20171576 Ver 2_More Info Received_20180517

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THE BANKS
LAW FIRM
May 17, 2018
North Carolina Department of Environmental Quality
Division of Water Resources, Raleigh Office
Water Quality Regional Operations Section
Attn: Danny Smith, Supervisor
1628 Mail Service Center
Raleigh, NC 27699
RE: 104 Turquoise Creek Drive, DWR #17-1576
Dear Mr. Smith:
I have been retained to represent Michael and Pamela Maple (the "Owners") in
connection with a minor stream buffer variance application for property located at 104
Turquoise Creek Drive in the Town of Cary (the "Property"). We are in receipt of your
letter dated May 11, 2018 requesting additional information. The intent of this
correspondence is: 1) to amend and restate the statements made by the Owners in their
original variance application dated March 10, 2018; and 2) to respond to your May 11
letter.
In accordance with 1.5A NCAC 0213.0233(9)(a) (the "Regulation")', the Owners
submit the following amended and restated responses (note that some prompts are
condensed for brevity):
I. Question: Explain how complying with the provisions of the applicable rule would
prevent you from securing a reasonable return from or making reasonable use of
your property.
Response: As shown on the Pool Living Concept Plan dated April 18, 2018 and
attached hereto as Exhibit A, the Zone 2 setback encompasses a significant portion
of the Property, including almost the entirety of the backyard, virtually all of the
existing deck and a portion of the existing house. Strict compliance with the buffer
rule would signifcantly restrict the use of the backyard including as applicable
here by preventing installation of an in -ground swimming pool. Because o f the width
of the buffer and the location of the existing house, there is no other location on the
lot where a swimming pool can be placed. In -ground swimming pools are an
amenity commonly found on residential lots in this area and price range. Being
Note that this response assumes that the Regulation is valid andcontrolling in this matter. Owners expressly

unable to install a swimming pool both unreasonably restricts the Owners' use of
the Property by barring them front an amenity commonly available to their
neighbors and significantly affects desirability of the Property on the resale market
to a third- party purchaser. See, e.g., Turik v. Town of Surf City, 1$2 N.C. App. 427
(2007) (factors pertinent to hardship include pecuniary loss, restrictions on use of
the property and whether or not the regulation was readily apparent).
2. Question: Explain how the hardship results from application of the buffer rule to the
property rather than from other factors.
Response: As shown on the Physical Survey for Afichael and Pamela Maple dated
August 28; :1017 and attached hereto as Exhibit B, the Property is largely
unrestricted except by the application of the buffer rule. There is a 30' drainage
easement centered on the rear property line, which restricts the rear I5' of the.
Property. However, the otherwise unrestricted space between the rear of the house
and the edge of the drainage easement is more than sufficient for a swimming pool
of the size and location shown on Exhibit A. In addition, there are no known deed
restrictions applicable to the Property and the restrictive covenants .for Preston
Trace do not erect any barriers to the construction of in -ground swimming pools.
3. Question: Explain how the hardship results from the physical nature of the property
which is different from that of neighboring property.
Response: As shown on Exhibit I3 and on the plat of Preston Trace Phase II Section
II attached hereto as Exhibit C, this lot is smaller, longer and thinner than nearby
lots and widens f •om front to rear. This configuration requires the ft•ont of the House
to be set back ftonn the street in order to meet the side setbacks, which in turn
reduces the size of the backyard As shown on Exhibit A, the proposed swimming
pool is already as close to the rear of'the house as is reasonably possible but cannot
be moved out of the Zone 2 buffer area because of the location of the house.
4. Question: Explain whether the hardship was caused by the applicant knowingly or
unknowingly violating the applicable buffer rule.
Response: No. Owners proactively applied for a variance before engaging in anv
activity that might cause a violation. Owners have admittedly removed two trees in
Zone 1 in violation of the buffer rule, but this action is only tangentially related to
the work for which a variance is being requested and did not cause the hardship.
Also, certain existing structures on the Property are located in the Zonae 2 buffer,
but those structures were in place before the buffer rule was enacted and thus are
grandfathered.
5. Question: Did the applicant purchase the property atter the effective date of the
applicable buffer rule.
Response: Yes, assuming that stream determinations operate retroactively, but at
the time that Owners purchased the Property,, no reasonable observer would have

understood the huffer rule to apply to the Property. The intermittent stream2 at issue
held no water when Owners visited the Property. before : their closing-, which
occurred on 'September 14, 2017. Exhibit B. which was given to Owners at closing,
shows the,intermittent .stream as a ":Drainage .Ditch" with associated drainage
easement. On, Exhibit C it is not shown at all, although the drainage easement is
shown. There. was nothing either physically on the' Property or contained in any
recorded:klocument applicable ,to the Property .that tinould have led Owners to
believe that the Property was subject to a stream buffer at the time of closing. It was
only on November.15, W.1 7, more than two months cfter closing, that Owners were
informed f rr 'the first time .that the buffer rule applied to the Property. The clear
intent pf this provision in the Regulation is to, 'prevent property owners from
knowingly purchasing prvpert}Y subject to bi ffeY,: rules and then attempting to
circumvent the rules through 'a 'post purchase, variance. That concern is not
applicable ,here.
6. Question: Explain how the hardship is rare or unique to the applicant"s property,
rather than the, result of conditions that are widespread.
Response: See Response 3 above for a discussion of the physical layout of the
Pr°openly, which is different frgm nearby lots. 1haddition, the hardship arises from
the location of the intermittent stream immediately adjacent to the rear of the
Property. The stream affects only a handful of lots before flowing into a large
undeveloped opera space, Finally, the buffer rule has! an ainusually.sign f cant impact
on the Property because the size and location of the house, which was constructed
before the 'braffer rule'was enacted, leave little available space oil, the lot for other
improvements.
In response to your letter of May 11, the Ownet:s, state as 1:ollows (note that some
questions. are condensed for brevity):
Question: Please address how the variance requirements apply to your project..
.Response: The above amended and restated responses should adequately address
this concern.
2. Question: Do yoit anticipate impacts to Tone 1 during installation/construction of
the pool and patio.'?
Response: There should be no impact on Zone 1. The pool installation company will
use a small bobcat to dig the pool, which will enable there to -work entirely on Zone
2. The dig will move from east to west in order to avoid any impact to Zone 1.
Temporary fencing will be installed along the zone line to mark the border of Ione
1 and prevent any pool workers from irrapacting Zone 1. The patio will be installed
2 Note that this response asst nes that DEQ did not err in concluding that the ditch at issue is an interinittent,stream.
Ownefs expressly reserve the right to contest this designation if necessary in future proceedings.

by hand and will necessarily involve a minirnal amount of walking on Zone .1, but
should not cause any impact.
3. Question: Please provide a restoration plan for the area where trees have been
removed.
Response: The. Owners do not dispute that trees were removed from Zone I in
violation of the bzfffer rule. Because the Owners have elected to make a mitigation
fee payment; restoration is not applicable. See Response 4 below.
4. Question: Please notify this office on your choice between mitigation by restoration
and payment of a mitigation fee.
Response: The Owners have elected to make a mitigation fee payment. The, Owners
are currently working through the fee process with Stephanie Goss, Environmental
Senior Specialist, and anticipate having this process completed shortly:.
5.. Question:, Will the project include the construction of a fence around the pool area?
Response: Yes, a fence will be constructed as close as reasonably possible to the
gear proper ty line. This necessarily mean that portions of the. fence will be located
in Zone 1, but as noted fences are allowed in Zone I provided that disturbance is
minimized, The -exact course of the fence has riot yet been. determined, bid it will be
planned to miniinize disturbance and avoid removal of existn4g -vegetation. The
Otivners-will promptly update you when the fence course has been determined.
I believe the above adequately addresses- all outstanding issues in this case. Please
feel free to contact me if you need any additional information.
W d R. Herman..
The Banks -Law Firm, P.A.
ec:,Michael Maple, Stephanie Goss.
Enclosures
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EXHIBIT
CURVE RADIUS LENGTH . Da -TA CWM CHMEARING
C-1 327.78, 79.34' 1352'07'
*15' Iti 684335
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AREA BY COORDINATES.
40 1
I 400S CONTROL FOUND
THIS LOT 15 NOT LOCATED IN A
FLOOD HAZARD AREA PER
WTTHIN 2000'
PROPERTY suajFzrm am F.EM.A. MAP #SM0074400J
ABOVE EFF. DAT; 52/2006 ZONE
AND/Oft BELOW GRDuND UnUyIES
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ROSIN GREEN
ISS - IRON STAKE SET
FES - FLARED END SECTION
D.B. $199 PG. 1032
TP - TELEPHONE PEDESTAL
CAN - CABLE TV PEDESTAL
CONCRETE
DRIVE
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FA SEWER CLEM OUT
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ROBERT SMRBUL
D -B. 5658 PG. 553
PHYSICAL SURVEY FOR.
AUCELAEL & PAMEIA MAPLE
104 TURQUOISE CREEK DRIVE
GARY. NC 27513
LO`r 11 PRESTON TRACE
PHASE 11 - SECTION 11
BOOK OF MAPS 1990 PACE 1305
DEED BOOK 10737 PAGE 1382
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