Ver _COMPLETE FILE_19940819

ow
? ? ? Kimley-Horn
and Associates, Inc.
Engineering
Planning
and
Environmental
Consultants ¦
P.O. Box 33068
Raleigh, North Carolina
27636.3068
Memorandum
To: Meeting Attendees
From: Jim Eisenhardt - im and Associates, Inc.
Date: August 19, 1994
Subject: Crosland Site Planning - Landen Property
Permitting Issues and Potential Mitigation Strategies
Final Minutes of Site Inspections/Meetings with Regulatory
Agencies
KHA File No. 1546.20
A site meeting was held on July 21, 1994 at the Landen Property in
Mecklenburg County, North Carolina. The purpose of the meeting was to gain
insight into the agencie's, U.S. Army Corps of Engineers/North Carolina
Department Environmental Management (COE/DEM), preliminary position on
the permitability of the site with respect to current wetlands regulations and to
receive guidance that would assist in site planning and development strategies
for the project. Separate meetings were held as follows: DEM in the morning
and COE in the afternoon. The potential types of wetlands mitigation options
available for the project were also discussed should mitigation become
necessary. The following were in attendance:
Ronnie Flehan - Assistance Vice President of Crosland Land Company
Kim Colson - Environmental Engineer - DEM Water Quality Section
Mooresville Regional Office
Cherrie Lee Smith - Wetland Scientist - DEM Water Quality Planning,
Raleigh Office
Steve Lund - U.S. Army Corps of Engineers, Asheville Field Office
Jim Eisenhardt - Kimley-Horn and Associates, Inc.
Beth Reed - Kimley-Horn and Associates, Inc.
¦
TEL [phone]
FAX [phone]
Kimley-Horn Crosland Meeting, August 19, 1994, Page 2
and Associates, Inc.
Discussions with DEM included the following topics and observations:
DEM representatives reviewed each wetland site and conducted an
evaluation of the sites based upon their Wetland Functions and Values
Rating System (third version - May 1993). The results of this ranking
system provide DEM with a general approach to identify higher
quality wetland systems and prioritize areas that they feel require
preservation. DEM's primary objective is to preserve/protect wetland
systems that are adjacent to streams and tributaries which play an
important role in maintaining the water quality of these water bodies.
The wetland sites located adjacent to the unnamed tributary to Flat
Branch (traversing through the center of the site) as well as the
wetlands directly adjacent to Flat Branch were rated as high/moderate
quality. From a permitting perspective, DEM would typically only
issue a 401 Water Quality Certificate for unavoidable encroachments
into these areas (i.e. road crossings, utilities). There is a low
probability for receiving 401 certification for any other type of
development activities in these wetland areas (Le placing a commercial
building in that location).
The remaining wetland sites are considered isolated by DEM's
definition and were rated as low quality areas. These areas have the
greatest probability for receiving 401 Certification for wetland fills.
These areas include the "bulb" at the north end of the unnamed
tributary in the center of the site (multi-family area) and the two
forested wetland areas on the western end of the property (the Rea
Road crossing and the large isolated area on the north side of the cut
road).
401 Water Quality Certificates (WQC) fall into two categories based
on level of disturbance and level of review: General and Individual.
Individual permits require a more extensive review. For Nationwid
Permit 26 these are required for disturbances greater than 10 acres. A
general WQC is required for greater than 1/3 acre wetland disturbance.
These thresholds may be lower for other nationwide permits, or if an
activity is not eligible for nationwide permits (ie. below headwaters
locations).
At this time, DEM has no specific mitigation requirements for General
401 certification. Mitigation requirements have been proposed, and are
under review by the State, but have not yet been adopted. However,
for wetland impacts of 10 acres or more for this project, DEM
supports any mitigation requirements deemed necessary by the Corps
of Engineers for the low value wetlands, but may not necessarily be
for high value wetlands. DEM typically likes to see old agricultural
fields located adjacent to streams used as mitigation sites rather than
existing riparian forests which are already providing wildlife habitat
rVW
? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, August 19, 1994, Page 3
water and water quality functions. DEM's proposed mitigation
sequence prefers the following: restoration, creation, enhancement,
preservation.
DEM was not aware of any potential off-site locations that could be
used or were preferred to be used if mitigation were required.
DEM will send Kimley-Horn a copy of their functions and values
rating forms completed on-site for the wetland sites and requested a
Wetlands Function and Values Rating report be submitted as part of
the 401 Water Quality Certification application package.
DEM could not give a definite date as to when the proposed rules will
go into effect. However, it was anticipated for some time in the fall.
For this project, DEM did not perceive any additional issues for this
site under the proposed rules.
Discussions with the Corps of Engineers included the following topics and
observations:
The COE does not necessarily concur with the low rating that DEM
assigned to two of the three isolated wetland sites. These are the two
large areas located on the western property boundary. Because of the
age of these forested communities, the COE feels these areas may
provide valuable wildlife habitat and may actually be providing more
functions than recognized by DEM based on COE rating system. The
COE and DEM have separate wetlands rating systems and define
"isolation" differently. The U.S. Fish and Wildlife Service reviews
wetland impacts with a strong emphasis placed on impact to wildlife
habitat.
The COE does not have any specific values criteria or ranking methods
to assess wetlands functions and values. However, the COE requested
a discussion be incorporated with any pending permit application.
There are some standards used by EPA that could be referenced.
The COE did agree that the headwaters wetland, located to the north
of Blakeney Heath Road was less valuable and would have a greater
probability for permitting wetland fills.
The COE stated there is a hydrological connection at some point off-
site between the most southern wetland area (where the Rea Road
crossing is proposed) and the (stream) immediately to the south.
Therefore, the COE does not consider this area as isolated.
.rpw
? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, August 19, 1994, Page 4
The COE also indicated that the northern large wetlands area (north of
the cut road) may also be connected through a ditch to the wetlands to
the south. This determination was different than discussed during
previous site inspections. Previously, the COE believed that the
system was isolated and non-adjacent. The COE still believes the area
is not adjacent.
The COE indicated that the wetlands delineation line that was
originally approved is not negotiable and indicated that there was no
need to revisit the wetland sites. The wetland flags are accurate as
delineated.
The following permits are required for various wetland fills and
acreage thresholds according to the current regulations:
< 1/3 acre - No COE 404 permit/No DEM 401 permit
1/3 to 1 acre - DEM 401 Water Quality Certification
No COE 404 permit
1 - 10 acres - COE Nationwide Permit
DEM 401 Nationwide Permit
> 10 acres - COE Individual Permit
DEM 401 Individual Permit
Typically, individual permits are not issued for private land
development projects. The COE feels that there are measures that can
be incorporated into site planning to avoid and minimize wetland
impacts. There is always an alternative. Only projects satisfying the
no feasible alternative can be permitted by the individual permit
process (unless water dependent). Non-water dependent activities that
generally are granted individual permits include roads, utilities and
specially constrained uses.
Although there are no specified acreage thresholds to determine when
mitigation is necessary, 2-4 acres is a general range for allowing
wetland fills without requiring mitigation; however in wetlands that the
COE considers higher quality, mitigation could be required for impacts
less than 1 acre. The large wetlands area on the northeast corner may
be classified as high value by COE. For any wetland system
mitigation is required for disturbances greater than 10 acres.
For Nationwide Permit #26 applications, a mitigation plan is typically
submitted and reviewed along with the permit application. For
individual permits, the applicant must first demonstrate avoidance and
minimization before considering mitigation. In this instance, mitigated
measures can be included, but not approved until all tests are met for
the permit.
? ? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, August 19, 1994, Page 5
Although avoidance and minimization criteria are not as stringently
evaluated for Nationwide Permits, as for Individual Permits, there still
must be a justification for unavoidable impacts for larger disturbances
to wetlands (greater than three acres) or for impacts to high value
wetlands. This may be necessary for the large wetland area located in
the northwest corner of the site.
There are no fixed mitigation ratios, although typically the COE
requires the following:
Creation 2:1 or 3:1
Restoration < 2:1
Preservation >3:1
The COE would consider a joint mitigation effort between Crosland
and DOT. Because on-site mitigation options are limited, the COE
would consider off-site mitigation. Areas suggested include Porter
Road Swamp and Walker Branch Swamp (areas supporting mafic
depression).
The COE also advised that because a federally endangered plant,
Schweinitz sunflower, is known to occur in the project vicinity, the
USFWS will likely require surveys for this species prior to approval of
any wetland permits.
The COE indicated that NWP usually take 30 days to process, but
could be longer if determined that the NWP should be an individual
permit. Individual permits take a minimum 90 days but could be
longer. Including various agencies early in the process may shorten
this time frame.
The COE was shown a general concept plan of the proposed
development. This plan did not have any structures shown - just
potential uses and zones (building types) approved by the municipality.
It was explained that certain commitments were made by Crosland for
this project, such as development of Rea Road Extension, that
necessitate a minimum build out for the project to be viable. The
COE indicated that should an Individual Permit be pursued, an
alternatives analysis would be required. Further, factors relating to the
need/justifications for not avoiding wetlands as discussed above
regarding economics of the project should be included and these
factors potentially could demonstrate no practicable alternative.
However, it is presumed by the agency that there is always a
practicable alternative to commercial/residential construction (including
reduction of the project scope). Due to site planning constraints
Kimley-Horn
and Associa
as
pde
These fina
JME:mac
tes, Inc.
Crosland Meeting, August 19, 1994, Page 6
sociated with commercial development, it is not necessarily
resumed that there is a practical alterative, however, it must be
monstrated.
1 minutes reflect all comments received by the meeting attendees.
Copy to:
Doug Boone - Crosland Co.
Ronnie Flehan - Crosland Co.
Bill Gartland - Crosland Co.
George Wells - Kimley-Horn & Assocs., Inc.
Cherrie Lee Smith - NCDEM
Kim Colson - NCDEM
Steve Lund - USACOE
1546.20
/I ? ? Kimley-Horn
?j and Associates, Inc.
Engineering
Planning
and
Environmental
Consultants
Memorandum
To: Meeting Attendees
From: Jim Eisenhardt - Kimley-Horn and Associates, Inc.
Date: July 29, 1994

Subject: Crosland Site Planning - Landen Property
Permitting Issues and Potential Mitigation Strategies
Minutes of Site Inspections/Meetings with Regulatory Agencies
KHA File No. 1546.20
A site meeting was held on July 21, 1994 at the Landen Property in
Mecklenburg County, North Carolina. The purpose of the meeting was to gain
insight into the agencie's, U.S. Army Corps of Engineers/North Carolina
Department Environmental Management (COE/DEM), preliminary position on
the permitability of the site with respect to current wetlands regulations and to
receive guidance that would assist in site planning and development strategies
for the project. Separate meetings were held as follows: DEM in the morning
and COE in the afternoon. The potential types of wetlands mitigation options
available for the project were also discussed should mitigation become
necessary. The following were in attendance:
Ronnie Flehan - Assistance Vice President of Crosland Land Company
Kim Colson - Environmental Engineer - DEM Water Quality Section
Mooresville Regional Office
Cherrie Lee Smith - Wetland Scientist - DEM Water Quality Planning,
Raleigh Office
Steve Lund - U.S. Army Corps of Engineers, Asheville Field Office
Jim Eisenhardt - Kimley-Horn and Associates, Inc.
Beth Reed - Kimley-Horn and Associates, Inc.
¦
P.O. Box 33068
Raleigh, North Carolina
27636.3068
¦
TEL [phone]
FAX [phone]
Kimley-Horn Crosland Meeting, July 29, 1994, Page 2
and Associates, Inc.
Discussions with DEM included the following topics and observations:
DEM representatives reviewed each wetland site and conducted an
evaluation of the sites based upon their Wetland Functions and Values
Rating System (third version - May 1993). The results of this ranking
system provide DEM with a general approach to identify higher
quality wetland systems and prioritize areas that they feel require
preservation. DEM's primary objective is to preserve/protect wetland
systems that are adjacent to streams and tributaries which play an
important role in maintaining the water quality of these water bodies.
The wetland sites located adjacent to the unnamed tributary to Flat
Branch (traversing through the center of the site) as well as the
wetlands directly adjacent to Flat Branch were rated as high/moderate
quality. From a permitting perspective, DEM would typically only
issue a 401 Water Quality Certificate for unavoidable encroachments
into these areas (i.e. road crossings, utilities). There is a low
probability for receiving 401 certification for any other type of
development activities in these wetland areas (i.e placing a commercial
building in that location).
The remaining wetland sites are considered isolated by DEM's
definition and were rated as low quality areas. These areas have the
greatest probability for receiving 401 Certification for wetland fills.
These areas include the "bulb" at the north end of the unnamed
tributary in the center of the site (multi-family area) and the two
forested wetland areas on the western end of the property (the Rea
Road crossing and the large isolated area on the north side of the cut
road).
401 Water Quality Certificates (WQC) fall into two categories based
on level of disturbance and level of review: General and Individual.
Individual permits require a more extensive review. These are
required for disturbances greater than 10 acres. A general WQC is l J
required for greater than 1/3 acre wetland disturbance.

At this time, DEM has no mitigation requirements for 401
acertification. Mitigation requirements have been proposed, and are
/ under review by the State, but have not yet been adopted. Howe c?
for wetland impacts of 10 acres or more, DEM ppor s any mitigation v
requirements deemed necessary by the Corps of Engineers. DEM
typically likes to see old agricultural fields located adjacent to streams
used as mitigation sites rather than existing riparian forests which are
already providing wildlife habitat and water quality functions. DEM's
proposed mitigation sequence prefers the following: restoration,
creation, enhancement, preservation.
Kimley-Horn
and Associates, Inc.
Crosland Meeting, July 29, 1994, Page 3
DEM was not aware of any potential off-site locations that could be
used or were preferred to be used if mitigation were required.
DEM will send Kimley-Horn a copy of their functions and values
rating forms completed on-site for the wetland sites and requested a
Wetlands Function and Values Rating report be submitted as part of
the 401 Water Quality Certification application package.
DEM could not give a definite date as to when the proposed rules will
go into effect. However, it was anticipated for some time in the fall.
For this project, DEM did not perceive any additional issues for this
site under the proposed rules.
Discussions with the Corps of Engineers included the following topics and
observations:
The COE does not necessarily concur with the low rating that DEM
assigned to two of the three isolated wetland sites. These are the two
large areas located on the western property boundary. Because of the
age of these forested communities, the COE feels these areas provide
valuable wildlife habitat and may actually be providing more water
quality functions than recognized by DEM based on COE rating
system. The COE and DEM have separate wetlands rating systems
and define "isolation" differently. The U.S. Fish and Wildlife Service
reviews wetland impacts with a strong emphasis placed on impact to
wildlife habitat.
• The COE does not have any specific values criteria or ranking methods
to assess wetlands functions and values. However, the COE requested
a discussion be incorporated with any pending permit application.
There are some standards used by EPA that could be referenced.
• The COE did agree that the headwaters wetland, located to the north
of Blakeney Heath Road was less valuable and would have a greater
probability for permitting wetland fills.
• The COE stated there is a hydrological connection at some point off
site between the most southern wetland area (where the Rea Road
crossing is proposed) and the (stream) immediately to the south.
Therefore, the COE does not consider this area as isolated.
• The COE also indicated that the northern large wetlands area (north of
the cut road) may also be connected through a ditch to the wetlands to
the south. This determination was different than discussed during
previous site inspections. Previously, the COE believed that the
? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, July 29, 1994, Page 4
system was isolated and non-adjacent. The COE still believes the area
is not adjacent.
The COE indicated that the wetlands delineation line that was
originally approved is not negotiable and indicated that there was no
need to revisit the wetland sites. The wetland flags are accurate as
delineated.
The following permits are required for various wetland fills and
acreage thresholds according to the current regulations:
< 1/3 acre - No COE 404 permit/No DEM 401 permit
1/3 to 1 acre - DEM 401 Water Quality Certification
No COE 404 permit
1 - 10 acres - COE Nationwide Permit
DEM 401 Nationwide Permit
> 10 acres - COE Individual Permit
DEM 401 Individual Permit
Typically, individual permits are not issued for private land
development projects. The COE feels that there are measures that can
be incorporated into site planning to avoid and minimize wetland
impacts. There is always an alternative. Only projects satisfying the
no feasible alternative can be permitted by the individual permit
process (unless water dependent). Non-water dependent activities that
generally are granted individual permits include roads, utilities and
specially constrained uses.
Although there are no specified acreage thresholds to determine when
mitigation is necessary, 2-4 acres is a general range for allowing
wetland fills without requiring mitigation; however in wetlands that the
COE considers higher quality, mitigation could be required for impacts
less than 1 acre. The large wetlands area on the northeast corner may
be classified as high value by COE. For any wetland system
mitigation is required for disturbances greater than 10 acres.
For Nationwide Permit #26 applications, a mitigation plan is typically
submitted and reviewed along with the permit application. For
individual permits, the applicant must first demonstrate avoidance and
minimization before considering mitigation. In this instance, mitigated
measures can be included, but not approved until all tests are met for
the permit.
Although avoidance and minimization criteria are not as stringently
evaluated for Nationwide Permits, as for Individual Permits, there still
must be a justification for unavoidable impacts for larger disturbances
? ? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, July 29, 1994, Page 5
to wetlands (greater than three acres) or for impacts to high value
wetlands. This may be necessary for the large wetland area located in
the northwest corner of the site.
There are no fixed mitigation ratios, although typically the COE
requires the following:
Creation 2:1 or 3:1
Restoration < 2:1
Preservation >3:1
The COE would consider a joint mitigation effort between Crosland
and DOT. Because on-site mitigation options are limited, the COE
would consider off-site mitigation. Areas suggested include Porter rj
Road Swamp and Walker Branch Swamp (areas supporting mafc
depression).
The COE also advised that because a federally endangered plant, (t?
Schweinitz sunflower, is known to occur in the project vicinity, the
USFWS will likely require surveys for this species prior to approval of
any wetland permits.
The COE indicated that NWP usually take 30 days to process, but
could be longer if determined that the NWP should be an individual
permit. Individual permits take a minimum 90 days but could be
longer. Including various agencies early in the process may shorten
this time frame.
The COE was shown a general concept plan of the proposed
development. This plan did not have any structures shown - just
potential uses and zones (building types) approved by the municipality.
It was explained that certain commitments were made by Crosland for
this project, such as development of Rea Road Extension, that
necessitate a minimum build out for the project to be viable. The
COE indicated that should an Individual Permit be pursued, an
alternatives analysis would be required. Further, factors relating to the
need/justifications for not avoiding wetlands as discussed above should
be included and these factors potentially could demonstrate no
practicable alternative. However, it is persumed by the agency that
there is always a practicable alternative to commercial/residential
construction (including reduction of the project scope).

? ? ? Kimley-Horn
and Associates, Inc.
Crosland Meeting, July 29, 1994, Page 6
Please review the minutes and contact Jim Eisenhardt or Beth Reed with any
additions or modifications by August 5. The minutes will be considered final
at that date.
JME jnh
Copy to:
Doug Boone - Crosland Co.
Ronnie Flehan - Crosland Co.
Bill Gartland - Crosland Co.
George Wells - Kimley-Horn & Assocs., Inc.
Cherrie Lee Smith - NCDEM
Kim Colson - NCDEM
Steve Lund - USACOE
1546.20
State of Norff Carolina
Department of Environment, Health and Natural Resources
Division of Environmental Management
P.O. Box 29535
Raleigh, North Carolina 27626-0535
Training and Certification Unit
Wetlands and Technical Review Group
FAX #[phone]
TELECOPY TO: I AA C_Q L's C7 rJ
FAX NUMBER: ?-7_04 -- (? C-, 2 6? 0
FROM: CA-17- (-?L "Sm .L J PHONE: l
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Project name oT?• U,jt r LZ !M_ Nearest road
County Wetland area acres Wetland widthp fc
Name of evaluator Date-
O
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Wetland type (select one) ? Other o
v Swamp forest ? Shoreline` •
0 Bottomiand hardwood forest 0 Brackish marsh
Carolina bay 0 Freshwater marsh
? Pocosin 0 Bog/Fen
!J Pine savannah hemeral v, eiiand
Viet flat K~?'. rip
•
The rating system cannot be applied to salt marshes.
! ? • ? f • ! ! ! ! • ! • • • ? • • M ? • ? • • • • • • • • ! ! ! « • -! • • O 0 i • O ! • O O • • • • q i • P
Water storage '
Bank/Shoreline stabilization x 4.00 =
Pollutant removal
................:....
....................
Sensitive watershed 50 _
Travel corridor '<>>'` "