NCS000517_APPLICATION_20120313

STORMWATER DIVISION CODING SHEET
MS4 PERMITS
PERMIT NO.
CS o 5-
DOC TYPE
❑FINAL PERMIT
❑- REPORT.
/�FINUAL
Lw APPLICATION
❑ COMPLIANCE
0 OTHER
DOC DATE
❑ � 6 1a-
YYYYMMDD

Quible
Quible & Associates, RC,
ENGINEE%NG • ENVIRONMENTAL SQENCES • PLANNING • SURVEYING
SINCE 1959
March 9, 2012
Mr. Bradley Bennett
Stormwater Permitting Unit
NC Division of Water Quality
1617 Mail Service Center
Raleigh, North Carolina 27699
RE: The Fund for Sandy Point North Carolina, LLC
NPDES Permit No. NCS000517
Permit Renewal
Dear Mr. Bennett:
P.O. Drawer 870
Kitty Hawk, NC 27949
Phone:[phone]
Fax: [phone]
Web', quible,com
QVM@RDW[Rp
MAR 1 3 2012
DENR -!WATER DUALITY
WETLANDS AND STORMMYATER BRANCH
On behalf of The Fund for Sandy Point North Carolina, LLC ("FSP"), we request renewal
of Permit No. NCS000517 (the "Permit").
The Permit was issued to FSP for the Sandy Point Development project (the "Project"),
effective June 15, 2006, and was scheduled to expire on June 14, 2011. FSP failed to
seek renewal of the Permit in advance of its 2011 expiration solely because we believed
that the scheduled expiration date was extended by the General Assembly (Session
Laws 2009-406 and 2010-177, the "Permit Extension Act of 2009" and the 2010
amendment thereof). We appreciate the distinction you have pointed out — the subject
Permit, though issued by the state, is a federal permit — and your courtesy in respect to
the subject expiration and our desire for prompt renewal.
There are no proposed changes or modifications to the Permit. FSP intends to move
forward with the Project when economic conditions permit. The widely acknowledged
economic recession has negatively affected real estate development and, of course, has
retarded FSP's progress.
The Project's erosion control plan, which incorporates numerous BMPs used to minimize
pollutants in stormwater runoff from construction activities, will be implemented and
maintained in accordance with the NCDENR erosion control permit until construction is
complete. Upon completion of site construction and occupation, FSP will develop and
implement an illicit discharge detection and elimination program for the separate storm
sewer system in accordance with the NPDES permit requirements.
While development activity has been in abeyance, again, due to the ongoing recession,
FSP has undertaken the following activities on the Project:
■ Constructed a 1,400-linear-foot mitigation breakwater associated with submerged
aquatic vegetation ("SAW) mitigation;
■ Established a riparian wetlands shoreline buffer;

Mr. Bradley Bennett Page 2
March 9, 2012
■ Constructed two hydraulic spoil disposal areas;
■ Excavated permitted boat channels 1, 2 and 3;
■ Constructed six jetties to protect the aforesaid channels; and
• Installed channel markers.
And of course, FSP is continuing to prosecute required SAV mitigation, which it
expects to complete in 2013.
There is no new impervious cover on the Project at this time, and no stormwater
management infrastructure exists. The Project scope has not changed from that which
was permitted. All existing conditions and proposed development activities, as
presented in the 2005 application package and set forth in the Permit, are extant,
unchanged today, provided only that the development timeline has been pushed
forward.
The developer/owner is the same as per the Permit, although the mailing address has
changed:
Sam Young, President
The Fund for Sandy Point North Carolina, LLC
P.O. Box 789
Edenton, North Carolina 27932
Mobile Tel. [phone]
Deed Restrictions/Restrictive Covenants
The natural Albemarle Sound shoreline of the permitted Property is protected by
restrictive covenants, which prohibit the construction of piers, docks, jetties, channels,
bulkheads, boat ramps or other such waterfront facilities, save in those locations
specifically permitted. Such preservation is intended to guard against additional impacts
to adjacent shallow water habitat.
FSP has also agreed to preserve Section 404 freshwater wetlands (243 acres), which
have been delineated and confirmed by USACE, through permanent restrictive
covenants.
Copies of these recorded instruments are available upon request.
Public Education and Outreach
FSP and Quible have developed an informational presentation describing the Project's
permitted stormwater management system. Even though the associated infrastructure
has not been constructed, our presentation has been given to a NC State University
student group, which has shared the information within its community and published
materials respecting the Project, and to the NC Clean Water Management Trust Fund
Innovation Committee. In addition, students from Elizabeth City State University have
contributed to the US Army Corps of Engineers mandated compensatory mitigation
program which includes SAV enhancement and monitoring. Students have used their
experience and the data collected to develop oral and poster presentations for their
peers.
As development begins, FSP will maintain its public education program and expand
outreach education respecting water quality. Such activities will include public

Mr. Bradley Bennett
March 9, 2012
Page 3
stakeholder meetings, workshops, informational and instructional signage, web based
newsletters and data reports, brochures and, importantly, the promotion of natural
resources through public access to the Sound and riparian lands.
Development Projections
It is not possible to predict when development will commence. However, once physical
development does commence, it is anticipated that population growth will conform to the
pattern (elapsed time) presented in our original NPDES application.
The land use projection also remains the same, that is, as described in our original
NPDES application, and includes the following:
LAND USE
ACRES
PERCENT
Residential
441
47.4%
Commercial
49
5.3%
Industrial
0
0%
Open Space
440
47.3%
Water Quality Monitoring
Permit No. NCS000517 specifies development of a "Water Quality/Hydraulic
Assessment and Monitoring Plan" that includes quarterly baseline sampling beginning
one year prior to initiation of the development. The baseline sampling began in 2009
and includes two surface water sample stations in the Sound and two groundwater
sampling stations (permanent shallow monitoring wells) on the west side of Sandy Point.
After excavation of the west side harbor, water quality samples will also be collected at
two locations in the harbor. The quarterly sampling is conducted by Quible and
analyzed by Quible and Envirochem Inc. A summary of the quarterly baseline sampling
to date is enclosed. Detailed lab data and analysis reports from each sampling event
are kept on file with Quible. Complete copies are available upon request. Once the
west side harbor has been excavated, two additional sampling stations within the west
side harbor will be included, per the approved monitoring plan.
Other State, Federal and Local Permits
Permit
Issue Date
Expiration Date
1
Federal USACE Individual Permit
10/11/2007
12/31/2013
2
CAMA Major
3/12/2007
12/31/2013
3
401 Water Quality Certification
9/14/2006
upon exp. of 404 or
CAMA Permit
4
SESCP (West Side)
7/27/2006
No Expiration
5
Nigh Density SW Permit {West Side)
4/18/2006
6/1/2020
6
General SW (Clear and Grade for Spoil
Retention Areas)
12/22/2008
No Expiration
7
SESCP(East Side Dredge Spoil
1 Location)
10/23/2008
No Expiration
8
Chowan Co. SUP
2/17/2009
1/1/2013
9
Wastewater Treatment Permit
3/31/2006
3/31/2015
10
404 Wetlands Jurisdictional
Determination
12/3/2009
12/3/2014

Mr. Bradley Bennett
March 9, 2012
Page 4
Annual Reporting
Annual reports in respect to the Permit have been completed and submitted to NCDWQ
in a digital format since 2008 and through 2011. Copies of the submitted reports are
available upon request.
We appreciated your continued assistance with respect to the Sandy Point Project. If
you have questions regarding our request for renewal of Permit No. NCS000517, please
contact me at [phone].
Sincerely,
a;?, DC4 w
Brian D. Rubino, P.G., V.P.
Quible & Associates, PC
CC: Sam Young, President
The Fund for Sandy Point North Carolina, LLC
P.O. Box 789
Edenton, North Carolina 27932
Mobile Tel. [phone]
Email: [e-mail]
Steve Levitas, Kilpatrick Stockton, LLP
3737 Glenwood Ave, Suite 400
Raleigh, NC 27612
Mike Randall
Stormwater Permitting Unit
NC Division of Water Quality
1617 Mail Service Center
Raleigh, North Carolina 27699
Derek Dail
Quible & Associates, P.C.
P.O. Drawer 870
Kitty Hawk, NC 27949

u
i
State of North Carolina
Department of Environment & Natural Resources
Division of Water Quality
OFFIC USE ONLY
Date Rec'd
D D to
Fee Paid
Permit Number
apd
NPDES STORMWATER PERMIT APPLICATION FOIiJM,
This application form is for use by public bodies seeking NPDES stormwater permit coverage for Regulated Public
Entities (RPE) pursuant to Title 15A North Carolina Administrative Code 2H .0126. A complete application package
includes this form and three copies of the narrative documentation required in Section X of this form. This
application form, completed in accordance with Instructions for completing NPDES Small MS4 Stormwater Permit
Application (SWU-270) and the accompanying narrative documentation, completed in accordance with Instructions
for Preparing the Comprehensive StormwaterManagement Program Report (SWU Z68) are both required for the
application package to be considered a complete application submittal. Incomplete application submittals may be
returned to the applicant.
APPLICANT STATUS INFORMATION
a.
Name of Public Entity
The Fund for Sandy Point North Carolina, LLC ("FSP"), a North Carolina
Seeking Permit Coverage
limited liability company
FSP is not a Public Entity but is seeking NPDES stormwater permit
coverage in accordance with Senate Bill 732, General Assembly of
North Carolina Session 2003 Ratified July 2004).
b.
Ownership Status (federal,
FSP is a private, for -profit land development company
state or local
c.
Type of Public Entity (city,
FSP is a private entity that will Operate as a Small MS4 Local Entity
town, county, prison, school,
etc.
d.
Federal Standard Industrial
SIC 65529901 — 65529902, Subdividers & Developers, Residential /
Classification Code
Commercial
e.
County(s)
Chowan
f.
Jurisdictional Area (square
1.45 Square Miles
miles
g.
Population
2005 — 2006: 0
2008: Estimated 300
Permanent
2010: Estimated 500
2016: Estimated 1,500
2021: Estimated 2,500
2005 — 2006: 0
2008: Estimated 100
Seasonal (if available)
2010: Estimated 200
2016: Estimated 500
2021: Estimated 800
h.
Ten-year Growth Rate
N/A to a new community. See projected population growth, above.
i.
Located on Indian Lands?
❑ Yes ®Na
11. RPE / MS4 SYSTEM INFORMATION
a. Storm Sewer Service Area
0.94 Square Miles
(square miles
b. River Basin(s)
Pasquotank
c. Number of Primary Receiving
3
Streams
1

NPDES RPE Stormwater Permit Application
d. Estimated percentage of jurisdictional area containing the following four land use activities:
• Residential
47.4%
• Commercial
5.3%
• Industrial
0%
• open Space
47.3%
Total =
100%
e. Are there significant water
quality issues listed in the
attached application report?
❑ Yes ® No
III. EXISTING LOCAL WATER QUALITY PROGRAMS
a. Local Nutrient Sensitive Waters Strategy
❑ Yes ® No
b. Local Water Supply Watershed Program
❑ Yes ® No
c. Delegated Erosion and Sediment Control Program
❑ Yes ® No
d. CAMA Land Use Plan
® Yes ❑ No
IV. CO -PERMIT APPLICATION STATUS INFORMATION
(Complete this section only if co -permitting)
a. Do you intend to co -permit with
Yes ®No
a permitted Phase I enti ?
b. If so, provide the name and permit number of that entity:
• Name of Phase I MS4
• NPDES Permit Number
c. Do you intend to co -permit
Yes No
with another Phase II entity?
d. If so, provide the name(s) of
the entity:
e. Have legal agreements been
finalized between the co-
❑ Yes ❑ No N/A
ermittees?
V. RELIANCE ON ANOTHER ENTITY TO SATISFY ONE OR MORE OF YOUR PERMIT OBLIGATIONS
(If more than one, attach additional sheets)
a. Do you intend that another
entity perform one or more of
our permit obligations?
❑ Yes ® No
b. If yes, identify each entity and the element they will be implementing
• Name of Entity
• Element they will implement
• Contact Person
• Contact Address
• Contact Telephone Number
c. Are legal agreements in place
to establish responsibilities?
❑Yes ❑ No N/A
VI. DELEGATION OF AUTHORITY (OPTIONAL)
Page 2
SWU-264-103102

t
NPDES RPE Stormwater Permit Application
The signing official may delegate permit implementation authority to an appropriate staff member. This
delegation must name a specific person and position and include documentation of the delegation action
through board action.
a. Name of person to which permit authority
N/A
has been delegated
b. Title/position of person above
c. Documentation of board action delegating permit authority to this person/position must be
_provided in the attached application report.
VII. SIGNING OFFICIAL'S STATEMENT
Please see the application instructions to determine who has signatory authority for this permit
application. If authority for the NPDES stormwater permit has been appropriately delegated through
board action and documented in this permit application, the person/position listed in Section VI above
may sign the official statement below.
I certify, under penalty of law, that this document and all attachments were prepared under my
direction or supervision in accordance with a system designed to assure that qualified personnel
properly gather and evaluate the information submitted. Based on my inquiry of the person or
persons who manage the system, or those persons directly responsible for gathering the
information, the information submitted is, to the best of my knowledge and belief, true, accurate,
and complete. lam aware that there are significant penalties for submitting false information,
including the possibility of fines and imprisonment for knowing violations.
Signature
Name
Sam
Title
President, The Fund for Sandy Point h Carolina, LLC
Street Address
1023 SW 25Avenue
PO Box
City
Miami
State
Florida
Zip
33135
Telephone
305-644-1023
Fax
305-644-1021
E-Mail
[e-mail]
VIII. MS4 CONTACT INFORMATION
Provide the following information for the person/position that will be responsible for day to day implementation
and oversight of the stormwater program.
a. Name of Contact
Person
Sam Young*
b. Title
President, The Fund for Sandy Point North Carolina, LLC
c. Street Address
1023 SW 251Avenue
d. PO Box
Page 3
SWU-264-103102

r
NPDES RPE Stormwater Permit Application
e.
City
Miami
f.
State
Florida
g.
Zip
33135
h.
Telephone Number
305-644-1023
i.
Fax Number
305-644-1021
j.
E-Mail Address
[e-mail]
* Upon receipt of permits necessary to commence development, Mr. Young will take up residence in
Chowan County and, ultimately, will be a resident of the Sandy Point community.
IX. PERMITS AND CONSTRUCTION APPROVALS
List permits or construction approvals received or applied for under the following programs. Include contact
name if different than the person listed in Item VIII. If further space needed, attach additional sheets.
a.
RCRA Hazardous Waste
N/A
Management Program
N/A
b.
UIC program under SDWA
c.
NPDES Wastewater Discharge
N/A
Permit Number
d.
Prevention of Significant
N/A
Deterioration (PSD) Program
N/A
e.
Non Attainment Program
f.
National Emission Standards for
N/A
Hazardous Pollutants (NESHAPS)
reconstruction approval
g.
Ocean dumping permits under the
N/A
Marine Protection Research and
Sanctuaries Act
h.
Dredge or fill permits under
Yes
section 404 of CWA
X. NARRATIVE APPLICATION SUPPLEMENT: STORMWATER MANAGEMENT PROGRAM REPORT
Attach three copies of a comprehensive report detailing the proposed stormwater management program for
the five-year permit term. The report shall be formatted in accordance with the Table of Contents shown
below. The required narrative information for each section is provided in the Instructions for Preparing the
Comprehensive Stormwater Management Program Report (SWU-268). The report must be assembled in the
following order, bound with tabs identifying each section by name, and include a Table of Contents with page
numbers for each entry.
TABLE OF CONTENTS
Page 4
SWU-264-103102

NPDES RPE Stormwater Permit Application
1. STORM SEWER SYSTEM INFORMATION
1.1. Population Served
1.2. Growth Rate
1.3. Jurisdictional and MS4 Service Areas
1.4. MS4 Conveyance System
1.5. Land Use Composition Estimates
1.6. Estimate Methodology
1.7. TMDL Identification
2. RECEIVING STREAMS
3. EXISTING WATER QUALITY PROGRAMS
3.1. Local Programs
3.2. State programs
4. PERMITTING INFORMATION
4.1. Responsible Party Contact List
4.2. Organizational Chart
4.3. Signing Official
4.4. Duly Authorized Representative
5. Co -Permitting Information (if applicable)
5.1. Co-Permittees
5.2. Legal Agreements
5.3. Responsible Parties
6. Reliance on Other Government Entity
6.1. Name of Entity
6.2. Measure Implemented
6.3. Contact Information
6.4. Legal Agreements
7. STORMWATER MANAGEMENT PROGRAM
7.1. Public Education and Outreach on Storm Water Impacts
7.2. Public Involvement and Participation
7.3. Illicit Discharge Detection and Elimination
7.4. Construction Site Stormwater Runoff Control
7.5. Post -Construction Storm Water Management in New Development and Redevelopment
7.6. Pollution Prevention/Good Housekeeping for Municipal Operations
Page 5
SWU-264-103102

APPENDIX A:
NARRATIVE APPLICATION SUPPLEMENT:
STORMWATER MANAGEMENT PROGRAM REPORT

Stormwater Management Program Narrative
TABLE OF CONTENTS
1. STORM SEWER SYSTEM INFORMATION
1.1.
Population Served
1.2.
Growth Rate
1.3.
Jurisdictional and MS4 Service Areas
1.4.
MS4 Conveyance System
1.5.
Land Use Composition Estimates
1.6.
Estimate Methodology
1.7.
TMDL Identification
2. RECEIVING STREAMS
3. EXISTING WATER QUALITY PROGRAMS
3.1. Local Programs
3.2. State programs
4. PERMITTING INFORMATION
4.1.
Responsible Party Contact List
4.2.
Organizational Chart
4.3.
Signing Official
4.4.
Duly Authorized Representative
S. Co -Permitting Information (if applicable)
5.1. Co-Permittees
5.2. Legal Agreements
5.3. Responsible Parties
6. Reliance on Other Government Entity
6.1.
Name of Entity
6.2.
Measure Implemented
6.3.
Contact Information
6.4.
Legal Agreements
7. STORMWATER MANAGEMENT PROGRAM
7.1. Public Education and Outreach on Storm Water Impacts
7.2. Public Involvement and Participation
7.3. Illicit Discharge Detection and Elimination
7.4. Construction Site Stormwater Runoff Control
7.5. Post -Construction Storm Water Management in New Development and Redevelopment
7.6. Pollution Prevention/Good Housekeeping for Municipal Operations

1. Storrs Sewer System information
1.1. Population Served: Sandy Point is a planned New Urban Waterfront community that is being developed
pursuant to the New Urban Waterfront pilot program established by Senate Bill 732, General Assembly of
North Carolina, Session 2003 (Ratified July 2004), and that is presently seeking permits from state and
federal regulatory authorities. When built out (over fifteen or more years), the Sandy Point community
will be comprised of 1,600f dwelling units and will have a population on the order of 3,300, some 75% of
whom are expected to be permanent residents. The 3,300-person population figure is an estimate based
upon the intended (second home and retirement) market for the development of Sandy Point.
At year 2010, it is projected that Sandy Point's population will be approximately 700 people and include
500 permanent residents and 200 seasonal residents.
1.2. Growth Rate: Since Sandy Point is currently an undeveloped parcel of land, there is no growth rate to
report.
1.3. Jurisdictional and MS4 Service Areas: The jurisdictional area of Sandy Point will be comprised of 930 acres
(currently undeveloped), which equates to approximately 1.45 square miles.
1.4. MS4 Conveyance 5 stem: The Sandy Point jurisdictional area currently consists of a combination of
managed timberland and farmland. Within the managed timber areas, there are no discernable
stormwater conveyances outside of natural drainage swales and wetland impoundments. Existing
farmland is currently drained via man-made ditches, which cross the site in a loose grid pattern and
discharge directly to the Albemarle Sound or;to adjoining wetland areas. Existing farm ditches have been
historically maintained via backhoe excavation as deemed necessary to provide drainage of upland field
areas.
Upon the development of Sandy Point, the farm ditches will be removed and replaced with a managed
stormwater conveyance system consisting of!shallow swales and minimal storm sewer. The Sandy Point
stormwater management system is designed to treat and dispose of water in a de -centralized manner
throughout the development. Within the entire development, runoff will be captured in the vicinity of its
source and impounded through the implementation of roadside bio-retention swales and integrated road -
base (subsurface) infiltration trench systems. For normal rainfall events, the captured runoff is infiltrated
in -place, therefore requiring no conveyance of stormwater to downstream areas. For larger rainfall
events, stormwater overflows the local impoundments and is conveyed via shallow roadside swales and
subsurface storm sewer to central bio-retention areas and/or wet ponds, which provide additional
impoundment and infiltration. The planned maintenance of these systems is described in detail in
Appendix J of "Sandy Point Phase One Stormwater Design and Narrative." The "Sandy Point Phase One
Stormwater Design and Narrative" is enclosed with this application and hereby made a part of the
application.
1.5. Land Use Composition Estimates:
LAND USE
ACRES
PERCENT
Residential
441.
47.4%
Commercial
49
5.3%
Industrial
0
0%
Open Space
440
47.3%
1.6. Estimate Methodology: Residential and Commercial development are currently estimated to be 90% and
10%, respectively, of the total platted development indicated on the preliminary plat. The area to be
developed is comprised of approximately 490 acres, which represents 53.7% of the land use for the
Sandy Point site. Residential and commercial development is expected to comprise 47.4% and 5.3%,
respectively, of the entire jurisdictional area.
There are no proposed industrial activities in Sandy Point.
r•n

Utilizing the preliminary plat, Open Space is calculated by subtracting the proposed platted commercial
and residential areas. Open Space includes allocated green space, common areas (not streets), parks,
athletic fields, water bodies (ponds and harbors), and wetlands that are not contained within platted lots.
These areas were calculated to be approximately 440 acres, which represents 47.3% of the land use for
the Sandy Point site.
1.7. TMDL Identification: Currently there are no TMDLs listed in the Pasquotank River Basin
2. Receiving Streams
Sandy Point is located in the Pasquotank River Basin, and the Sandy Point jurisdictional area drains in its
entirety to the Albemarle Sound. The Sandy Point stormwater management system is designed such that
stormwater runoff is captured, impounded, and infiltrated throughout the development. This approach
results in a system which captures, treats, and infiltrates the vast majority of storms as well as the vast
majority of runoff from all storm events (for example; the system captures, treats, and infiltrates, on
average, 6" of runoff from a 6.8" rainfall event). In a flood situation, the systems provide emergency
overflow via overflow structures, storm sewer, and level dispersion device. Emergency overflow for the
systems will occur at the upland harbor and in two unnamed tributaries to Albemarle Sound.
Table 1. Receiving Stream Overview
Receiving Stream Name
River Basin
Water Quality
Classification
Water Quality Issues
Unnamed Tributary to Albemarle
Pasquotank
SB
-
Unnamed Tributary to Albemarle
Pasquotank
SB
_
Albemarle Sound
Pasquotank
SB
_
3. Existing Water Quality Programs
3.1. Nutrient Management Strategy: There is currently no nutrient management strategy or program in -
place within the Sandy Point Jurisdictional Area.
3.2. Local Water Supply Watershed Program: There is currently no local water supply watershed
management program within the Sandy Point Jurisdictional Area.
3.3 Erosion Control Program: There is currently no local erosion control program in -place within the Sandy
Point Jurisdictional Area.
3.4. CAMA Land Use Plan: There is an existing CAMA Land Use Plan for the Sandy Point Jurisdictional Area.
The Land Use Plan has been amended to create a New Urban Waterfront designation for the Sandy
Point Jurisdictional Area.
4. Permitting Information
4.1. Responsible Party Contact List: The Sandy Point community is being developed by The Fund for Sandy
Point North Carolina, LLC, a North Carolina limited liability company ("FSP"), or its successor. FSP is
presently pursuing permits for the development of the community.
Once permits are obtained, FSP will permanently allocate staff for the development of the Sandy Point
community. Until that time, Sam Young, President of FSP, is responsible for the activities of FSP and its
permit applications.
Page 2

Prog ram Area
Title
Name
Phone #
Fax #
Administration
Public
Education
Public
Involvement
Illicit
Discharge
Construction
Runoff
Post -
Construction
Runoff
Good
Housekeeping
* All positions are proposed and responsibilities have yet to be assigned
All stormwater programs will ultimately be the responsibility of FSP's Vice President -Community Operations, a
position that is expected to be filled in the 2008-2009 time frame, and his or her staff. The VP -Community
Operations will have a role not unlike that of a town administrator/manager. He or she will ultimately have
several direct -reports;
■ Property Management, which will have responsibility for the operation and maintenance of the
stormwater water management system and have sufficient staff for that purpose
• Utilities/Engineering, which would include responsibility for wastewater and other utilities
• Harbor Master, responsible for harbors and marinas
■ Community Outreach (Education/Entertainment/Recreation), which will have responsibility for regularly
interfacing with residents
• Transient Housing
Until that time, these programs will be the responsibility of the Project Manager, the senior executive charged
with supervising physical development, the Marketing Director, the senior executive charged with all third -party
communication and media, and other FSP staff as discussed below.
■ Public Education will ultimately be the responsibility of the Vice President -Community Operations and the
Community Outreach Director, who will highlight, through brochures, advertising, etc., the robust
stormwater regimen adopted at Sandy Point and the importance to the environment of properly
maintaining that regimen. These staff members will speak not only to the residents and prospective
residents of Sandy Point but also to visitors to Sandy Point and other residents of Chowan County. Until
these positions are filled, the Project Manager and FSP's principal Marketing Executive will perform these
functions.
• Public Involvement will be staffed similarly to public education and will include community events, such as
lectures, video presentations, walking tours, etc.
• Illicit Discharge prevention and detection will ultimately be the responsibility of the Vice President -
Community Operations and the Property Management Director and his or her staff. In the interim, the
Project Manager and the consulting engineers who designed the stormwater management system will
perform these functions.
• Construction Runoff will primarily be the responsibility of the North Carolina Division of land Resources
Erosion and Sedimentation Control Plan, but the Property Management Director (and/or staff) and, in the
start-up phase the Project Manager, will periodically inspect construction sites to ensure that
development activities are being performed in accordance with state law. ~
Page 3

Post -Construction Runoff will ultimately be the responsibility of the Vice President -Community Operations
and the Property Management Director. In the interim, the Project Manager and the consulting
engineers who designed the stormwater management system will perform these functions.
Good Housekeeping will ultimately be the responsibility of the Vice President -Community Operations and
the Property Management Director. In the interim, the Project Manager will perform these functions.
4.2. Organizational Chart: As noted above, FSP is not presently staffed. Once permits for development of the
Sandy Point community have been issued, however, FSP will employ ten to fifteen individuals who will
reside in Chowan County. The development will also contract with third -party consultants and advisors,
including engineers and contractors. Please see APPENDIXBfor an organizational chart that reflects
the principal positions to be filled during the first five to ten years of the new community's
development.
4.3. Signing Official: Sam Young, President of FSP, is the developer of the Sandy Point community. Mr.
Young, as the responsible executive officer and a principal of FSP, is authorized to sign for FSP and to
take action, as necessary, to ensure FSP's compliance with the rules and regulations promulgated by
permitting authorities.
5. Co -Permitting Information: Not Applicable
6. Reliance on other government entity to satisfy one or more permit obligations: Not Applicable
7. Stormwater Management Program Plan
FSP will develop, implement, and enforce a stormwater management program (SWMP) that is designed to
reduce the discharge of pollutants from Sandy Point to the maximum extent practicable, to protect water
quality, and to satisfy the appropriate water quality requirements of the Clean Water Act. The SWMP will be
developed in phases and implemented within 5 years from the effective date of the issued NPDES stormwater
permit.
7.1. Public Education and Outreach on Storm Water Impacts: FSP will implement a public education program,
which will include distribution of educational materials to residents of the Sandy Point community, to
prospective residents and to those residing in the vicinity of Sandy Point. The program will educate the
public concerning the impact of stormwater discharges on water bodies and provide steps that the public
can take to reduce pollutants delivered by stormwater runoff.
7.1.1. BMP Summary Table: See APPENDIX C
7.1.2. Target Audience:
The target audience for the Public Education and Outreach activities will be the residents and
prospective residents of Sandy Point, visitors to Sandy Point, and those employed at Sandy Point.
7.1.3. Target Pollutant Sources:
Public Education and Outreach will focus mainly on both routine and illicit discharges that can be
prevented or minimized by practices developed within the residential and commercial sectors. These
targeted pollutants include, but are not limited to, trash, floatable debris, sediment, nutrients,
household chemicals and used petroleum and automotive waste.
7.1.4. Outreach Program:
FSP will communicate with the target audience and will do so through events, brochures, advertising
and other means of communication. Such communication will inform the target audience about the
stormwater regimen and will instruct the target audience on how to preserve and protect the
stormwater system and its efficacy. As the community, for the near term, will be quite small, it is -
anticipated that FSP will be able to communicate with the target audience regularly and frequently.
Page 4

7.1.5. , Decision Process: Since the Sandy Point Community does not yet exist, all decisions about the
structure and content of the stormwater management program are being made by FSP in
consultation with its engineers and other contractors and with the benefit of any input obtained from
regulatory agencies and other third parties. Once people begin to occupy Sandy Point, FSP will solicit
their input concerning the stormwater management program and anticipates that the program will
evolve over time based on that input.
7.1.6. Evaluation: The ultimate measure of success of all elements of the stormwater management system
will be water quality in surrounding waters, which FSP will monitor as discussed below. However,
before the end of this permit cycle, FSP will establish specific numerical goals for this program
element and track its performance against those goals. It is premature to do so at this time given
where the project is in the development process.
7.2. Public Involvement and Participation: Sandy Point will develop a public involvement program that will
allow members of the community to provide input on and participate in the stormwater management
program.
7.2.1. BMP Summary Table: See APPENDIX C
7.2.2. Target Audience:
The target audience for Public Involvement and Participation programs will be comprised principally
of those residing and employed at Sandy Point. However, there will also be communication with
those living in the vicinity of Sandy Point.
7.2.3. Participation Program:
Upon significant residential and commercial development, the Sandy Point Community will conduct
public meetings that will allow the community stakeholders in Sandy Point an opportunity to comment
on the Stormwater Management Program. The organization of a community volunteer advisory group
and other volunteer program will be promoted. Such groups can assume roles in the Stormwater
Management Program such as community education, observatory inspections, and reporting of
pollution hazards to ensure a sanitary environment for the community of Sandy Point.
7.2.4. Decision Process: See item 7.1.5
7.2.5. Evaluation: See item 7.1.6
7.3. I_llicit Discharge Detection and Elimination: The Sandy Point community will develop, implement and
enforce a program to detect and eliminate illicit discharges. However, it should be noted that given the
nature of the Sandy Point community and its stormwater management system, illicit discharges are not
expected to be significant or on anything like the scale that might occur in typical urban areas.
7.3.1 BMP Summary Table: See APPENDIX C
7.3.2. Storm Sewer System Map:
Sandy Point will not have storm sewers. The "Sandy Point Phase One Stormwater Design and
Narrative," which depicts the initial phase of the storm water management system in detail, is
enclosed with this application.
7.3.3. Regulatory Mechanism:
FSP will place restrictive covenants on all properties sold within Sandy Point that prohibit illicit
discharges to the stormwater management system and provide for assessment of corrective action
costs and penalties in the event of such discharges. Similar provisions will be incorporated into the
rules of the Sandy Point homeowners association. Thus, FSP and the homeowners association will
have the authority to take enforcement action in the event of illicit discharges.
Page 5

FSP will communicate with the target audience and will do so through events, brochures, advertising
and other means of communication. Such communication will inform the target audience about the
stormwater regimen and will instruct the target audience on how to preserve and protect the
stormwater system and its efficacy. As the community, for the near term, will be quite small, it is
anticipated that FSP will be able to communicate with the target audience regularly and frequently.
7.1.5. Decision Process: Since the Sandy Point Community does not yet exist, all decisions about the
structure and content of the stormwater management program are being made by FSP in
consultation with its engineers and other contractors and with the benefit of any input obtained from
regulatory agencies and other third parties. Once people begin to occupy Sandy Point, FSP will solicit
their input concerning the stormwater management program and anticipates that the program will
evolve over time based on that input.
7.1.6. Evaluation: The ultimate measure of success of all elements of the stormwater management system
will be water quality in surrounding waters, which FSP will monitor as discussed below. However,
before the end of this permit cycle, FSP will establish specific numerical goals for this program
element and track its performance against those goals. It is premature to do so at this time given
where the project is in the development process.
7.2. Public Involvement and Participation: Sandy Point will develop a public involvement program that will
allow members of the community to provide input on and participate in the stormwater management
program.
7.2.1. BMP Summary Table: See APPENDIX C
7.2.2. Target Audience:
The target audience for Public Involvement and Participation programs will be comprised principally
of those residing and employed at Sandy Point. However, there will also be communication with
those living in the vicinity of Sandy Point.
7.2.3. Participation Program:
Upon significant residential and commercial development, the Sandy Point Community will conduct
public meetings that will allow the community stakeholders in Sandy Point an opportunity to comment
on the Stormwater Management Program. The organization of a community volunteer advisory group
and other volunteer program will be promoted. Such groups can assume roles in the Stormwater
Management Program such as community education, observatory inspections, and reporting of
pollution hazards to ensure a sanitary environment for the community of Sandy Point.
7.2.4. Decision Process: See item 7.1.5
7.2.5. Evaluation: See item 7.1.6
7.3. Illicit Discharge Detection and Elimination: The Sandy Point community will develop, implement and
enforce a program to detect and eliminate illicit discharges. However, it should be noted that given the
nature of the Sandy Point community and its stormwater management system, illicit discharges are not
expected to be significant or on anything like the scale that might occur in typical urban areas.
7.3.1 BMP Summary Table: See APPENDIX C
7.3.2. Storm Sewer System Map:
Sandy Point will not have storm sewers. The "Sandy Point Phase One Stormwater Design and
Narrative," which depicts the initial phase of the storm water management system in detail, is
enclosed with this application.
Page 6

7.3.3. Regulatory Mechanism:
FSP will place restrictive covenants on all properties sold within Sandy Point that prohibit illicit
discharges to the stormwater management system and provide for assessment of corrective action
costs and penalties in the event of such discharges. Similar provisions will be incorporated into the
rules of the Sandy Point homeowners association. Thus, FSP and the homeowners association will
have the authority to take enforcement action in the event of illicit discharges.
7.3.4. Enforcement:
See item 7.3.3
7.3.5. Detection and Elimination:
7.3.5.1. Locating Problem Areas/Illicit Discharges.
FSP will regularly inspect the stormwater management system, and its employees will be cross -
trained to recognize and report illicit discharges. The public education, outreach and involvement
programs will also educate target audiences on detecting and reporting illicit discharges
7.3.5.2. Addressing and Removing/Correcting Illicit Discharges.
As noted previously, FSP and the homeowners association will have authority to enforce
prohibitions of illicit discharges.
7.3.6. Non Stormwater Discharges:
Given the design of the Sandy Point stormwater management system, there is less opportunity for
non-stormwater discharges to the system than with a typical urban storm sewer system. The
restrictive covenants and homeowoners association rules will prohibit non-stormwater discharges to
the system with the exception of enumerated sources under prescribed conditions. At present, the
only potential non-stormwater sources identified are landscape and residential lawn watering, which
will be required to be done in a manner that does not result in surface runoff, and residential car
washing, which is not likely to have a significant impact on the system.
7.3.8. Outreach:
The public education and outreach program will inform the general public of hazards associated with
illicit discharges and the improper disposal of waste within the community. Information will be
distributed via mailing and presented at community meetings and functions. Public involvement will
be encouraged. A reporting mechanism for residents to report illicit discharges will be established.
7.3.9. Decision Process: See item 7.1.5
7.3.10. Evaluation: See item 7.1.6
7.4. Construction Site stormwater Runoff Control: FSP intends to rely on the State Erosion and Sediment
Control Program and the DWQ General Stormwater Permit for construction activities to meet these
requirements. All construction activities at Sandy Point Community fall under the purview of of the North
Carolina Division of Land Resources (DLR). Initial construction of the development will be required to
comply with an erosion and sedimentation control plan approved by DLR. Future construction which
disturbs less than one acre will be required to adhere to the erosion control practices outlined in the
Maintenance Specifications as well as the Construction Specifications (both of these documents can be
found in the Appendix of the Stormwater Design Narrative). Future construction which disturbs greater
than one acre will be required to adhere to the erosion control practices outlined in the Maintenance
Specifications and the Construction Specifications and will furthermore be required to obtain a separate
Page 7

erosion and sedimentation control plan approval from DLR. FSP restrictive covenants and builder
agreements will require compliance, such that FSP, as well as DLR, will have enforcement authority..
7.5 Post -Construction Stormwater Management in New Development, and Redevelo ment: The Sandy Point
stormwater management plan includes extensive structural and non-structural BMPs that are developed to
maximize water quality of the surrounding surface waters to the maximum extent practicable upon
completion of construction. The Sandy Point site will exceed the low density stormwater management
program criteria of no more than two dwellings units per acre. Therefore the entire Sandy Point
community's stormwater program will be managed as a high density project. As a high density project,
Sandy Point will implement stormwater control measures that:
(I) Control and treat the difference in stormwater runoff volume leaving the project site
between the pre- and post -development conditions for the 1-year, 24-hour storm.
(II) Achieve an 85% average annual removal for Total Suspended Solids.
(III) Incorporate General Engineering Design Criteria in accordance with Administrative Code
15A NCAC 2H .1008(c).
The proposed post -construction stormwater management system is presented in detail in the enclosed
"Sandy Point Phase One Stormwater Design and Narrative."
7.5.1. BMP: Operation and Maintenance:
The Sandy Point stormwater management program will include operation and maintenance
components that ensure adequate long-term operation of the structural BMPs required by the
program. The program will require specified maintenance and investigation schedules. These
schedules will vary depending on the conveyance structure.
Detailed maintenance requirements and maintenance schedules are presented in appendix J of the
enclosed "Sandy Point Phase One Stormwater Design and Narrative."
7.5.2. On -Site Wastewater systems:
Sandy Point will be served by a central reclaimed water system that relies on spray irrigation and
infiltration in areas remote from the stormwater management system. Wastewater collection will be
via gravity sewers flowing to central lift stations which feed sanitary sewer force mains which deliver
effluent to the wastewater treatment facility located in the project's northwest extremity. The
treatment system will operate as an activated sludge plant with tertiary filtration and UV disinfection
to achieve reclaimed water quality effluent with de -nitrification to a total nitrogen concentration of
less than 10 mg/I.
Following treatment to disinfected tertiary levels at the wastewater plant, the treated effluent would
be directed to a storage basin. The storage basin will provide a minimum of 90 days of storage
capacity so that the land application system can operate optimally, that is, irrigating the land only
when weather conditions permit. That amount of storage will also ensure that the wastewater
treatment system will be capable of handling peak flows during certain times of the year and when
conditions prevent or limit the land application activities. The storage basin will also be designed to
function as an infiltration basin to allow for the treated effluent to exit the basin by infiltration. The
proposed storage basin is hydrologically isolated from the stormwater infiltration systems since it is
separated from the developed portion of the project by a wetland drain which runs in a southeasterly
direction through the site.
Land application of the treated wastewater is proposed as the primary form of treated effluent use
and disposal, with infiltration (as described above) proposed as an alternative method of disposal.
Land application will provide a means for the site to benefit from the advantages of water "reuse,"
which includes saving or conserving fresh water. The treated wastewater, then, will be applied to the
Page 8

land to irrigate crops, open grassed areas, an adjoining golf course and a variety of fruit and nut
trees.
7.5.3. BMP Summary Table: See APPENDIX C
7.5.4. Non -Structural BMPs:
Non-structural BMPs to be used to maintain water quality within the community include:
(I) Maintenance and inspection BMPs of the stormwater conveyance structures to maintain
the integrity of the structures and to ensure that they convey the water as designed.
Maintenance of stormwater appurtenances is outlined in Appendix J of "Sandy Point
Phase One Stormwater Design and Narrative."
(II) Education efforts targeting contractors and builders working within the community, as
outlined within Appendix J of "Sandy Point Phase One Stormwater Design and Narrative."
As dictated by Appendix ), all contractors and builders working within Sandy Point shall
be contractually bound to the requirements of Appendix J, "Operation and Maintenance
Requirements," which include conducting construction activities within a specific
hierarchy of protection, erosion control, and maintenance.
(III) Platted land uses are designed to minimize impacts to the 404 wetlands located on the
property. The vast majority of these wetlands are designated as unbuildable open space
within the community.
(IV) Water Quality Monitoring: : FSP plans to monitor water quality within the man-made
harbors on the east and west side of the project. Two sample points within each harbor
will be selected in coordination with NCDWQ. At least one "baseline" sample location
outside of the project, but in the project vicinity will also be selected. Grab samples will
be collected and analyzed at all three locations monthly, or 12 times a year. Each sample
will be tested to Nitrogen, Phosphorous, Total Suspended Solids, Fecal Coliform, and
Chlorides. Sampling protocols and reporting requirements will be developed in
coordination with NCDWQ.
7.5.5. Structural BMPs:
A variety of structural BMPs are planned for use within the community to minimize stormwater
impacts. These BMPs include but are not limited to.
(I) Permeable Pavers: Permeable pavers are to be used in the urban water front area on the
west side of Sandy Point (west of NC 32), where the building density is highest. The
permeable pavers will allow the infiltration of stormwater into the subsurface gravel base
below the pavers and, finally, into the underlying soils.
(II) Infiltration Swales: Infiltration swales are to be located within the right of way flanking
the permeable paver / infiltration trench roadways. These infiltration swales provide
storage and infiltration of runoff from surrounding lots. Each infiltration Swale is
designed to fill to capacity prior to overflowing in a "stepped" manner to down -gradient
swales. Once the capacity of all the individual swale and infiltration trench sections is
exceeded, runoff will overflow into bio-retention parks.
(III) Bio-retention Parks: The bio-retention parks are centrally located impoundments, which
are graded slightly below the surrounding grade. These areas will be landscaped with
appropriate native species such that they function as shallow bio-retention/infiltration
basins for stormwater overflow.
(IV) Wet -detention basins: Wet -detention basins will be used as emergency overflow
Page 9

receptors.
For a detailed description of the structural BMPs as well as the entire stormwater management
system, please see "Sandy Point Phase One Stormwater Design and Narrative," which is enclosed
as part of this application.
7.5.6 Regulatory Mechanism:
Operation and maintenance of the post -construction stormwater management system will be the
responsibility of FSP, whose obligations will be enforceable by the Division pursuant to the permit. As
noted, above, FSP and the homeowners association will have authority to enforce restrictions on
property owners with respect to the stormwater management system.
7.5.7 Operations and Maintenance:
Long-term Operation and Maintenance (O&M) plans for the on -site BMPs are prescribed in Appendix J of
"Sandy Point Phase One Stormwater Design and Narrative," which is enclosed as a part of this
application.
The O&M plan will be reviewed and approved by the regulatory authority to ensure the long-term
operation of selected BMPs.
7.5.10. Decision Process: See item 7.1.5
7.5.11. Evaluation: See item 7.1.6
7.6. Pollution Prevention/Good Housekeeping: FSP will develop and implement an operations and maintenance
program for its own activities that includes a training component and that has the goal of ensuring that FSP
prevents or reduces pollutant runoff to the surrounding surface waters to the maximum extent practicable.
7.6.1. BMP Summary Table: See APPENDIX C
7.6.2. Affected Operations:
The following facilities and operations are anticipated to be covered by the Pollution Prevention/Good
Housekeeping Program. These anticipated activities would be evaluated and revised to ensure that the
programs minimize pollution. Certain activities may be eliminated as a potential source of pollution if it
is determined that they do not represent a potential source of pollution. Programs of concern are not
limited to the programs listed below. As new potential sources of pollution are discovered, associated
programs and facilities will be added to the list and evaluated.
Programs:
- Maintenance programs associate with the inland harbors
- Stormwater conveyance system maintenance
- Park and open space maintenance
- Solid waste collection procedures
- Chemical applications associated with grounds maintenance
- Street cleaning/maintenance
- Solid waste collection/disposal
Facilities:
- On -site wastewater treatment plant
- Property management maintenance areas
7.6.3. Training:
Page 10

Training programs for stormwater personnel and other staff to identify and minimize water pollution
due to the affected operations are required per Appendix J of "Sandy Point Phase One Stormwater
Design and Narrative." Training programs for the proposed system will be evaluated and modified as
necessary.
7.6.4. Maintenance and Inspection:
The Property Management Director will have responsibility for inspecting FSP's own operations to
ensure their compliance with stormwater management requirements.
7.6.5. Vehicular Operations:
FSP will not maintain a significant fleet of vehicles. Any vehicle maintenance or washing will be done at
locations remote from the Sandy Point stormwater management system and in a manner to ensure that
the activities do not create stormwater runoff problems.
7.6.6. Waste Disposal:
Waste disposal from stormwater management maintenance activities is addressed within Appendix J of
"Sandy Point Phase One Stormwater Design and Narrative." All solid waste removed from the system
shall be dewatered and legally landfilled in accordance with Appendix J.
7.6.7. Flood Management Projects:
There are no area flood management projects for the area. The stormwater conveyance system for the
Sandy Point community is to be designed to convey the 10-year, 24-hour storm.
7.6.8. Existing Ordinance:
There are no current existing ordinances for the proposed community of Sandy Point.
7.6.9. Other Evaluations: N/A
7.6.10. Decision Process: See item 7.1.5
7.6.11. Evaluation: See item 7.1.6
Page 11

APPENDIX C: Provisional Organizational Chart, Development
= Primary line of GommunwotiorVRcporting
= Secondary the or Wff1mureCal=
- OW Me or Team Communicallon
1 Sales Manager 1
I Saes ASsadates I
6uyers1Develope relgull0ers
SANDY POINT STAFFING AND REPORTING HIERARCHY DIAGRAM
(General Contractor/Architectural Project Manager Model)
President. Sard, P.'att eq'udve t eadershW
G&mlopment
1 Markatinf; Consentent 1
Vlea Preslderg of Operalions
Canstrucdon Protect Manager
I General Comragar i
I GC Project Manager 1
Trades 6 Other Reid
Pelsonrtel
Araritectirairl=ngmeerttg
Cateultant
CftytState Agendesiauad€rnq
Department
Site Supeftenoant 1
Arctitecturz€ Project Manager
1 Finance Manager 1
1 Aroourkdng Assoda;es
I Clerwa€ Staff

1 `
APPENDIX C: BMPs and Measurable Goals
1. BMPs and Measurable Goals For Public Education and Outreach
BIUiP
iV1 asu�aE3fKGoal
YRtHIVFi
YR
YRReS
ff ibi
'4
5.
Position/,i?arty
r+i
�, ate,,
Establish resident
Develop and implement an
education and
educational campaign to inform
outreach program
residential property owners on illicit
FSP
discharges and sources of pollution.
Marketing,
In near term, outreach will be direct,
later
Community
as there will be so few residents
Outreach
Establish business
Develop and conduct an educational
education and
campaign to inform businesses on
outreach program
illicit discharges, reporting improper
waste disposal, and actions they can
take to minimize them.
FSP Project
In near term, focus will be on persons
Manager, later
Community
working for FSP and contractors.
Outreach
Public education
Distribute brochures via mailings, in
material
community central areas and other
dissemination
heavy trafficked. Include information
on steps to reduce pollution sources
including the proper disposal of
FSP
waste materials.
Marketing,
In near term, educational material
later
Community
can be delivered directly to resident.
Outreach
Presentation at
Present educational information at
homeowner
homeowners association and other
association
community meetings.
meetings
At Sandy Point, there is little
difference between "the public' and
"the homeowners," because of the
size of the planned community.
Educational information will be
Project
Architect /
tailored to the residents and
Engineer, later
residential property owners of Sandy
Community
Point.
Outreach
Presentation at
Present educational information at
business association
business association and other
meeting
community business meetings.
Information is to be tailored to the
business community of Sandy Point.
At Sandy Point, there will be no
distinction between business and
Project
residential users, certainly, for
Manager and
stormwater purposes.
Contractors,
In near term, labor is the target
later
CommunityOutreach
audience.
Page t

APPENDIX C: BMPs and Measurable Goals
1 +
2. 'BMPs and Measurable Goals for Public Involvement and Participation
'BA71P
Mi?asur"abf�G" fs
+YRx
1�
YR
RIYJR
J 4R5fPy
tart
Administer a public
Conduct public meetings to allow the
involvement
public an opportunity to comment on
program
the stormwater management plan.
This will not be applicable for the first
few years, while the project is in the
early stages of construction.
Thereafter, a resident committee can
be formed that learns about,
comments on and teaches others
about stormwater system.
Community
Outreach
3. BMPs and Measurable Goals for Illicit Discharge Detection and Elimination
BIvIP
I+lleasura6l'e Gc"als
YR
YR
YR,
W-41
Y
Resp`o si6lle
t
2
3
b.
Pao rtion/P�rty
Develop/implement
Develop and implement an illicit
illicit discharge
discharge detection and elimination
detection and
Program. Include provisions for
elimination program
program assessment and
evaluation.
Program will be developed as
residents begin settling at Sandy
Point.
VP Operations
Establish and
Develop legal regulatory authority to
maintain appropriate
prohibit illicit discharges and enforce
legal authorities
the approved Illicit discharge
detection and elimination program.
Regulation and enforcement of illicit
discharge detection and elimination
will be by contract at Sandy Point,
enforced by FSP and the
homeowners association.
VP Operations
Develop a storm
The location and specifications for
sewer and
all stormwater conveyances will be
conveyance system
included in the finalized site plans
base map
upon the final design and
construction of each stormwater
Project
conveyance.
Engineer
Page 2

APPENDIX C: BMPs and Measurable Goals
I
Implement illicit
Implement an inspection program to
discharge detection
detect illicit discharges into the
procedures
stormwater conveyance system
including the emergency overflow
floodwaters. Establish procedures
for tracing the source of illicit
discharges and for removing the
sources. Develop procedures for
identification of priority areas likely to
have illicit discharges.
Such programs will be developed
over the first five years in
cooperation with residents.
VP Operations
Establish and
Establish and maintain water quality
maintain water quality
monitoring systems and conduct
monitoring systems
water quality monitoring at the
locations and in detail and frequency
as specified by the permit.
VP Operations
Staff training
FSP's community staff will be cross-
Project
trained to recognize and report
Manager, later
illegal discharges.
VP Operations
Public education
Inform the general public, including
residential and commercial
inhabitants, of hazards associated
with illicit discharges and improper
disposal of waste via mailings or
other means easily accessible to the
community.
In near term, communication will
direct, but as community is built out,
Marketing,
there will be greater need for mailing
later VP
and other such communication tools.
Operations
Public involvement
Establish and publicize a reporting
and participation,
mechanism for residents to report
illicit discharges.
In the near term, reporting will
concern construction personnel,
reporting to the Project Manager;
Project
later, program will permit residents
Manager, later
to report to VP -Operations.
VP Operations
Page 3

,,APPENDIX C: BMPs and Measurable Goals
4. BMPs and Measurable Goals for Construction Site Runoff Controls
BMP
Measi�ratile oafs
fiY
Fi§
Y
3,_
YJOILR—s—p
4�
nsif3le
itonfPa
Implement a
The Sandy Point community will
program and
elect to comply by relying on the NC
establish a
DENR Division of Land Resources
regulatory
(DLR) Erosion and Sediment
mechanism for
Control Program, either as
erosion and
administered by the DLR or as
sediment control
delegated by the Sedimentation
Control Commission (SCC) to
Project
another entity with appropriate
Manager ... Later,
jurisdiction.
VP Operations
5. BMPs and Measurable Goals for Post -Construction Site Runoff Controls
BMP
eastirabl : G a!s
YR
F
YR •
YR
•Yet
sPQKgoly
Lpi
1
34
5
itionarty
Establish strategies
Develop and implement strategies
to address
that include a combination of
stormwater
structural and/or non-structural
structural and non-
BMPs. Establish preconstruction
structural BMP
review of plans, inspection during
construction, and post -construction
acceptance procedures. Long-term
operation and maintenance plan are
to be required as well as scheduled
maintenance report to be conducted
Project
by a qualified professional.
Engineer
Develop a program
Develop and implement a program to
to control the
ensure the proper maintenance of on -
sources of fecal coli
site wastewater treatment systems.
form
Coordinate program with the Chowan
County Health Department. Establish
and implement a program that
Project
incorporates a pet waste
Engineer, later
management program.
VP Operations_
Develop a targeted
Provide contractors, and builders
educational effort
working within the community
about the program
guidance materials about the local
Project
post -construction requirements.
Manager, later
VP Operations
Page 4

' 1;
APPENDIX C: BMPs and Measurable Goals
r ,, L
G. BMPs and Measurable Goals for Pollution Prevention/Good Housekeeping
B' I?
easiar""aGfe Goals
YR
YRP
Y
�R
Y
e Rspo�nsi e,
..
k.
1
4
Position/Party
Develop an
Develop an operation and
-
operation and
maintenance program that has the
maintenance
ultimate goal of preventing or
Project
program
reducing pollutant runoff.
En ineer
Inspection and
Develop an inventory of all facilities
evaluation of
and operations within the community
facilities and
with the potential for generating
operations
polluted stormwater runoff. Develop
inspection and maintenance
schedules for potential sources of
Project
polluted runoff, the stormwater
Engineer, later
controls, and conveyance systems.
VP Operations
Trained stormwater
All stormwater maintenance staff
maintenance Staff
must be properly trained to identify
and remove pollutants including
sediments from the stormwater
system.
I
VP Operations
Develop spill
Develop spill response practices that
response
will most practicably minimize the risk
procedures
of polluting bodies of water.
VP Operations
Page 5

Sandy Point
Stormwater Management
Review Summary
18 January 2006
BL Land
UElnfrastructU Water
re,PA
Civil Engineering Ecosystem Engineering Environmental Engineering
Environmental Consulting GeoMatiCS Consulting
Land Planning Landscape Design

r
SANDY POINT • STORMWATER MANAGEMEN'r REVIEW SUMMARY
Contents
1. Executive Summary .....................................................................
3
1I. Project Background......................................................................
A. Location and Setting................................................................
3
B. Development Overview..............................................................
4
I11. System Review.........................................................................
8
IV. Discussion and Recommendations................................................ .........
A. Infiltration Potential.................................................................
S
B. Permeable Pavements................................................................
9
C. Bioretention Areas.................................................................
11
D. Eastern Project Area...............................................................
12
E. Western Project Area...............................................................
12
E. Performance Monitoring............................................................
13
G. As -Built Survey...................................................................
13
H. Performance Bonds................................................................
14
V. Conclusions...........................................................................
15
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SANDY POINT • s,rORMWATER MANAGEMENTRE VIEW SUMMARY
Executive Summary
The Sandy Point project is located along the northern shore of Albemarle Sound in Chowan County, at the
outlet of the Chowan River. The project site is divided by NC Highway 32 which crosses the Albernrie
Sound and the site in a generally north by northwesterly orientation. The site is approximately 930 acres and
currently primarily comprised of cultivated farm fields, managed timber stands, and various freshwater
wetlands.
Sandy Point is proposed by the real estate developer (The Fund for Sandy Point North Carolina LLC) as a
mixed use project, with a relatively high density urban waterfront subproject in the western portion and a
relatively low density residential subproject in the eastern portion.
The project is facilitated through legislation adopted by the State of North Carolina (Session Law 2004-117
of the North Carolina General Assembly). Session Law 2004-117 states: `The application for the National
Pollutant Discharge Elimination System (NPDES) permitfor stormwater management shall be reviewed
by two independent experts approved by the Department. This review shall be conducted at the expense of
the applicant. The permit shall require that the permittee establish and maintain water quality monitoring
systems and conduct water quality monitoring at the locations and in the detail and frequency specified by
the permit." Thomas S Blue PE PLS is one of the two independent experts designated for the project
(North Carolina State University being the other). This document summarizes the project National Pollutant
Discharge Elimination System stormwater management permit application review by Thomas S Blue PE
PLS. Detailed information has been provided by the real estate developer only for Phase I of the project, a
relatively high densiIX residential area comprising 26.4�i acres of the 930± acre site. The real estate
developer has indicated the independent_experts are _to_review the initial application and not review detailed
information for development of the remaining area. As such, the review of Thomas S_Blue PE PLS is
generally']imited7t-5 PlJasc. Pof the project as ade uate review of the application is dependent upon detailed
information.
The comments and concerns presented within this document have previously been related to the real estate
developer and associated design consultants. Except as indicated, these comments and concerns were
addressed by the design consultants and, as such, will not be elaborated upon. No assessment of impacts
from marine development (boats, harbor etc) was requested or undertaken.
11. Project Background
A. Location and Setting
The Sandy Point project is located along the northern shore of Albemarle Sound in Chowan County, at
the outlet of the Chowan River. The center of the site is located approximately 6 miles southeast of
downtown Edenton. A golf course is located less than a mile to the west of the project boundary and an
airport is located approximately 2 miles to the west of the project boundary. The project site is divided
by NC Highway 32 which crosses the Albemale Sound and the site in a generally north by
northwesterly orientation. The site is approximately 930 acres and currently primarily comprised of
cultivated farm fields, managed timber stands, and various freshwater wetlands.
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SANDY POIN'r • STORMWA'I'ER MANACFMEN"r RFVIFW SUMMARY
B. Development Overview
Figure 11-1. Phase One Schematic (outlined) with Topographic Relief
The real estate developer has stated the project will proceed in phases. Only the first project phase has
been delineated. This phase is located within a strip of land on the western edge of site. This phase is
proposed as a relatively high density residential area comprising 26.4± acres. Phase I extends generally
from NC Highway 94 southward to an area adjoining the western edge of the excavated inland harbor.
A 3.1± acre stormwater management measure is also planned to be constructed north of NC Highway
94 during Phase 1. This phase is depicted in Figure II-1.
The residential area of Phase I is located on the highest elevations of the site, with the possible
exception of a residential area between the adjoining excavated inland harbor and Albemarle Sound. The
soils in the Phase I area are mapped as Chapanoke silt loam and Yeopim loam, with Chapanoke
comprising most of the area. The slopes in the Phase I area generally in the 0% to 2% range. Average
annual high water table in this area is near the surface with probable depths of 0.5 feet to 3.0 feet. Soil
infiltrate n limited in this area by fines a . The Phase I area generally presents fewer
challenges and less obstacles to implementation of an infiltration focused stnmwater management
system than other areas of the proposed Sandy Point development.
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SANDY POINT - STORMWATER MANACEMEN"f REVIEW SUMMARY
Figure I1-2. Site Master Plan Schematic with Topographic Relief
The site master plan is depicted in Figure II-2 through Figure II-6. The project area to the west of NC
Highway 32 is generally proposed as a high density residential community centered on an excavated
inland harbor. The project area to the east of NC Highway 32 is generally proposed as a low density
residential community with high density residential clusters. The western project area (west of NC
Highway 32) is higher than the eastern project area (east of NC Highway 32). The western area is
generally at 12 feet above mean sea level. The eastern area is generally at 9 feet above mean sea level.
The eastern area is both lower and wetter than the western area (see Figure II-2, Figure [I-4, and Figure
[I-6).
The real estate developer has indicated that the eastern project area stormwater management system will
be similar, but less intensive, than the western project area stormwater management system. Most all
lots in the eastern project area are larger than the western eastern project area. It appears there are
fewer common areas adjacent to lots in the eastern project area than in the western project area.
Approximately 237.6 acres of jurisdictional wetlands are present at the project site (See Figure 11-6).
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SANDY POmT • STORMWATER MANACEMENT REVIEW SUMMARY
Figure 11-5. Site Master Plan Schematic with NRCS Soil Mapping Units
41
eIF
i
�?{ `+`� .q a ui n ■ 'b� T -.d �� w.'ryn �'.-
AY
�' Fig., � /a �.. .� w.� �. 3�W b d�' ,•'Y`i
a
�� �i � °'� �+� _Y ;' -a sa"„Ri � , `,�� 1.s,a�i 4#_i RG• C �lii�ii4��� O��Y�!' fit ,
Figure I1-6. Site Master Plan Schematic with Jurisdictional Wetlands
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SANDY POINT • STORMWATER MANAGEMENT REVIEW SUMMARY
IIL System Review
The stormwater management system review by Thomas S Blue PE PLS focused on 4 aspects: 1) hydrologic
and hydraulic analysis; 2) treatment train configuration; 3) likelihood of success; and 4) overall expected
performance. Thomas Blue assessed information provided by the real estate developer and associated
design consultants and provided guidance on analysis and design of the project. Thomas Blue directly stated
any recommendation was to be taken as such and not as a requirement. The intent was to provide analysis
and design guidance while remaining an objective reviewer.
The hydrologic and hydraulic analysis of the design consultants was split into two components: 1) a
stormwater response simulation facilitated through application of the HEC-HMS modeling system (US
Army Corps of Engineers link -node watershed model); and 2) a subsurface recharge response simulation
facilitated through application of the Visual MODFLOW modeling system (Waterloo Hydrogeologic
implementation of USGS finite difference model). The stormwater infiltration potential and subsurface
hydraulic conductivity are the most important parameters in this analysis. As the surface (HEC-HMS) and
subsurface (Visual MODFLOW) response models were not directly linked, a "failure analysis"
methodology was undertaken to assess the limits of desired system performance. The failure analysis
indicated the stormwater management system proposed for Phase I of Sandy Point will function very well if
constructed and maintained ace+
The treatment train for Phase I of Sandy Point was well conceived and well proposed. It includes multiple
steps in the stormwater flow path, providing system redundancy and a variety of mechanisms for treatment
of stormwater.
The likelihood of successful inplementation of the proposed stormwater management system depends upon
close collaboration of the designer and the contractors during construction operations, enforcement of
design parameters, and long term assurance of system functions through inspection and associated
maintenance if required). The stormwater management systan is expected to be successfully implemented
if relevant entities are informed and educated about the system, the system is constructed as per the design,
changes are not made to the system after construction which diminish the system functions, and damage to
the system is correctly repaired. This is easily achievable with relatively minor effort and expense if properly
addressed.
The stormwater management system for Phase I of Sandy Point is integrated into the overall infrastructure
of the site. As with any built structure, there are many possibilities for problems and for a wide range of
performance outcomes. That having been stated, the stormwater management system proposed for Phase I
of Sandy Point is expected to function very well if constructed and maintained according to the design,
exceeding applicable regulatory performance requirements.
IV. Discussion and Recommendations
A. Infiltration Potential
The primary factor governing the stormwater management system success is the long term infiltration
potential of the ground. This includes any surface proposed to infiltrate stormwater. Permeable
pavements and bioretention areas are primary stormwater management components proposed for Sandy
Point. Both_Qf the�component_ty e,.c fundamentally dependent upon ground infiltration potential.
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SANDY POINT • STORMWA'rER MANAGEMENT REVIEW SUMMARY
B. Permeable Pavements
Permeable pavements have the potential to significantly reduce stormwater runoff from traffic surfaces.
Permeable pavements are also highly susceptible to surface scaling and pore clogging. Pore clogging, in
particular, is difficult to remedy as the pavement system generally must be removed and replaced.
Pre ention of surface sealing and pore clogging depends on regular maintenance and prevention of
damaging su s ante spil s. etro eu as of s an greases ave a high po en is o seal
surfaces ana cog pores. Permeable pavements are high maintenance systems with a high potential for
hydraulic failure.
Figure IV-1. Coastal North Carolina Permeable Pavement Demonstration Site
A demonstration site for permeable pavement is shown in Figure 1V-1. This is a small parking lot with a
very low traffic loading (less than 3 vehicles per week, generally single family type vehicles). Two
failure types are evident in this photograph. An approximately 100 square feet area has experienced
excessive differential settlement relative to other areas of the parking lot. This is most likely due to
improper compaction during construction or piping (pore erosion) of base/subbase materials after
construction. These are structural failures, not hydraulic failures - though these failures involved a
hydraulic mechanism. Hydraulic failures are improper hydraulic functioning of the permeable paver
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SANDY POINT • sTORMWA"rER MANAGEMENT REVIEW SUMMARY
system (primarily inadequate infiltration). Evidence of piping with subsequent settlement at the parking
lot corner can be seen in the lower right corner of Figure IV-1.
A full structural failure is shown in Figure IV-2. This occurred during a single heavy precipitation event
less than one week after the Figure IV -I photograph was taken. The piping evident at the parking lot
corner in Figure IV -I proceeded during the precipitation event, resulting in this failure. Structural
failures due to piping requires adequate energy gradient bebveen the driving water surface and the
outlet water surface. Given the relatively flat terrain at Sandy Point this is an unlikely scenario in most
locations. Permeable pavement installations adjacent to harbor bulkheads, retaining wa s, and relatively
steep Tslopes are potential areas for such failures at Sandy Point.
Figure IV-2. Structural Failure of Permeable Pavement
Permeable pavement systems cost more to install than conventional pavement systems, cost much more
to maintain than conventional pavement systems, and are much more difficult and expensive to repair
when damaged than conventional pavement systems. Repair of failed systems generally involves
complete removal of the failed area as well as removal of adjacent adequately functioning pavement for
tie-in. Repair to permeable pavement may be required even when the system is functioning properly.
This occurs when subsurface utilities, such as sanitary sewer collection and potable water supply, below
the permeable pavement arc excavated. Conventional pavement can be readily repaired at minimal cost
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SANDY POIN'r • STOR,MWATER MANAGEMENT REVIEW SUMMARY
using standard patching procedures when this occurs. When permeable pavement must be patched,
issues such as locating and matching paver type, texture, and color arise. Patching the area with asphalt
or concrete may occur, defeating the purpose for implementing permeable pavement.
Thomas S Blue PE PLS does not recommend the use of permeable pavement in areas where there is a
signs scan o entia for surface sealing or ore cloggin .-This includes roadways and parking ots with
regular traffic loading exceeding 10 vehicles per day, irrespective of vehicular weight, and also includes
areas which are exposed to heavy loadings of fine particles (such as clay, silt, and (lust). Permeable
pavements are generally suitable and recommended for dedicated pedestrian pathways. Permeable
pavements which incorporate course aggregate or vegetation (eg grass) between pavers is generally
recommended over continuous asphalt or concrete material applications. The majority of permeable
pavement proposed for Phase I of Sandy Point will require regular maintenance to perform as per the
design intent. It is the opinion of Thomas Blue that any stormwater system that requires regular
maintenance is almost certain to fail and generally fail on a regular basis. The more dependent a system
is upon maintenance the higher the 2robability of such failure. This was related by Thomas Blue to the
developer of Sandy Point and relevant associated consultants on several occasions during the
stormwatcr management design process.
C. Bioretention Areas
The bioretention areas are the most important component for success of the Sandy Point Phase I
stormwater management system. The bioretention areas proposed for Phase I of Sandy Point appear
adequately dcsiEned. The proposed bioretention locations are well distributed across Phase I, dispersing
concentrated stormwater recharge in a manner which reduces soil water mounding. Analysis was
undertaken by project consultants to assess subsurface hydraulic recharge response relative to expected
soil water parameter modifications (localized changes to hydraulic conductivity, soil porosity, and other
relevant variables).
Native vegetation is proposed throughout Sandy Point, with the exception of grass turf in specific areas
(no native grasses form a turf cover). Both native vegetation and turf are proposed for bioretention
areas. Zoysia grass and Centipede grass have been recommended wherever turf is to be employed.
Zoysia does not require significant chemical application and is tolerant of heavy traffic, but is often
susceptible to diseases and is slow growing. Cutting this grass with reel mowers is recommended to
reduce disease occurrence. Periodic aeration and thatching may be necessary to maintain a healthy turf
cover. Centipede requires very little, if any, chemical application (excesTertilization can kill Centipede).
It is very low maintenance, grows well in moderate shade to full sun, and is moderately drought
tolerant, but does not tolerate traffic well. Zoysia is proposed by the designers for Phase I of Sandy
Point. Zoysia is recommended for high traffic areas. Centipede is recommended for low traffic areas.
Establishment of a healthyroot matrix and associated "topsoil" LQrmatil2o is key to developing and
maintaining proper infiltration potential. It is recommended that inspection of bioretention areas as well
as any associated maintenance focus on these factors.
The biorctention areas proposed for Phase I of Sandy Point are not expected to require regular
maintenance to perform as per the design intent. Regular maintenance may be required to obtain the
visual character desired.
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SANDY POINT • STORMWATER MANAGEMENT REVIEW SUMMARY
D. Eastern Project Area
Conflicting information regarding the eastern project area is presented in Sandy Point development
documents. The Sandy Point Charrette Report states, "There will not be any boat docks or piers
erected out over Albemarle Sound from the Sandy Point development. Although such docks and piers
are a common practice in eastern North Carolina, they are frowned upon by environmental regulators
and are, quite, simply, aesthetically unappealing. Boating activity at Sandy Point, then, will be
centered on our upland harbors." The current master site plan indicates five piers are proposed for
Sandy Point extending from the shoreline approximately 110 feet to 515 feet onto Albemarle Sound.
Two of these five piers are proposed for the eastern project area.
The Sandy Point Charrette Report also states, "On both the east and west sides of Sandy Point, then,
Albemarle Sound beaches are open for all to enjoy." The current master site plan indicates lots
adjoining the Albemarle Sound shoreline are proposed along approximately 73% of the Sound
waterfront in the eastern project area. These proposed lots would seem t mote docks over
Albemarle Sound (and restrict beaches from being `bpen for all to enjoy").
A significant portion of jurisdictional wetlands are included within eastern project area proposed lots.
These wetlands are primarily located along the rear lot boundaries.
Lots proposed along Albemarle Sound slope towards the shoreline. Proposed lots with wetlands along
their rear boundaries appear to slope towards the wetlands. These situations present stormwater
management challenges. Individual stormwater management features will likely need to be located
within casements in the rear of the lots. Building setbacks and indwidual lot grading will need to take
stormwater management features into consideration. It is recommended that site plans be required for
all lot construction. These plans should include detailed grading and landscape features and be prepared
by a board certified engineer, landscape architect, or land surveyor licensed to practice in North
Carolina. These site plans should be submitted to a third party board certified engineer licensed to
practice in North Carolina for review and approval. This engineer should not be associated with the real
estate developer or design consultants and should be fully indepndent of any interest in the
development. It is recommended that at least two counties should be located between any office of the
engineer and Sandy Point (Chowan County).
E. Western Project Area
As with the eastern project area, conflicting information regarding the western project area is presented
in Sandy Point development documents. Lots adjoining the Albemarle Sound shoreline are proposed
along approximately 12% of the Sound waterfront in the western project area. Three piers are proposed
for the western project area. The Sandy Point Charrette Report states, "And nestled up against the
wetlands on the west side of Sandy Point are large, woodland lots thatArther add to the diversity of
the housing stock on this side of SR 32. " No large woodland lots arc proposed in this area on the
current site master plan.
The development character of the remaining western project area outside Phase I is proposed to be very
similar in nature to that of Phase I. Extension of the proposed stormwater management system into the
remaining western project area is expected to focus on permeable pavements and distributed
bioretcntion areas.
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SANDY POINT • s'rORNIWA'rER MANAGEMENTREVIEW SUMMARY
G infiltration potential and subsurface rechar =e aloniz the eastern portion of the western ro ect
area will likely be lower, possibly significantly lower, than such e detailed
ana vsis of soil water moundina an , ral scenaee is recommcnded_inAhisar rta er
for P
Attention should be given to prevention of pollutant short-circuiting from bioretcntion areas to adjacent
surface waters in the proposed residential area between the adjoining excavated inland harbor and
Albemarle Sound. The proximity and elevation difference of expected bioretcntion areas to adjacent
surface waters is analogous to the situation with the proposed excavated inland harbor relative to
proposed bioretention area A30. As with bioretcntion area A30, bottom grades should slope away from
surface waters.
F. Performance Monitoring
The proposed stormwater management system is intended to facilitate infiltration of the entire water
volume from the majority of precipitation events. This is a system, then, that is intended to produce
surface water discharge only during relatively large and infrequent prcipitation events.
To assess the proposed stormwater management system performance, monitoring should focus on
subsurface measurements. It is recommended that a series_f monitorini* wells he installed along
—_ ^- L14
transects between stormwater management measures and adjacent surface waters. Samples should be
taken from wells and the adjacent surface waters at intervals following precipitation events. Samples
should be analyzed for nitrogen, phosphorous, two metals representative of urban runoff pollutants, and
two hydrocarbons representative of urban runoff pollutants. At least six event sample sets should be
obtained and analyzed cac r.
It is recommended that at least three precipitation gauges should also be installed across the site. These
should be auwmatic recording tippingtippLng bucket type gauges. It is also recommended that at least two
_water level recordex., a insl UadAu-ulc uLg the Albemarle Sound water level. Multiple moitoring
stations are necessary for data comparison and adequate measurement system redundancy.
Those undertaking monitoring for the project should take care to regularly inspect the monitoring
equipment. Monitoring equipment is often damaged or fouled by animals and storms. Equipment can
also fail for other reasons. Data can only be considered for use when it is known that the recordng
equipment was operating properly.
G. As -Built Survey
It is unfortunately the case that "as -built" or "record" drawings of construction prepared by engineers
are often significantly erroneous Discrepancies between these drawings and what actually was
constructed in the field can be significant. Observed examples of this include sanitary sewer collection
extensions shown with a positive grade on "as -built" drawings while actually constructed with a
negative grade; potable water supply mains and associated appurtemnces shown as installed on
"as -built" drawings while actually not having been constructed; sanitary sewer collection extensions
shown as installed on "as -built" drawings while actually not havig been constructed; and potable water
supply mains shown along the design alignment on "as -built" drawings while actually having been
constructed more than twenty feet away. An "as -built" is not truly representative of what has been
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SANDY POINT • STORMWATER MANAGEMENT REVIEW SUMMARY
constructed unless site conditions have been determined by a Feld survey during construction (for
subsurface structures) and after construction is fully comocted.
It is strongly recommended that an "as -built" map should be prepared from a full topographic survey of
the construction area by a board certified land surveyor licensed to practi e in North Carolina. This land
surveyor should not be associated with the real estate developer or design consultants and should be
fully independent of any interest in the development. It is recommended that at least two counties
should be located between any office of the land surveyor and Sandy Point (Chowan County).
The "as -built" survey and associated map should include all elements indicated on the
construction/design plans as well as other prominent physical surface features, subsurface utilities,
vegetation (including all planted stock as well as dense vegetation groupings), drainage features, above
ground utilities, as well as legal and regulatory boundaries (lots, zoning, casements, setbacks, wetlands,
hazards, etc). The map should include contours at one-half foot intervals and appropriate pot
elevations to depict the land surface elevations. Electronic copies of the map should be submitted to the
NC Department of Environment & Natural Resource (NCDENR) officials and placed on the NCDENR
Division of Water Quality (DWQ) World Wide Web (W3) site for public access (download). Electronic
copies of the map should be submitted as Portable Document Format (PDF) and Drawing eXchange
Format (DXF) files, both open source formats. All associated field point data should also be submitted
in electronic format to NCDENR officials and placed on the NCDENR DWQ W3 site for public access
(download). Electronic copies of the field data should be submitted as standard comma delimited ASCII
text files (with header line) including point number, casting, northing, elevation, and descriptor
(N,X,Y,Z,D) followed by a carriage return (CR) after each point entry. All spatial information should be
at State Plane Coordinates (NAD$3ft and NVGD88ft).
An accurate "as -built" survey and associated map are critical for performance monitoring and permit
enforcement.
H. Performance Bonds
A significant percentage of residential real estate development projects fail and many of these fail
repeatedly under multiple ownerships. This is particularly the case with planned amenity focused
communities (eg equestrian communities, golf communitas, lake communities). It is also the case that
the individuals inspecting and maintaining site facilities, especially stormwater management systems,
often do not have an understanding of the system being inspected and maintained. Key requirements for
proper system functioning may be completely unknown to these individuals, especially as staff turnover
in these positions is often frequent and stormwater management is generally given much lower priority
than other duties. A "wait until broken to fix" approach to stormwater management will almost certainly
result in considerable problems with the proposed function of the system.
It is strongly recommended that performance bonds be required for all project stormwater management
components oft e project. The performance bonds should allow a designated responsible third party
(fully independent of any interest in the developmett) to fully implement all necessary maintenance and
repairs. Clear provisions for enforcement of performance bond provisions in a timely manner is
especially important as is a facility closure clause,
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SANDY POINT • STORMWATER MANAGEMENT REVIEW SUMMARY
V. Conclusions
The stormwater management system proposed for Phase I of Sandy Point is expected to function very well
if constructed and maintained according to the design, exceeding applicable regulatory performance
requirements. Beyond the discussion and recommendations presented, Thomas S Blue PE PLS finds no
deficit in the system design. Thomas Blue recommends approval of the Phase I stormwater management
plan contingent upon compliance with applicable local, state, and federal regulations.
It is the opinion of Thomas Blue that detailed engineering review, inspection, certification, monitoring, and
enforcement of all development on the site is needed to ensure the project is implemented correctly. This
includes all development proposed at the project site, not just limited to Phase I. Phase I is the only portion
of the proposed development for which detailed work has been presented for review.
The current master site plan conflicts with information provided in the Sandy Point Charrette Report. The
Sandy Point Charrette Report may have influenced project public opinion. It is the opinion of Thomas Blue
that the public should be notified that conflicting information has been presented by the real estate
developer.
COPY FROM ELECTRONICALLY TRANSMITTED DOCUMENT
This document originally issued and sealed
by
Thomas S Blue PE (023498) PLS (L-4093)
on
2006 January 18.
This medium shall not be considered a certified document.
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