20060197 Ver 1_Public Notice_20060222

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US Army Corps PUBLIC NOTICE
Of Engineers
I
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n District
Wilmm to 0
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Issue Date: 21 February 2006
Comment Deadline: 23 March 2006
Corps Action ID No: 200501184
The Wilmington District, Corps of Engineers (Corps) has received an application from
Helmsdale Investors, LLC seeking Department of the Army authorization to impact
0.295 acres of Section 404 jurisdictional wetlands and 721inear feet of an unnamed
tributary to Howe Creek associated with proposed Helmsdale at Landfall residential
subdivision, located in the Landfall community, Wilmington in New Hanover
County, North Carolina.
Specific plans and location information are described below and shown on the attached
plans. This Public Notice and all attached plans are also available on the Wilmington
District Web Site at www.saw.usace.army.mil/wetlands
Applicant:
AGENT (if applicable):
Authority
Helmsdale Investors, LLC
Attn: Mr. Thad Moore
Preston Development Company, LLC
100 Weston Estates Way
Cary, North Carolina 27513
Land Management Group, Inc.
Attn: Ms. Kim Williams
Post Office Box 2522
Wilmington, North Carolina 28402
The Corps will evaluate this application and a decide whether to issue, conditionally
issue, or deny the proposed work pursuant to applicable procedures of Section 404 of the
Clean Water Act (33 U.S.C. 1344).
Location
The 40.5-acre project area is comprised of three parcels: 701 Old McCumber Station
Road (8.90 acres), 558 Arboretum Drive (23.80 acres), and 705 Old McCumber Station
Road (7.80 acres), which are located along the southside of Arboretum Drive, west of
South Moorings Drive, in the Landfall community, in Wilmington, New Hanover
County, North Carolina. The site contains approximately 8.61 acres of jurisdictional

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wetlands and waters adjacent and hydrologically connected to Howe Creek, a tributary to
the Atlantic Intracoastal Waterway, a navigable Water of the United States. Site
coordinates are 34.2493N, -77.8209W.
Existing Site Conditions
The site is currently undeveloped and forested. Uplarids support longleaf pine (Pinus
palustris), red bay (Persea palustris), tulip poplar (Liriodendron tulipifera), blueberry
(Vaccinium crassifolium), and wiregrass (Aristidia stricta). Wetlands within the tract
consist of fingers to Howe Creek. The upper reaches support red maple (Ater rubrum),
ironwood (Carpinus caroliniana), loblolly pine (P. taeda) and wax myrtle (Myrica
cerifera). Howe Creek along the western property boundary is typically inundated and
supports bald cypress (Taxodium distichum) and black gum (Nyssa sylvatica) trees.
According to the United States Department of Agriculture Soil Survey of New Hanover
County (April 1977), the site is underlain by Johnston loam, Murville fine sand, Craven
fine sandy loam, Onslow loamy fine sand, Rains fine sandy loam, Kenansville fine sand,
Seagate fine sand, and Torhunta loamy fine sand soil types.
Land use to the north and east of the tract is residential and consists of the Landfall
community. A forested area that has been dedicated as a conservation area by Landfall
exists to the south of the project area. Howe Creek bounds the property to the west.
Beyond Howe Creek to the west, there exists a Carolina Power and Light easement and
residential development.
Applicant's Stated Purpose
The purpose of the project is to provide access to a proposed 48-lot residential
subdivision.
Project Description
The applicant has proposed to construct the Helmsdale at Landfall residential
subdivision, which consists of 48 single-family lots, common areas and infrastructure.
The proposed wetland and stream impacts (0.295 acre and 72 linear feet, respectively) are
associated with four subdivision road crossings and two driveway crossings.
The applicant has also submitted an Alternatives Analysis that includes both on-site and
off-site alternatives. This information has been included with this Public Notice.
The applicant has also submitted a mitigation proposal with their application that includes
on-site preservation of the remaining 8.25 acres of wetlands. In addition, they propose to
preserve an additional 30 acres of coastal and freshwater wetlands within the Landfall
community. Finally, the application also proposes to create approximately 0.295 acre of
wetlands within the Landfall community.
2 Version 12/12/05

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Other Required Authorizations
This notice and all applicable application materials are being forwarded to the appropriate
State agencies for review. The Corps will generally not make a final permit decision
until the North Carolina Division of Water Quality (NCDWQ) issues, denies, or waives
State certification required by Section 401 of the Clean Water Act (PL 92-500). The
receipt of the application and this public notice in the NCDWQ Central Office in Raleigh
serves as application to the NCDWQ for certification. A waiver will be deemed to occur
if the NCDWQ fails to act on this request for certification within sixty days of the date of
the receipt of this notice in the NCDWQ Central Office. Additional information
regarding the Clean Water Act certification may be reviewed at the NCDWQ Central
Office, 401 Oversight and Express Permits Unit, 2321 Crabtree Boulevard, Raleigh,
North Carolina 27604-2260. All persons desiring to make comments regarding the
application for certification under Section 401 of the Clean Water Act should do so in
writing delivered to the North Carolina Division of Water Quality (NCDWQ), 1650 Mail
Service Center, Raleigh, North Carolina 27699-1650 Attention: Ms Cyndi Karoly by
March 16, 2006.
Coastal Area Management Act
The applicant has certified that the proposed work complies with and will be conducted
in a manner that is consistent with the approved North Carolina Coastal Zone
Management Program. Pursuant to 33 CFR 325.2 (b)(2) the Corps is, by this notice,
forwarding this certification to the North Carolina Division of Coastal Management
(NCDCM) and requesting its concurrence or objection. Generally, the Corps will not
issue a Department of the Army (DA) permit until the NCDCM notifies the Corps that it
concurs with the applicant's consistency certification.
Essential Fish Habitat
This notice initiates the Essential Fish Habitat (EFH) consultation requirements of the
Magnuson-Stevens Fishery Conservation and Management Act. The Corps' initial
determination is that the proposed project will not adversely impact EFH or associated
fisheries managed by the South Atlantic or Mid Atlantic Fishery Management Councils
or the National Marine Fisheries Service.
Cultural Resources
The Corps has consulted the latest published version of the National Register of Historic
Places and is not aware that any registered properties, or properties listed as being
eligible for inclusion therein are located within the project area or will be affected by the
proposed work. Presently, unknown archeological, scientific, prehistoric, or historical
data may be located within the project area and/or could be affected by the proposed
work.
Version 12/12/05

l
Endangered Species
The Corps has reviewed the project area, examined all information provided by the
applicant and consulted the latest North Carolina Natural Heritage Database. Based on
available information, the Corps has determined pursuant to the Endangered Species Act
of 1973, that the proposed project will have no effect on federally listed endangered or
threatened species or their formally designated critical habitat.
Evaluation
The decision whether to issue a permit will be based on an evaluation of the probable
impacts, including cumulative impacts, of the proposed activity on the public interest.
That decision will reflect the national concern for both protection and utilization of
important resources. The benefit which reasonably may be expected to accrue from the
proposal must be balanced against its reasonably foreseeable detriments. All factors
which may be relevant to the proposal will be considered including the cumulative effects
thereof; among those are conservation, economics, aesthetics, general environmental
concerns, wetlands, historic properties, fish and wildlife values, flood hazards, flood plain
values (in accordance with Executive Order 11988), land use, navigation, shoreline
erosion and accretion, recreation, water supply and conservation, water quality, energy
needs, safety, food and fiber production, mineral needs, considerations of property
ownership, and, in general, the needs and welfare of the people. For activities involving
the discharge of dredged or fill materials in waters of the United States, the evaluation of
the impact of the activity on the public interest will include application of the
Environmental Protection Agency's 404(b)(1) guidelines.
Commenting Information
The Corps of Engineers is soliciting comments from the public; Federal, State and local
agencies and officials, including any consolidate State Viewpoint or written position of
the Governor; Indian Tribes and other interested parties in order to consider and evaluate
the impacts of this proposed activity. Any comments received will be considered by the
Corps of Engineers to determine whether to issue, modify, condition or deny a permit for
this proposal. To make this decision, comments are used to assess impacts on
endangered species, historic properties, water quality, general environmental effects and
the other public interest factors listed above. Comments are used in the preparation of an
Environmental Assessment (EA) and/or an Environmental Impact Statement (EIS)
pursuant to the National Environmental Policy Act (NEPA). Comments are also used to
determine the need for a public hearing and to determine the overall public interest of the
proposed activity.
Any person may request, in writing, within the comment period specified in this notice,
that a public hearing be held to consider the application. Requests for public hearings
shall state, with particularity, the reasons for holding a public hearing. Requests for a
public hearing shall be granted, unless the District Engineer determines that the issues
raised are insubstantial or there is otherwise no valid interest to be served by a hearing.
4 Version 12/12/05

Written comments pertinent to the proposed work, as outlined above, will be received by
the Corps of Engineers, Wilmington District, until Spm, March 23, 2006. Comments
should be submitted to Jennifer S. Frye, Post Office Box 1890, Wilmington, North
Carolina, 28402-1890, at [phone].
Version 12/12/05

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RECEIVED
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February 1, 2006 RECal3~„~T'ORY
WIL~I. Fl..D. OFC.
TO: Ms. Jennifer Frye
U.S. Army Corps of Engineers
P.O. Box 1890
Wilmington, NC 28402-1890
RE; Individual Permit Application for Helmsdale at Landfall; New Hanover County, NC
Dear Jennifer:
Enclosed is an Individual Permit application for your review. This application is submitted on behalf of
Helmsdale Investors, LLC for the construction of Helmsdale at Landfall located in Wilmington, NC. This tract
is landlocked except for access from roads within the existing Landfall Subdivision. The only way to develop
the site is to incorporate it into Landfall. The applicant plans to build forty-eight lots within the site and several
wetland fingers need to be crossed in order to gain access to uplands. The proposed project would impact
0.295 acre of 404 wetlands and 72 linear feet of stream. Due to previous impacts within the Landfall
Subdivision, cumulative wetland impacts exceed the threshold for a Nationwide Permit.
The application form, project narrative, associated maps, and site plan are enclosed for your review.
The wetland survey is also enclosed and awaits your signature. Please contact me if you have any questions.
Thank you for your assistance with this project.
Sin erely, ( , fy ~
W U~---~
Kim Williams
Encl.
Cc: Ms. Noelle Lutheran, DWQ
Ms. Cyndi Karoly, DWQ
Mr. Stephen Rynas, DCM
Mr. Ken Kirkman
Mr. Thad Moore, Helmsdale Investors, LLC
Ms. Cindee Wolf, Withers and Ravenel
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February 1, 2006
TO: Ms. Cyndi Karoly
Division of Water Quality
1650 Mail Service Center
Raleigh, NC 27699-1650
RE: 401 Water Quality Certification Application for Hehnsdale at Landfall;
New Hanover County, NC
Dear Cyndi:
~~iaree: 990-~52- 0007
~a~:9~0-552-0060
cr~u~.~n2~~2du~i.~
Enclosed is a 401 Water Quality Certification application for your review. This application is submitted
on behalf of Hehnsdale Investors, LLC for the construction of Helmsdale at Landfall located in Wilmington,
NC. This tract is landlocked except for access from roads within the existing Landfall Subdivision. The only
way to develop the site is to incorporate it into Landfall. The applicant plans to build forty-eight lots within the
site and several wetland fingers need to be crossed in order to gain access to uplands. The proposed project
would impact 0.295 acre of 404 wetlands and 72 linear feet of stream. Due to previous impacts within the
Landfall Subdivision, cumulative wetland impacts exceed the threshold for a Nationwide Permit.
The application form, project narrative, associated maps, and site plan are enclosed for your review.
Furthermore, the $475 application fee is also enclosed. Please contact me if you have any questions. Thank you
for your assistance with this project.
Sincerely, r I .
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Kim Williams
Encl
Cc: Ms. Jennifer Frye, ACOE
Ms. Noelle Lutheran, DWQ
Ms. Stephen Rynas, DCM
Mr. Ken Kirkman
Mr. Thad Moore, Helmsdale Investors, LLC
Ms. Cindee Wolf, Withers and Ravenel

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February 1, 2006
TO: Stephen Rynns
Federal Consistency Coordinator
NC Division, of Coastal Management
400 Commerce Avenue
Morehead City, NC 28557
RE: Request for concurrence; Helmsdale at Landfall; New Hanover County, NC
Dear Mr. Rynas:
On behalf of Hehnsdale Investors LLC, Land Management Group, Inc. requests concurrence from the Division of
Coastal Management of the applicant's consistency certification. The applicant is proposing to construct Helmsdale at
Landfall, which is located in Wilmington, NC. This tract is landlocked except for access from roads within the existing
Landfall Subdivision. The only way to develop the site is to incorporate it into Landfall. The applicant plans to build forty-
eight lots within the site. However, several wetland fingers need to be crossed in order to gain access to uplands. The
proposed project would impact 0.295 acre of 404 wetlands and 721inear feet of stream. The applicant has applied for an Individual
Permit and a 401 Water Quality Certification for this project. Cumulative wetland impacts within the Landfall Subdivision
exceed the threshold for a Nationwide Permit.
We have reviewed the State's coastal program regulations (ie.15A NCAC 071V1) and the local Land Use Plan for
New Hanover County. The proposed project complies with the enforceable policies of North Carolina's approved coastal
management program and will be conducted in a manner consistent with such program. Enclosed is a copy of the Project
Narrative and the Individual Permit application, which describe this project's compliance with the coastal program
regulations, specifically avoidance and minimization of wetland impacts, water quality protection, and mitigation.
Please let me know if I can be of further assistance in this process. Thank you.
Sincerely,
~~~~~
Kim Williams
Encl.
Cc: Ms. Jennifer Frye, ACOE
Ms. Noelle Lutheran, DWQ
Ms. Cyndi Karoly, DWQ
Mr. Ken Kirkman
Mr. Thad Moore, Hehnsdale Investors, LLC
Ms. Cindee Wolf, Withers and Ravenel

APPLICATION FOR DEPARTMENT OF THE ARMY PERMIT
- Privacy Act Statement
Authority: 33 USC 401, Section 10: 1413, Section 404. Principal Purpose: These laws require permits authorizing activities in, or affecting, navigable
waters of the United States, the discharge of dredged orfill-material into waters of the United States, and the transportation of dredged material for
the purpose of dumping it into ocean waters. Routing Uses: Information provided on this form will be used in evaluating this application for a permit.
Disclosure; Disclosure of requested information is voluntary. If information is not provided however, the permit application cannot be processed nor
can a permit be issued. -
One set of original drawings or good reproducible copies which show the location and character of the proposed activity must be attached to this
application (see sample drawings and instructions) and be submitted to the District Erigineer having jurisdiction over the location of the proposed
activity. An application that is not completed in full will be returned
(ITEMS 1 THRU 4 TO BE FILLED BY THE CORPS)
1. APPLICATION NO. 2. FIELD OFFICE CODE 3. DATE RECEIVED 4. DATE ARPL. COMPLETE
~ ~6~[~~
(ITEMS BELOW TO BE FILLED BY APPLICANT)
5. APPLICANT'S NAME
Helmsdale Investors
LLC 8. AUTHORIZED AGENTS NAME AND TITLE (an agent is not
, required) Kim Williams
c/o Mr. Thad Moore Environmental Consultant
Land Mana ement Grou ,Inc.

6. APPLICANT'S ADDRESS 9. AGENT'S ADDRESS
Preston Development Company Land Management Group, Inc.
100 Weston Estates Way P.O. Box 2522
Ca , NC 27513 Wilmington, N.C. 28402
7. APPLICANT'S PHONE NOS. W/AREA CODE ~ 10. AGENT'S PHONE NO. W/AREA CODE
a. Business [phone] [phone] (phone)
b. Fax [phone] [phone] (fax)
11. ~ `STATEMENT OF AUTHORIZATION
I hereby authorize Land Management Group, Inc. to act in Amy behalf as my agent in the processing of this application and to furnish, upon request,
supplemental information in support of this permit applicatoh. SEE ATTACHED FORM
APPLICANT'S SIGNATURE DATE
NAME, LOCATION AND DESCRIPTION OF PROJECT OR ACTIVITY
12. PROJECT NAME OR TITLE -Helmsdale at Landfall
13. NAME OF WATERBODY, IF KNOWN (if applicable)
UT of Howe Creek
15. LOCATION OF PROJECT
New Hanover North Carolina
COUNTY STATE
14. PROJECT STREET ADDRESS (if applicable)
Off of Arboretum Drive in the Landfall S%D
Wilmington, NC
16. OTHER LOCATION DESCRIPTIONS; IF KNOWN
Tax Parcels R05100-002-011-000; R05100-002-010-000; R05100-002-012-000
17. DIRECTIONS TO THE SITE
From Wilmington, take Military Cutoff Road into the Landfall Subdivision. Site will be on Arboretum Drive, on
right (see vicinity map}.

18. NATURE OF ACTIVITY (Description of project, include all features) -The preferred project consists of constructing 48
lots within the property and building two roads; wetland fill for four road crossings and two driveway crossings will be -
needed to provide access to upland within subdivision. (See Project Narrative)
19. PROJECT PURPOSE (Describe the reason or purpose of the project) - To provide access to 48 lots within subdivision.
(See Project Narrative)
USE BLOCKS 20-22 IF DREDGED AND/OR FILL MATERIAL IS TO BE DISCHARGED
20. REASON(S).FOR DISCHARGE - To construct road access to lots within uplands. (See Project Narrative)
21. TYPE(S) OF MATERIAL BEING DISCHARGED AND THE AMOUNT OF EACH TYPE IN CUBIC YARDS -Clean, compacted
sub-grade soil materials, clean ABC aggregate, pavement etc all above street.reinforced concrete culverts at map
specified locations. See map for area in each location.
22. SURFACE AREA IN ACRES OF WETLANDS OR OTHER WATERS FILLED
0.295 acres: of 404 wetlands and 72 LF of stream
23. IS ANY PORTION OF THE WORK ALREADY COMPLETE? no IF YES, DESCRIBE THE COMPLETED WORK
24. ADDRESSES OF ADJOINING PROPERTY OWNERS, LESSEES, Etc., WHOSE PROPERTY ADJOINS THE WATERBODY
(see attached sheet)
25. LIST OTHER CERTIFICATIONS OR APPROVALS/DENIALS RECEIVED FROM OTHER FEDERAL, STATE, OR LOCAL
AGENCIES FOR WORK DESCRIBED IN THIS APPLICATION N/A
AGENCY TYPE APPROVAL* IDENTIFICATION NUMBER DATE APPLIED DATE APPROVED DATE DENIED
26. Application is hereby made for a permit or permits to authorize the work described in this application. I certify that the
information in this application is complete and accurate. I further certify that I possess the authority to undertake the work
described herein or am acting as the duly authorized agent of the applicant.
1r' 1
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SIGNATURE O.F APPCIC~4l~,T ~~ DATE
18. U.S.C. Section 1001 provides that: Whoever, in any manner within the jurisdiction of any department or agency of the United States knowingly
and willfully falsifies, conceals, or covers up any trick, scheme, or disguises a material fact or makes any false, fictitious or fraudulent statements or
representations o rmakes or uses any false writing or document knowing same to contain any false, fictitious or fraudulent statements or entry, shall
be fined not more than $10,000 or imprisoned not more than five years or both.

01/30/06 09:45 FAg 919 677 8600 PRESTON DEVELOPh[ENT CO. [x]002
~ 01/27'/2006 11:31 9104520060 L.ANDMANAGEMENI' PAGE 02/02
Y
AGENT AUTHORIZAxXON FORM
TO WHOM IT MAY CONCERN:
X/we, the undez,lgned, hereby authoz~ize Land Managetta.ent Group, one. to act as our agent its the
preparation az~d representation o£inforrnatioz~ related to the penoait application for the Helmsdale
project located in New Hanover County, NC. All questions in regards t0 tb~is project should he
directed to Land 1V,[atiagement Group, Tnc.
Si.nccreiy, ~~ '
~n .- E .~
' Owner/Applicant
l- ~31-0~
Date

r
Adjacent Property Owners
. for
Helmsdale at Landfall
William B. Towles
6301 Towles Road
Wilmington, NC 28409-2122
Dock McAllister
c/o Arbor Point
905 Arboretum Drive
Wilmington, NC 28409
Regency Court, LLC
1337 Regatta Drive
Wilmington, NC 28405
Landfall CounciUAssociations
1749 Drysdale Drive
Wilmington, NC 28405,
Frank H. Kenan ChapeU Landfall
1500 Renaissance Plaza
230 Elm Street North
Crreensboro, NC 27401•.

'~ r
PROJECT NARRATIVE
January 2006
Helmsdale at Landfall
New Hanover County, NC
INTRODUCTION
Helmsdale Investors, LLC is proposing to construct Helmsdale at Landfall, which is located in
Wilmington, NC. This tract is landlocked except for access from roads within the existing Landfall
Subdivision. The only way to develop the site is to incorporate it into Landfall. The applicant plans to
build forty-eight lots within the site, which is located at the intersection of Arboretum Drive and South
Moorings Drive. Several wetland fingers need to be crossed in order to gain access to uplands.
EXISTING CONDITIONS
The 40.5-acre project site is located in Wilmington, NC off of Arboretum Drive in New
Hanover County, NC (Figures 1 & 2). According to the New Hanover County Generalized Soil
Survey, the site consists of Johnston loam, Murville fine sand, Craven fine sandy loam, Onslow loamy
fine sand, Rains fine sandy loam, Kenansville fine sand, Seagate fine sand, and Torhunta loamy fine
sand soil--types (Figure 3). Land use to the north and east of the tract is'residential and consists of the
Landfall Subdivision. A forested area that has been dedicated as a conservation area by Landfall exists
south of the site (Figure 4). An unnamed tributary of Howe Creek forms the western property
boundary and several fingers of this creek extend across the tract, forming approximately 8.55 acres of
freshwater wetlands within the tract.
The site is currently undeveloped and forested. Uplands support longleaf pine (Pinus palustris),
red bay (Persea palustris), tulip poplar (Lariodendron tulipifera), blueberry (Vaccinium crassifolium),
and wiregrass (Aristida stricta). Wetlands within the tract consist of fingers of the unnamed tributary
of Howe Creek. The upper reaches support red maple (Ater rubrum), ironwood (Carpinus
caroliniana), loblolly pine (P. taeda) and wax myrtle (Myrica cerifera). The creek along the western
property boundary contains standing water and supports bald cypress (Taxodium distichum) and black
gum (1Vyssa sylvatica) trees.

f ~
The presence of any plant or animal species is determined by the availability and abundance of
suitable habitat. Habitat with the potential for supporting federally listed threatened or endangered
species was identified by reviewing natural resource databases, aerial photographs, soils maps, and
topographic maps of the property and by walking throughout the project area. A search of the North
Carolina Natural Heritage Program database was conducted to determine whether any state or federally
' listed rare species have previously been observed within or near the project area. This search found no
known record of rare species within the project site, but located four, records within aone-mile radius
of the site. Two rare plants were observed approximately 1000 feet southwest of the site: The snowy
orchid (Platanthera nivea; state-listed Threatened) was observed in 1989 and the twisted-leaf
goldenrod (Solidago tortifolia; state-listed Significantly Rare) was observed in 1964. Two rare animals
were also observed. The chicken turtle (Deirochelys reticularia; state-listed Significantly Rare) was
noted approximately one mile south of the site and the Carolina diamondback terrapin (Malaclemys
terrapin centrata; state-listed Species of Concern) was observed one mile east of the site.
On January 10, 2006, staff of Land Management Group, Inc. evaluated the tract for its potential
to support federally-listed threatened or endangered species (Table 1). No federally protected species
were observed within the site. Uplands within the tract are forested and contain some fairly large
loblolly pine trees. However, the uplands are densely vegetated and do not contain appropriate habitat
for the red-cockaded woodpecker, which requires large stands of mature pine trees in which to nest and
~. forage. Wetlands within the tract are thickly vegetated and would not support rare plant species, such
as Cooley's meadowrue and rough-leaf loosestrife. Although the western property boundary consists
of a tributary to Howe. Creek, this feature is fairly small and would not provide suitable habitat for the
American alligator or the shortnose sturgeon.
Table 1.Federally-listed endangered and threatened species known to occur in New Hanover County, NC,
excludin coastal and marines ecies.
Common Name "Scientific Name Status
Animals
American alli ator .
Red-cockaded wood ecker Alli ator mississi iensis
. Picoides borealis T(S/A)
E
Shortnose star eon Aci enser brevirostrum E
Plants
Coole 's meadowrue Thalictrum cooleyi E
Rough-leaf loosestrife Lysimachia as erulaefolia E
2

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KEY:
Status Definition
Endangered A taxon "in danger of extinction throughout all or a significant portion of its range."
Threatened A taxon "likely to become endangered within the foreseeable future throughout all or a
significant portion of its range:''
T(S/A) Threatened due to similarity of appearance - a species that is threatened due to
similarity of appearance with other rare species and is listed for its protection.
ALTERNATIVES ANALYSIS
The alternatives evaluated include, a no-action alternative, off-site alternatives, on-site
alternative site layouts, and the preferred project.
No-Action Alternative
The no-action alternative would keep the site in its current, undeveloped condition and would
keep Landfall from expanding its subdivision into this area. The no-action alternative is not considered
feasible for several reasons. Wilmington is experiencing rapid growth. It would leave approximately
40.5 acres of land undeveloped. This would cost the current owner of the tract approximately
$4,000,000 in potential revenue. Without annexing the tract into Landfall, the tract would be
unbuildable since there are no other ways to access the site. The inability to expand development
within this tract of land would be a significant loss of return for the applicant and a loss of upscale
housing for the community.
Alternate Sites
The proposed project will become an expansion of the existing Landfall Subdivision.
According to its regulations, Landfall can only annex those tracts of land that have their sole access
from Landfall. Based on these rules, the off site alternatives evaluated were adjacent, undeveloped
tracts without alternate access. Only one tract meeting these criteria was located.
Grant Farm Tracts
These three tracts encompass 26.02 acres and are located on the north side of
Arboretum Drive, west of Pembroke Jones Lake (Figure S). The tracts currently contain one
residence and farm land. Wetlands likely exist on the. northern part of the property, where
3

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Howe Creek forms the border. Landfall has attempted to purchase the tract from its owners,
Adair and Louise Graham, but they are not willing to sell. Therefore, the development of this
site by Landfall is not considered a feasible alternative.
On-site Alternatives
Two on=site alternatives were evaluated. The first option is ari alternate roadway patterrm that
would stop before crossing any wetlands. The second is developing uplands within the entire site by
bridging all of the wetland crossings.
1. Alternate Roadway Pattern
An alternate roadway pattern was evaluated in which wetlands were not crossed (Figure 6).
This site plan allows the development of thirty-two lots. A short cul-de-sac off of Arboretum Drive
would provide access to lots # 1 through # 17 and the existing Arboretum Drive would provide
access to lots #18 through #32. In addition, one very large lot (#8) would be entered from South
Moorings Drive. This alternative would develop sixteen fewer lots than the preferred alternative,
which would be a loss of approximately $2,786,000 dollars (Figure 7). Because of this financial
loss, this site plan is not considered a viable alternative.
2. Bridging Wetlands
The applicant evaluated the potential to develop forty-eight lots within the site and cross
wetlands by constructing bridges. In general, bridges are not considered to be a wetland impact by
the Corps and DWQ and could provide a mechanism to avoid any wetland impacts within the tract.
Four bridges would need to be constructed to NC DOT standards, which would cost approximately
$1,000,000 total (Figure 8). In addition, two smaller bridges would be needed for driveway
crossings in Lots #10 and #18, which would cost approximately $250,000. Because of this cost,
this option is not economically feasible.
Preferred Project
The preferred project consists of constructing forty-eight lots within'the property and building
two roads; one narrow private drive that would parallel Arboretum Drive and would provide access to
Lots #34 through #48 (Figure 9). The other road has a 50' right-of way and would extend from
Arboretum Drive to South Moorings Drive and provide access to Lots #1 through #33. This road
4

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would require crossing four wetland fingers, one of which is a stream as well. Culverts will be installed
at the wetland crossings (Figure 10). Utilities would also be extended into this area, within the road
right-of--way. Additionally, two driveway crossings would be needed within Lots #10 and #18.
POTENTIAL ENVIRONMENTAL IMPACTS
The proposed project would impact 0.295 acre of 404 wetlands and 72 linear feet of stream
(Figures 11 & 12). Secondary impacts to wetlands and water quality could occur during and after
construction of the project through erosion and stormwater runoff. These potential impacts will be
minimized by the development and implementation of a Stormwater Plan and a Sedimentation and
Erosion Control Plan. These plans will reduce the potential for erosion or runoff into wetlands and
other water bodies located off site.
It should be noted that a total of 83.5 acres of wetland disturbance has already occurred within
the greater Landfall Subdivision. These impacts have been permitted by the U.S. Army Corps of
Engineers, Division of Water Quality, and Division of Coastal Management and the required
mitigation has been completed (attached).
MITIGATION
. To mitigate for proposed wetland impacts, restrictive covenants will be recorded on all
remaining wetlands within this tract to prohibit any wetland fill beyond what is being requested here..
This will protect approximately 8.25 acres of wetlands. In addition, approximately thirty acres of-
coastal and freshwater wetlands within Landfall will be placed into preservation. Finally, the applicant
plans to create at least 0.295 acre of wetlands within an area owned by the Homeowner's Association
of Landfall that is located off of Drysdale Drive (Figure 13). The applicant is in the ,process of
developing a complete mitigation plan for this area.
5

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Helmsdale at Landfall Land Manageireent Group, Inc.
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Helmsdale at Landfall Land Management Group, Inc.
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Individual Permit Application
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Individual Permit Application
40-OS-298P January 2006

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40-OS-298P January 2006

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Individual Permit Application Graham Farm Tract
40-05-298P January 2006

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HELMSDALE
PROFIT ANALYSIS
1 /20/2006
32 LOTS 48 LOTS
LAND 4,000,000 4,000,000
INFRASTRUCTURE 539,000 930300
CLEARING/STUMPING 81,000 129000
INTEREST 330,780 342,519
MARKETING 100,000 100, 000
COMMISSIONS 384,000 576000
SURVEY 16,000 24000
ENGINEERING 50,000 65,000 •
LAND PLANNING 20,000 25000
LEGAL 20,000 22500
ACCOUNTING 10, 000 10000
ON SITE MANAGEMENT 25,000 35000
TOTAL EXPENSES 5,575,780 6,259,319
SALES PROCEEDS 6,400,000 9,600,000
MEMBERSHIP PROCEEDS 640,000 960000
TOTAL PROCEEDS 7,040,000 10,560,000
PRETAX PROFIT 1,464,220 4,300,681
MITIGATION EXPENSE - 50,000
PRETAX PROFIT AFTER MITIGATION
" 1,464,220 4,250,681 ,
PROFIT D
IFFERENTIAL 2,786,461 '
AVERAGE SALES PRICE 200,000
COMMISSION RATE 0.06
2/1 /2006
HELMSDALE AT LANDFALL.
FIGURE 7. COST ANALYSIS

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Jack Webb -Estimator
Phone [phone]
Fax [phone]
DATE: December 15, 2005
COMPANY: Withers ~ Ravenel
ATN: Garry Pape, P.E.
PHONE: [phone]
FAX: [phone],
QUOTE # 2902A-E
RE: Wetland Crossings
We are pleased to quote you a price on the Steadfast Bridge described below. The
floor will be a 20 gage galvanized composite floor deck. Reinforcing steel and pouring
of the lightweight concrete shall be by the owner or contractor. This bridge will be
fabricated from A572 carbon steel and hot-dip galvanized as per ASTM A123.
All Steadfast Bridges carry a 10 year limited warranty. Shop drawings signed and seal ed
by a Professional Engineer registered in the State of North Carolina will be provided.
Location: Wilmington, NORTH CAROLINA ~ •
Bridge Type: Beam Truss AREA #1 AREA #2 AREA #3 & 4 DRIVEWAY
Width in feet 34'-0" 34'-0'" 34'-0" 16'-0"
Span in feet 28'-0" 77'-0" 60'-0" 60'-0"
Type steel A572 GALVANIZED A572 GALVANIZED A5 72 GALVANIZED A572 GALVANIZED
Type floor (shipped loose) CONCRETE CONCRETE CONCRETE CONCRETE
Floor thickness 8" 8" 8" 8"
Field splice YES YES YES YES
Dead Load PSF 105 115 115 125
Live Load PSF AASH7'O AASHTO AASHTO AASHTO
Vehicle Load LBS. HS - 20 HS - 20 HS - 20 HS - 20
Assembled Weight LBS. 32,484 125,606 89,587 52,123
Vert. abutment load KIPS 146 277 239 182
Horiz. abutment load KIPS 6 17 14 14
Truss height in feet N/A N/A N/A N/A
Beam camber NONE NONE NONE NONE
Hwy guide rail YES YES YES YES
Bearing pads YES YES YES ~ YES
Setting plates YE5 YES YES YES
Special features NONE NONE NONE NONE
Bridge cost delivered $58,080 $202,159 $147,643' $90,744
times 2 bridges.
$295,286
Total of all bridges $646,269
Delivery: 6 to 8 weeks (delivery schedule subject to backlog at time of drawing approval).
Bridge will be delivered to nearest location easily accessible to over-the-road trucks.
Teflon slip pads and setting plates shipped with bridge.
No slopes or skews are included unless specifically mehtioned above.
Anchor bolts, sales tax, unloading, erection, supports, and abutment designs not included.
Terms: 1/3 down, balance 20 days after delivery, pending credit approval.
This quote is valid for 30 days. Please call if you have any questions (866-294=9767).
Your Name Here
Your Title Here
Accepted By:
Title /Date:
STEADFAST BRIDGES * 400 Union Hill Dr., Suite 250 Birmingham, AL 35209 A CONTECH Company
--
HELMSgALE AT LANDFALL '
NOTE: ESTIMATE DOES NOT INCLUDEiNSTALLATION=`
(APPROX. 30% To 40~o ADDL)' FIGURE 8. BRIDGE ESTIMATE

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