Sand, gravel substrate. Few cobble.
Determined to be perennial based on 03/08/18 NCDEQ field determination
Adapted from NCDWQ. Methodology for Identification of Intermittent and Perennial Streams and their
(version 4.11)
Ori ins.

STREAM REACH EVALUATION FORM
Data Point:4
Name: Per Strm C
Date: 1 02/07/118 1 Evaluator: W -EP G
Eastin : - 81.1028 W
Project: I Bethesda Oaks Phase 4: Perennial Stream C (DP#4)
Northin 35.2324 N
Total Points:
Strong
Stream is at least intermittent if > 19 or perennial if > 30*
31.0
(right -click the purple number and left -click Update Field to summarizepoints)
0
A.
Ueornorphology
Absent
Weak
Moderate
Strong
SCORE
1a.
Continuity of channel bed and bank
0
1
2
3
3
2.
Sinuosity of channel along thalweg
0
1
2
3
2
3.
In -channel structure: riffle- / step- pool sequence
0
1
2
3
2
4.
Particle size of stream substrate
0
1
2
3
3
5.
Active/relic floodplain
0
1
2
3
1
6.
Depositional bars or benches
0
1
2
3
1
7.
Recent alluvial deposits
0
1
2
3
1
8.
Headcuts
0
1
2
3
0
9.
Grade controls
0
0.5
1
1.5
1
10.
Natural valley
01
1.5
1
11.
Second or greater order channel
No = 00.5
Yes = 3
0
a
GeomorphologySubtotal
15.0
Man-made ditches are not rated: see discussion in NCDWQ Manual
B. Hydrology
12.
Presence of Baseflow
0
1
2
3
2
13.
Iron Oxidizing Bacteria
0
1
2
3
1
14.
Leaf litter
1.5
1
0.5
0
1
15.
Sediment on plants or debris
0
0.5
1
1.5
1
16.
Organic debris lines or piles Wrack lines
0
0.5
1
1.5
.5
17.
Soil -based Evidence of high water table?
No = 0
0.5
Yes = 3
3
.5
24.
Amphibians
0
H drolo
Subtotal
8.5
I,. b!oiogv
18.
Fibrous roots in streambed
3
2
1
0
2
19.
Rooted upland plants.in streambed
3
2
1
0
3
20.
Macrobenthos note diversity and abundance
0
1
2
3
1
21.
Aquatic Mollusks
0
1
2
3
0
22.
Fish
0
0.5
1
1.5
0
23.
Crayfish
0
0.5
1
1.5
.5
24.
Amphibians
0
0.5
1
1.5
.5
25.
Algae
0
0.5
1
1.5
.5
26.
Wetland plants in streambed
FACW= 0.75, OBL= 1.5,
Other= 0
0
Biology
Subtotal
7.5
F.Je1e1llllal Slleaflls may also be identified Lisinn nthPr mPthnrlc Caa nano AR of mrnlA/r) ---1
Notes:
Sand, gravel, cobble, and exposed bedrock. Larger exposed bedrock cascades in lower reach
Adapted from NCDWQ: Methodology for Identification of Intermittent and Perennial Streams and their
(version 4.11)
Ori ins.

CY1
O
J
O
O
Photo Log

pal
Ir
ISI

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9

PHOTO 5: Perennial Stream C; area with bedrock in lower reach (facing upslope).
PHOTO 6: Perennial Stream C at Lowell- Bethesda Rd culvert.
Bethesda Oaks Phase 4: Gaston County, NC
L T .>E P r Landscape Photos taken 12/05/17, 02/06/18
Wetlands and Environmental Planning Group Leonard S. Pindner. PLLC,

PHOTO 7: Perennial Stream D (facing downslope).
PHOTO 8: Gully (facing downslope).
Bethesda Oaks Phase 4: Gaston County, NC
Landscape Photos taken 12/05/17, 02/06/18
Wetlands and Environmental Planning Group Leonard S Rmdner. PLLC

PHOTO 9: Gully (facing upslope).
Bethesda Oaks Phase 4: Gaston County, NC
WEPCa Landscape Photos taken 12/05/17, 02/06/18
Wetlands and Environmental Planning Group Leonard S Rindner, PLLC.

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Threatened & Endangered Species Report

Wetlands and Environmental Planning Group
Leonard S. Rindner, PLLC.
Threatened / Endangered / Protected Species
Evaluation
For Bethesda Oaks Phase 4
Gaston County, North Carolina
By: Lisa R. Gaffney
March 21, 2018
Charlotte Office: www.wetiands-epg.com
Asheville Office:
10612-D Providence Rd.
1070 Tunnel Rd., Bldg_ I
PMB 550
Suite 10, PMB 283
Charlotte, NC 28277
Asheville, NC 28805
[phone]
len.rindnerC@wetiands-ei)e.com

Bc//Ic (/u Ot14S / -1, //I/ hI(hI/I,vcn (/ /(,(/ �j;('C ire /"ItI/rfu/it)II
GENERAL LANDSCAPE DESCRIPTION:
The Bethesda Oaks Phase 4 site (+/-55.4 acres) is located just west of Lowell
Bethesda Road, and just south of Titman Road in Gaston County, North
Carolina. It can be found on the Belmont, NC USGS Topographic Quadrangle
Map; latitude is 35.2311 N, longitude is -81.1019 W. The topography consists of
upland ridges above moderate slopes grading into drainages and an unnamed
tributary to Duharts Creek, with the elevation ranging from 660 to 750 ft. (Figure
1). The entire site is wooded-, there is a disturbed pine dominated forest on the
upland slopes, and the lower slopes and stream corridors are dominated by a
disturbed mixed hardwood forest community.
Figure 1:
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.
V
'� -sem
�
�� � `/i (
�••,
_ -
Ck
c,
..1�,
Prol0rrct Boundary _ �'l 1�
Ltrmts of Study
JA
%
%NE
wage
tPter
i pnsal
�.�
,
� •'��•
�
� • .l
•
• LOCATION
• '�• •
- •
• w
r Lit: 35.231112N
- r 7 �; long: •81.10195 sW
/,'
• 757
•`
• �, HUC: 03050102 (Scuff
Pork Catawba)
Ar"'
- 554
Bethesda Oaks Phase 4
Propar•d for:
RGURE 3
Gaston County, NC
Y
Turnstonv Group
021W18
USGS Loution Map
h:mont ^K -X yWalns'1 t9•.;
3424 Peachtree Woad NE
SAe 1775
v.aw�•.u.u.e!wcuu.,,a,•.•
Atlanta, GA 30326
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.

Belhesda Otiks Phase 4 - TM•ealened Endangerred Prolected Species Evaluation
METHODOLOGY:
The US Fish and Wildlife Service website httt)://www.fws.gov/endangered/ was
referenced to determine the occurrence of Threatened, Endangered and
Protected species for Gaston County North Carolina, the results of which are
listed below (Table 1). Maps and aerial photographs were assembled, and the
site was investigated during the week of March 12, 2018.
Table 1: Threatened / Endangered / Protected Species listed for Gaston
County
*Source: US Fish & Wildlife Service
**Data search on March 12, 2018
Group blame Staff
Flowering Plants Dwarf -flowered heartleaf Threatened
(Hexastvlis naniflora)
Flowering Plants Schweinitz's sunflower Endangered
(Helianthus
schweinitzii)
Reptiles Boo turtle (Glvptemvs Similarity of
muhlenbergh) Appearance
(Threatened)
Mammals Northern Long- Eared Bat Threatened
(Mvotis sebtentrionalis)
Birds Bald Eagle (Haliaeetus Protected under the
leucocephalus) Bald and Golden Eagle
Protection Act
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.

Bethesda (yaks Phase 4 - 77ireatened ., Emkingcred i Protected Speries Evaluation
Two plant species with federal protection were included in the survey efforts:
Schweinitz's Sunflower (Helianthus schweinitzit), listed as Federally
Endangered, is typically found in open habitats which historically have
been maintained by wildfires and grazing bison and elk herds. Now most
occurrences are limited to roadsides, woodland and field edges, and utility
rights-of-way (ROW).
Dwarf -flowered Heartleaf (Hexastylis naniflora), listed as Federally
Threatened, grows in acidic soils along bluffs and adjacent slopes, in
boggy areas next to streams and creek heads, and along the slopes of
nearby hillsides and ravines.
A total of three animal species with federal protection are listed as potentially
occurring in Gaston County:
• Bald Eagle (Haliaeetus leucocephalus), protected by the Bald and Golden
Eagle Protection Act, typically inhabits forested areas near large bodies of
open water such as lakes, marshes, seacoasts and rivers, where there are
suitable fish populations and tall trees for nesting and roosting.
Bog Turtle (Glyptemys muhlenburgit), Bog turtles live in the mud, grass
and sphagnum moss of bogs, swamps, and marshy meadows. These
wetlands are usually fed by cool springs flowing slowly over the land,
creating the wet, muddy soil needed by the turtles.
Northern Long-eared Bat (Myotis septentrionalis), listed as Federally
Threatened. During summer, northern long-eared bats roost singly or in
colonies underneath bark, in cavities, or in crevices of both live and dead
trees. Males and non -reproductive females may also roost in cooler
places, like caves and mines. It has also been found, rarely, roosting in
structures like barns and sheds. Northern long-eared bats spend winter
hibernating in caves and mines, called hibernacula.
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.

Bethesda Oaks Phase 4 - Threatened / Endangered Protected Species Evaluation
RESULTS:
The entire site is wooded; there is a disturbed pine dominated forest on the
upland slopes, and the lower slopes and stream corridors are dominated by a
disturbed mixed hardwood forest community. An overhead power line parallels
Lowell Bethesda Road. There are sanitary sewer lines along the stream
corridors. The site is bisected by an existing road and much of the adjacent land
is in active development. There are small trails and old roads on portions of the
site, and it is moderately disturbed throughout.
The disturbed pine dominated forest on the uplands has an average diameter at
breast height (dbh) for the canopy trees of 12 inches, with some larger trees up
to 30 inches dbh present. Mixed Oaks and Hickories dominate on lower slopes
and drainages. Canopy trees present include Virginia Pine (Pinus virginiana),
Shortleaf Pine (P. echinata), Sweetgum (Liquidambar styraciflua), Yellow Poplar
(Liriodendron tulipifera), White Oak (Quercus alba), Post Oak (Q. stellata), Rock
Chestnut Oak (Q, montana), Red Oak (Q. rubra), Southern Red Oak (Q.
falcata), Willow Oak (Q. phellos), Mockernut Hickory (Carya tomentosa),
Hackberry (Celtis laevigata), American Elm (Ulmus americana), and White Ash
(Fraxinus americana). The subcanopy is composed of Red Maple (Acer rubrum),
Sourwood (Oxydendrum arboreum), American Beech (Fagus grandifolia),
Flowering Dogwood (Comus florida), American Holly (Ilex opaca), Mulberry
(Monis rubra), Winged Elm (Ulmus alata), Black Cherry (Prunus serotina),
Eastern Red Cedar (Juniperus virginiana), and Black Gum (Nyssa sylvatica).
The shrub layer includes Black Haw (Viburnum prunifolium), Chinese Privet
(Ligustrum sinense), Multiflora Rose (Rosa multiflora), Blueberry (Vaccinium
spp.), and Russian Olive (Elaeagnus angustifolia), with River Cane (Arundinaria
occurring in the wetter areas. Vines present are Kudzu (Pueraria lobata),
Japanese Honeysuckle (Lonicera japonica), Virginia Creeper (Parthenocissus
quinquefolia), Muscadine (Vitis rotundifolia), Catbrier (Smilax sp.), and Poison Ivy
(Toxicodendron radicans). The herb layer is sparse, and includes Bracken Fern
(Pteridium aquilinum), Christmas Fern (Polystichum acrostichoides), Spotted
Wintergreen (Chimaphila maculata), Running Pine (Lycopodium flabelliforme),
Shining Clubmoss (Lycopodium lucidulum), Downy Rattlesnake Plantain
(Goodyera pubescens), Violets (Viola spp.), and Japanese Stilt Grass
(Microstegium vimineum).
The roadside along Lowell Bethesda Road road has turf grass shoulders and
ditches, along with patches of narrow weedy buffers and fencerows, with much of
the roadside having been recently bush hogged underneath the overhead power
line. Johnson grass (Sorghum halepense), and Broomsedge (Andropogon
virginicus) dominate. The transitional areas along the woods edges, dirt roads,
and trails are dominated by common weedy and transitional species including
Blackberry (Rubus sp.), Winged Sumac (Rhus copallinum), Sericea Lespedeza
(Lespedeza cuneata), Indian Hemp (Apocynum cannabinum), Goldenrod
(Solidago sp.), Ragweed (Ambrosia sp.), Beggars Ticks (Desmodium sp.),
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.

Bethesda Oaks Phase 4 - Threatened Endangered, Proteeted Spec•ies Evaluation
Pokeweed (Phytolacca americana), Rabbit Tobacco (Gnapthalium obtusifolium),
Wingstem (Verbescina sp.), and Dogfennel (Eupatorium capillifolium).
Threatened / Endangered / Protected Species Results
• All potential habitat for dwarf -flowered heartleaf along wooded ridges and
slopes was closely examined and no individuals of this species were
observed.
• All potential habitats for Schweinitiz's sunflower along the roadsides and
field edges were closely examined. No individuals of Schweinitz's
sunflower were observed.
• The site has no suitable habitat for Bog Turtles. No individuals were
observed during the survey nor would any be expected on-site.
• The site has no suitable habitat for Bald Eagles. No individuals were
observed during the survey nor would any be expected on-site.
• Comparing our site location to the USFWS Asheville office's website
(http://www.fws.gov/asheville/htmis/project review/NLEB in WNC.html) it
appears that the site meets the "exempt" criteria which requires no further
action under section 7 or section 9 of the Endangered Species Act for the
northern long eared bat.
RECOMMENDATIONS:
Based on the site investigation and the review of available data, WEPG did not
identify any protected species occurring on the subject property. No further
investigation of the presence of protected species on this site is recommended at
this time.
Respectfully submitted,
Lisa R. Gaffney
Biologist
March 21, 2018
8 P Leonard S. Rindner, PLLC.
Wetlands and Environmental Plannin Grou

Belhesda Oaks Phase 4 - Threalened , Endangered "Prolecled Species Evaluation
Curriculum Vitae for:
Lisa R. Gaffney
Biologist / Botanist
B.S. Biology, University of North Carolina at Charlotte
Ms. Gaffney is a classically trained botanist and natural resource biologist, and has
conducted field work and investigative studies covering thousands of cumulative acres in
both North and South Carolina since 1996, including:
• Cabarrus County NC Natural Heritage Inventory 1997-1998. Organized,
directed, and worked in field survey of natural areas in Cabarrus County for the
North Carolina Natural Heritage Program.
• Lincoln County NC Natural Heritage Inventory 2000-2001. Organized, directed,
and worked in field survey of natural areas in Lincoln County for the North
Carolina Natural Heritage Program.
• Threatened and Endangered Species Surveys and Natural Communities
Evaluation for over 45,000 acres in North and South Carolina, 1996 - present.
• Located and identified at least six previously unreported populations of Federally
Endangered Schweinitz's Sunflower (Helianthus schweinitzit).
• Located and identified four previously unreported populations of
Threatened Dwarf Heartleaf (Hexastylis nanitlora).
• Located a previously unknown population of Federally Endangered Schweinitz's
Sunflower at Redlair Farm in Gaston County, NC. This discovery led (in part) to
the purchase of the site by the State of North Carolina Plant Conservation
Program, now called Redlair Preserve. This population has become a Recovery
Site for the species.
• Participated in numerous Piedmont Prairie restoration projects in Mecklenburg,
Union, Cabarrus and Gaston Counties, North Carolina.
Wetlands and Environmental Planning Group Leonard S. Rindner, PLLC.