SW3190704_Report_(Wetland)_20191011

SUMMIT
ENGiNEER1NG • LABORATORY- SURVEYING
October 3, 2019
Mr. Earl Coulston
Coulston Enterprises
8332 Regent Parkway
Fort Mill, SC 29715
Subject: Letter of Preliminary Wetland Determination
Skyland Drive Townhomes
991 S. Skyland Drive
Mount Pleasant, NC 28124
SUAUMT Project No. 3 644.06
Dear Mr. Coulston:
This letter presents the findings of our preliminary wetland determination of the Skyland Drive
Townhomes site, located at 991 S. Skyland Drive, in Mount Pleasant, Cabarrus County, NC.
Our wetlands determination of the subject site consisted of a limited inspection of the subject
site's soils, hydrology, vegetative cover, and a brief review of available documents, (i.e. USGS
Topographic maps, USDA Soil Surveys, NWI Maps, and/or Aerial Photographs, etc.).
Furthermore, a wetlands determination should not be confused with a formal wetland's
delineation and jurisdictional determination, and the information disclosed in this letter should
be considered preliminary, for the purposes of site planning. This work was performed in
general accordance with the US Army Corps of Engineers (USACE) Wetlands Delineation
Manual Technical Report Y-87.
Based on the USACE guidelines, wetlands are defined as areas that are inundated or saturated
by surface or groundwater at a frequency or duration adequate to support vegetation adapted for
life in saturated soil conditions including bogs, swamps marshes and similar areas. Wetlands
determinations are based on the interaction of three parameters: hydrology, vegetation, and soil
types.
The preliminary findings and recommendations detailed in this letter are specific to this
particular project area. This letter does not include any environmental assessment of soils,
surface water or groundwater, the determination of noise impact, the assessment of air quality,
the identification of cultural resources, and/or the identification of endangered species. These
services are beyond the scope of services of a preliminary wetland determination.
ENGINEERING • LABORATORY *TESTING
3575 Centre Circle Drive I Fort Mill, South Carolina 29715 1 (704) 504 - 1717 1 (704) 504 - 1125 (Fax)
WWW. SU M M 1T-COM PAN [ ES. COM

Wetland Determination Report
Skvland Drive Townhomes
SITE OVERVIEW
SUMMIT Project Number 3644.06
October 3, 2019
Site Location: The subject site is located at 991 S. Skyland Drive, in Mount Pleasant, Cabarrus
County, NC. The location of the site relative to the nearby streets is shown in the "Site Location
Map", Figure 1 in Appendix A.
Site Information: The subject site is generally regular in shape and was noted to be comprised
of one (1) contiguous 4.33-acre parcel, described as Cabarrus County TMS# 08-024-0029.00.
The majority of the site consists of undeveloped and partially wooded land. No obvious
improvements or structures were observed, at the time of our visit.
SUMMARY OF DOCUMENT REVIEW
In order to establish the necessary background documentation to support the wetlands
determination, SUMMIT personnel reviewed relevant documents, with our findings
summarized in the following sections:
USDA Soil Survey: According to the USDA Soil Survey of Cabarrus County, North Carolina,
the majority of the near surface soils at the site belong to the Enon sandy loam soil series.
According to the USDA Hydric Rating by Map Unit for Cabarrus County, North Carolina, the
Enon soil series is not listed as "hydric", meaning the map unit is not normally conducive to
supporting wetland soils.
USGS Topographic Maps: Topographically, the site is located on a side slope of a local ridge
series in the Piedmont Physiographic Province of North Carolina. More specifically, the subject
site was noted to be sloping to the south-southeast towards an on -site man-made pond. The
pond then discharges into an unnamed tributary of Adams Creek, located further southeast of the
site. Ground surface elevations across the site appear to range from 690 to 650 feet above mean
sea level. General topographic information was obtained from the USGS Mount Pleasant 1999
topographic quadrangles, Figure 3 in Appendix A.
Based on the ground surface topography, it appears that the stormwater and groundwater flow is
generally to the south-southeast.
USFWS National Wetland Inventory (NWI) Map/Infra-Red Mapping: Upon review of the
latest available NWI map for the subject site vicinity, (2019), the on -site pond and associated
tributary are "mapped wetlands". No other "mapped wetlands" are depicted within the
boundary of the subject site. Based on observed infra -red maps of the site vicinity, the site
appeared to be depicted mainly by a red thermo signature, which commonly denotes uplands
vegetation or unsaturated (dry) soil conditions, with the exception of the on -site pond and
associated tributary. General information was obtained from the NWI map database and USDA,
Figure 6 in Appendix A.
2

Wetland Determination Report
Skvland Drive Townhomes
SUMMIT Project Number 3644.06
October 3, 2019
SUMMARY OF SITE OBSERVATIONS
SUMMIT staff visited the site on October 2, 2019 in order to observe the subject site's
hydrology, vegetative ground cover and soil types. The following sections summarize our
observations:
Observed Hydrology: During our visit, our personnel did not observe any obvious hydrology,
with the exception of the man-made pond and its discharge channel toward an off -site tributary
of Adams Creek. A small drainage feature feeds into the northern side of the pond, however,
this drain was relatively dry, at the time of our visit. This drain likely contains water only during
or immediately after periods of heavy rain -fall.
Observed Vegetation: Our personnel conducted multiple transects around the perimeter of the
site, and numerous transects throughout the interior of the site. The dominant plant species
identified within the boundaries of the subject site were as follows:
Dominant Plant Species
Stratum
Indicator
Lobloll Pine Pinus taeda
Tree
FAC
Eastern Red Cedar Juni erus vir iniana
Tree
FACU
Northern Red Oak Quercus rubra
Tree
FACU
Flowering Dogwood Comus florida
Tree
FACU
The predominant vegetation within the subject site is considered FACU. Therefore, hydrophytic
vegetation (i.e. vegetation with an indicator status of Obl, FacW, Fac over 50 percent
dominance) is not present throughout the majority of the subject site.
However, it should be noted that hydrophytic vegetation was observed near and in the man-
made pond, but appeared to be contained to the area of the pond itself and its associated drain.
Observed Soil Conditions: During our visit, our personnel conducted multiple hand augured
soil borings to depths of up to 20 inches below ground surface, at various locations throughout
the man-made pond area. In general, the borings from the suspect wetland area exhibited 1 OYR
2/1 sandy loam from 0 to 8 inches overlying a 10YR 3/2 sandy loam which continued all the
way to 20 inches. The soil properties observed are considered low chroma, and there were
obvious primary and/or secondary hydric soil indicators, at the time of our visit. Therefore, the
soils in the area of the pond do appear to contain hydric soils.
No other areas of the site appeared to contain characteristics of hydric soil indicators, at the time
of our visit.
3

Wetland Determination Report
Skvland Drive Townhomes
CONCLUSIONS
SUMMIT Project Number 3644.06
October 3, 2019
From our review of the available documents, we have determined that the subject site; 1.) does
appear to have a heat signature indicative of a site with wetlands, 2.) does appear to have surface
and/or stormwater draws that allow ponding or collection on the subject site, and 3.) does appear
to contain "hydric soils" within the subject site -area of concern. Furthermore, from our
observations of the site made during our visit, we have determined that the subject site; 1.) does
appear to have soils conducive to supporting wetlands, 2.) does appear to show obvious signs of
wetland hydrology, and 3.) does appear to have hydrophytic vegetation that inhabit typical
wetlands. Therefore, it appears that the site does contain all three criteria for freshwater
wetlands.
The area of potential wetlands appears to be contained to the on -site man-made pond and its
associated drainage feature to the southeast. Furthermore, based on "site development plans"
provided to SUMNHT by the user of this report, it does not appear that any planned
development activities would impact the on -site "wetland" and/or "Waters of the US" areas,
specifically the on -site man-made pond and its associated drainage feature. (This opinion is
based upon the provided site plans being accurate and not substantially altered moving forward.)
For the purposes of this report, the suspect wetland area was delineated in the field with pink
wetland flagging. However, this flagged boundary has not been confirmed by the USACOE as
the actual wetland boundary.
BASIS FOR CONCLUSIONS
The conclusions presented in this report are preliminary and are based on our understanding of
the project information, our interpretation of the data obtained during our preliminary
investigation and our experience with similar site and project conditions. A wetlands
determination should not be confused with a wetlands delineation and jurisdictional
determination, due to the higher level of care and number of borings required to perform a
formal delineation. If a more accurate determination of the presence/absence of wetlands on the
subject site is required, then the subject site will need to be formally delineated, and the
delineated jurisdictional area(s) (or lack thereof) verified by the U.S. Army Corps of Engineers
(USACOE) before any development occurs. Impacts to any unidentified or delineated
jurisdictional wetlands, without the express written permission of the USACOE/OCRM and/or
local regulatory agencies, will likely result in a violation of the clean water act and/or the
assessment of stiff fines.

Wetland Determination Report
Skvland Drive Townhomes
CLOSING
SUMMIT Project Number 3644.06
October 3, 2019
SUMMIT appreciates the opportunity to provide our professional services for you on this
project. If you have any questions concerning the information in this report or if we may be of
further service, please contact this office.
Sincerely yours,
SUMMIT ENGINEERING, LABORATORY & TESTING, INC.
Patrick W. Lowery, PG
Senior Environmental Manager
Attachment: Figures 1-6
Photo Log
Qualifications
Morgan W. Drakeford, SC Forester 91805
Environmental Professional
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Site Location Map
Skyland Drive Townhomes
991 S. Skyland Drive
SUMMIT Mt. Pleasant, North Carolina
CNGINC CRI KG - L AnOR ATO RY- TCSTI NG
SUMMIT ELT, PC Scale
3644.06 NTS
Figure 1

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Source: Site plan provided by user of report Prepared ByXDate: MD\10/19
Checked By\Date: PL\10/19
Site Boundary Sketch
Skyland Drive Townhomes
991 S. Skyland Drive
SUMMIT Mt. Pleasant, North Carolina
ENG1 NEE RING- LABORATORY- TE RTI NQ
SUMMIT ELT, PC Scale
3644.06 NTS
Figure 2

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USGS Topographic Map
Skyland Drive Townhomes
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SUMMIT
C NGI N C C RI MG - LA BO RA70RY-7ESTING
991 S. Skyland Drive
Mt. Pleasant, North Carolina
SUMMIT ELT, PC
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3644.06
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Figure 3

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NOTE" No hydric soils listed and percentages are estimated
Source: USDA Soil Map, dated 2018 Prepared By\Date: MDX10/19
Checked By\Date: PLX10/19
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Soil Type Map
Skyland Drive Townhomes
991 S. Skyland Drive
SUMMIT Mt. Pleasant, North Carolina
ENGINE ERI NG- LABOR ATO RY - TE 9TI NG
SUMMIT ELT, PC Scale
3644.06 NTS
Figure 5

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Source: USFWS National Wetland Inventory, dated 2019 Prepared By\Date: MDX10/19
Checked By\Date: PLX10/19
National Wetland Inventory - NWI Map
i Skyland Drive Townhomes
991 S. Skyland Drive
SUMMIT Mt. Pleasant, North Carolina
E NGINE[RING, LABORATORY• TESTING
SUMMIT ELT, PC Scale
3644.06 NTS
Figure 6

Skyland Drive Townhomes, Wetland Determination
Mt. Pleasant, North Carolina
Summit Project Number 3644.06
October 3, 2019
11 Skvland Drive Townhomes 11 Photos4rabh Sheet 11 Mt. Pleasant. NC 11
Photograph #1 Remarks
View of typical site
conditions and
vegetation found in
the majority of the
site.
Photograph #2 Remarks
View of typical site
conditions and
vegetation found in
the majority of the
f &A- site.

Skyland Drive Townhomes, Wetland Determination
Mt. Pleasant, North Carolina
Summit Project Number 3644.06
October 3, 2019
Pleasant, NC
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Cabarrus County Property Report
Parcel Information Number Property Real ID
56609540830000 08-024-0029.00
Land Units Land Units Type
4.33000000 AC
Legal Description
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©;pA9 Microsoft Corporation, © 2019 HERE
First Owner Name Second Owner Name
S & C CAROLINA GROUP LLC
Mailing Address Physical Address(es)
8332 REGENT PKWY FORT MILL SC 29715 1060 ABBOTT ST MT PLEASANT NC 28124
1060 ABBOTT ST MT PLEASANT NC 28124
1050 ABBOTT ST MT PLEASANT NC 28124
1050 ABBOTT ST MT PLEASANT NC 28124
991 S SKYLAND DR MT PLEASANT NC 28124
991 S SKYLAND DR MT PLEASANT NC 28124
Land Value Building Value Assessed Value Market Value
71500 0 71500 71500
Sale Year Sale Month Sale Price Deed Book Deed Page
2019 4 65000.00000000 13446 0151
Elementary School Middle School High School
Mt Pleasant ES Mt Pleasant MS Mt Pleasant HS
Voter Precinct Zoning Muncipal District Township
08-00 CZ-RH TOWN OF MOUNT PLEASANT Township 8, Mount Pleasant
Soil Report for Parcel Floodplain Report for Parcel
Soil Type Acreage Percentage Floodway 100 Year 500 Year FIRM Panel Number
EnB 2.01 50.05 No No No 5660
EnD 2.00 49.95
Permits Issued on Parcel
Cabarrus County shall not be held liable for any errors in the data represented on this record. This includes errors of omission, commission, concerning the content of
the data, and relative positional accuracy of the data. The data cannot be construed to be a legal document. Primary sources from which this data was compiled must be
consulted for verification of information represented on this map document.
Report Created By Cabarrus County IT Department. 9/26/2019 8:44:22 AM
Data Sources: Cabarrus County Land Records, Microsoft Bing Maps
1

Permit Number Permit Type Status Issue Date
Cabarrus County shall not be held liable for any errors in the data represented on this record. This includes errors of omission, commission, concerning the content of
the data, and relative positional accuracy of the data. The data cannot be construed to be a legal document. Primary sources from which this data was compiled must be
consulted for verification of information represented on this map document.
D
Report Created By Cabarrus County IT Department. 9/26/2019 8:44:22 AM
Data Sources: Cabarrus County Land Records, Microsoft Bing Maps

QUALIFICATION(S) OF ENVIRONMENTAL PROFESSIONALS
The environmental professionals for this project are listed below.
Mr. Lowery is a registered Professional Geologist (PG) in the States of South Carolina, North
Carolina and Georgia and a Senior Environmental Manager for SUMMIT. Mr. Lowery has over
fifteen years of experience in the environmental field for projects throughout the Southeastern
United Sates. Previous environmental experience includes the performance of geologic studies,
groundwater monitoring for solid waste facilities, environmental investigations including: Phase
I ESAs, Phase IUIII ESAs, wetlands, threatened and endangered species, cultural resource survey,
UST assessments, and the performance of remediation of contaminants (Soil and Groundwater).
Mr. Drakeford is a registered Forester in the State of South Carolina and an Environmental
Professional for SUMMIT. Mr. Drakeford has over nineteen years of experience in the
environmental field for projects throughout the Southeastern United Sates. Mr. Drakeford has
successfully completed an ACOE approved, 38-Hour Wetland Delineation Course. Previous
environmental experience includes timber mensuration and marketing, timber harvesting operation
management, environmental investigations including: Phase I ESAs, Phase IUIII ESAs, wetlands,
threatened and endangered species, cultural resource survey, UST assessments, and the
performance of remediation of contaminants (Soil and Groundwater).
We declare that the best of our professional knowledge and belief, we meet the definition of
Environmental Professional as defined in §312.10 of 40 CFR 312 and we have the specific
qualifications based on education, training, and experience to assess a property of the nature,
history, and setting of the subject property.