brown site - loopnet€¦ · the proposed brown site is located in rowan county, nc, and is located...

Brown SiteRowan County, NC

Duke Energy Site Readiness ProgramNovember 18, 2015

Prepared For: Prepared By:LANDSCAPE ARCHITECTURE

CIVIL ENGINEERING • LAND PLANNING

www.stimmelpa.com

stimmel

US Hwy 70 / Statesville Blvd

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LANDSCAPE ARCHITECTURE CIVIL ENGINEERING LAND PLANNING

November 18, 2015

Mr. Stu HeishmanVice PresidentEconomic Development and Business DevelopmentDuke Energy Carolinas526 South Church StreetCharlotte, NC 28202

Re: Duke Energy’s Site Readiness Program Rowan County - Brown Site

Dear Stu:

Stimmel Associates, PA cordially submits the following summary report for the Rowan County - Brown Site as part of the Duke Energy’s Site Readiness Program. The summary report expands upon the nine (9) analysis / conceptual site plan exhibits prepared for the site. The summary report and exhibits provide relevant information regarding key physical features of the site and approximate site developable area. All information outlined within the summary report and exhibits concerning county/city ordinances or governmental regulations and physical site information are based on the best information available at the time of the report.

Sincerely,

Stimmel Associates, PA

Stephen OwenProject Manager

CC: Randy Broome

LANDSCAPE ARCHITECTURE CIVIL ENGINEERING LAND PLANNING Page 1

Rowan - Brown SiteSummary Report

Rowan County - Brown Site Summary Report

1. Existing Conditions Map: The proposed Brown Site is located in Rowan County, NC, and is located outside, but partially contiguous to the western edge of the Town of Cleveland. Although the site is not located within the Cleveland town limits, it does lie within the town’s Extra-Territorial Jurisdiction (ETJ) and is subject to zoning and development ordinance requirements of the municipality. The total site acreage is approximately 115.85 acres per Rowan County Tax Records. Site acreage per Rowan County digital GIS data is approximately 110.50 acres. Maps in this report were created utilizing the digital GIS data, and therefore acreage calculations are based on the GIS acreage of 110.50.

a. Vehicular Site Access: The proposed Brown Site has approximately 3,000 lf of frontage along Amity Hill Road (SR 1001) and approximately 1,032 lf of frontage along US Hwy 70 (Statesville Boulevard). US Hwy 70 is a standard four lane thoroughfare with substantially restricted full left turn vehicular movements. Amity Hill Road is a standard two lane road. The site also has approximately 667 lf +/- of frontage along SR 1744, a frontage road to US Hwy 70 with right-in / right-out access only to US Hwy 70. Additional road improvements will likely be required at major points of vehicular access to the site to handle anticipated increases in truck and other traffic.

b. Railroad Access:There is no rail access available to this site.

c. Environmental Features: The Brown Site is currently undeveloped consisting primarily of cleared pasture land with woodland pockets of mixed hardwoods and evergreen trees. Wooded areas are concentrated around a large freshwater pond (approximately 4 acres) located in the northern corner of the site adjacent to US Hwy 70. Woodland pockets also occur at other low lying areas primarily at the western edge of the property. A smaller pond (approximately 0.5 acre) is indicated on earlier aerial photo images, but is currently classified as a wetland pocket per Rowan County GIS data. A small barn / storage building is located in the central portion of the site. The most current USGS Quadrangle Maps shows two streams: an intermittent stream flowing toward the northwest at the western corner of the site and a perennial stream also flowing northwest below the dam of the larger pond. A review of the US Fish & Wildlife Service National Wetlands Inventory identifies the two previously mentioned freshwater ponds. Per the June 16, 2009 FEMA Firm map (3710479200J, Panel 4792) no flood hazard area has been mapped on the site. An approximately 50 foot wide, PSNC Energy’s natural gas transmission line right-of-way traverses the western portion of the property. Especially given the presence of identified wetlands and streams, it is recommended that an environmental consultant be retained to determine and verify the actual scope of streams and wetlands on the site and their potential impacts on the site’s overall developable area.

d. Zoning: The project site is currently located within the Town of Cleveland’s ETJ and therefore subject to the town’s zoning and development ordinance authority. Since the site is currently zoned A-1 (Agriculture) and does not permit the proposed industrial uses, rezoning to either M-1 (Light Industrial) or M-2 (Heavy Industrial) zoning classification will be required. The portion of the property fronting US Hwy 70 may also be subject to TCO (Thoroughfare Corridor Overlay) District requirements if annexed into the Town of Cleveland and may require additional building setback distances, utility screening and streetyard landscaping. The TCO District requires a 100 foot buffer strip along US Highway 70, but may be reduced to a minimum of 30’ with Board of Commissioners approval. A minimum 35 foot wide, Grade 4 landscape bufferyard is required between industrially zoned districts and adjacent residential or agriculturally zoned properties.

Scott

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Property was rezoned to M-1 (Light Industrial) in 2016.

Scott

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Marked set by Scott

Scott

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Wetlands Report completed in 2015.



e. Watershed: According to the Rowan County Water Supply Watershed Map, this site does not lie in a water supply watershed. No additional environmental / development regulations associated with watersheds will apply to this site.

f. Utilities: Electrical Service - Duke Energy provides a 24 kV distribution line along US Hwy 70 and Amity Hill Road adjacent to the site. A 100kV transmission line is located less than a mile from the site to the east. The property is served by the Elmwood Substation located approximately 5.5 miles from site. The available electrical capacity is more than 2.5 mW. Duke Energy is the service provider. Water - Water services would be provided by the Salisbury-Rowan Utilities. There is an existing sixteen (16) inch water line which serves the site is located within the US Hwy 70 right-of-way with a total capacity of 4.25 mgd.Sewer - Sewer service would be provided by the Town of Cleveland. Sewer service is available to the property via an existing gravity sewer line along the south side of US Hwy 70 and SR 1744 to the Amity Hill Pump Station which is located at the property line near the site’s northern most low point. The total capacity of the force main serving the site is 0.2 mgd. The Town of Cleveland’s Waste Water Treatment Plant is located approximately 1.8 miles from the site, with a total capacity of 0.270 mgd and an allocated capacity of 0.175 mgd. Depending on the end user requirements, additional costs and scheduling may be necessary to upgrade sewer service to the needed level of wastewater capacity. Natural Gas - An existing 2 inch Piedmont Natural Gas line is located approximately 475 feet away at the intersection of Old Amity Hill Road and Clearview Road. The gas line has a pressure of 150 psi. Fiber Optic - Telecommunications services to the site are provided by AT&T. An aerial T-1 fiber optic line is located along US Hwy 70.

g. Surrounding Uses: The site is situated in a transitional area between several large industrial complexes employing greater than 2,700 workers located to the north, northeast and east of the site and rural agricultural areas to the south, southwest and west. A few large-lot and widely scattered single family homes are also located south and west of the property off Amity Hill Road.

2. Aerial Map: Aerial imagery from the Rowan County GIS shows most of the site comprised of vacant open pasture land with smaller areas of mixed hardwoods and evergreen trees generally located in low lying areas. A vacant barn / storage shed is located in the central part of the site. A large 4.1 acre +/- freshwater pond is situated in the northern most corner of the site adjacent to US Hwy 70 and another smaller pond / wetland pocket (0.5 acre +/-) is shown in the southern portion of the property. Contiguous to the site on the north side of US Hwy 70 is a large manufacturing facility. Other large industrial uses and smaller scale retail, commercial, and office uses are also located to the north and east of the property. An evergreen forest plantation is located opposite the site on the south side of Amity Hill Road and a landscape nursery is located to the west.



3. Elevation Map: The elevation map highlights the elevation change from higher elevations to lower elevations by color coded intervals along with subsequent high points and low points. Total elevation change across the site is approximately 70’ of relief. The highest point of the site, approximately 798’ elevation, is located at the southwestern edge of the property near Amity Hill Road. Another area of higher elevation, approximately 778’, is located at the northeastern panhandle of the site adjacent to SR 1744, a frontage road adjacent to US Hwy 70. The lowest point of elevation, approximately 728’, occurs along the northern property line adjacent to US Hwy 70 just below the dam of the 4.1 acre pond. Another low point, approximately 738’ occurs at the northwestern corner of the property along an intermittent stream channel.

4. Slope Analysis Map: The slope analysis map highlights areas where development may be limited by slope conditions. The site consists primarily of slight to moderate slopes which are generally supportive of larger footprint buildings and development. Approximately 95.1 % of the site has slopes 10% or less. The remaining portion of the site contains slopes 25% or less. The steeper slope conditions are minimal and have negligible adverse impacts on development. They are primarily located around the existing pond and the stream channel in the western portion of the property. Additional earthwork may be required to provide large developable pads for industrial uses.

5. USDA Soils Survey Map: The Soils Survey map outlines the soil data per the United States Department of Agriculture Web Soil Survey based on information produced by the National Cooperative Soil Survey. The greatest portion of the site, approximately 69.4%, is comprised of Enon fine sandy loam soils (EnB and EnC). These soils are deep and well drained, but have a high shrink-swell potential. Some foundation reinforcement and road amendments may be required, but these soils are generally suitable for larger footprint buildings and vehicular roadway and parking areas. Approximately 20.5% of the site consists of Mecklenburg clay loam (MeB2 and MeC2). These soils are also deep and well drained and have a moderate shrink-swell potential. Similar to Enon soils, these Mecklenburg soils may also require some foundation and roadway reinforcements. Enon very cobbly loam (EsC) comprises 5.0% of the site. This soil is very deep, well drained and has a high shrink-swell potential. Large stones 10-24 inches in diameter and some small boulders may be found in this soil. This soil type is generally suitable for larger scale construction projects. Less than 1% of the site consists of Udorthents loamy soils. This soil has been disturbed and is somewhat unpredictable in its properties and is typically not well suited for construction. Only a very small portion of the site in the northeastern panhandle of the site contains these soils and should not pose problems for overall site development. 3.7% of the site is composed of water.

6. Buildable Area Map: The buildable area map identifies the areas of the site that are most suitable for development. Two primary buildable areas have been identified on the site, as defined by the stream, wetlands, and natural gas line. These features were excluded from the buildable areas, as well as their associated buffers and easements. Additionally, the Amity Hill pump station, existing pond, and the 100’ buffer strip along US Highway 70 (per Thoroughfare Corridor Overlay District) were also excluded. Buildable Area A is located in the western portion of the site and extends to the existing natural gas line. This area is approximately 21.42 acres +/-. Buildable Area B is located in the eastern portion of the site and fronts US Highway 70 and is approximately 69.21 acres +/-. The total buildable area is approximately 90.63 acres or 78.23% of the site. Two additional areas were identified on the site and classified as marginal buildable areas. Development potential in these areas are significantly limited due to constraints associated with access, lot width, and stream crossings. These areas comprise of less than 10% of the site. It should also be noted that additional building limitations along lot boundaries will apply due to required bufferyard screenings and building setbacks. As mentioned previously, it is recommended that an environmental consultant be retained to further delineate stream and wetland locations and any other environmental factors that may influence the buildable area and pad size for an industrial facility.

Scott

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Wetlands Report completed in 2015.

Scott

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7. Conceptual Master Plans: The three conceptual master plans show multiple industrial lot configurations with building footprints ranging from 45,000 sf to 500,000 sf. For these concepts, the potential streams as described previously in Section 1(c) were assumed to be classified as jurisdictional waters and treated as such. Sites show pad elevations based on a preliminary review of existing topography, as well as approximate areas for stormwater management devices. Final grading, stormwater devices, locations, and sizing would be determined during final engineering. Proposed access locations along US Highway 70 and Amity Hill Road will require approval by applicable regulatory agencies, as well as any additional road improvements that may be necessary. Due to the increased circulation benefits, it is recommended to investigate conversion of the existing right-in/right-out at US Highway 70 into a full access.

a. Concept 1: This concept attempts to maximize the site with the largest feasible building footprints. The site is divided into two lots divided by the existing gas line. The western portion of the site, Lot 1, is approximately 23.78 acres and allows for a 100,000 sf +/- building facility. A new entrance drive aligned with Hall Road will provide access to the site. Additional buffering along Amity Hill Road is shown in order to reduce the required 200’ front yard setback along road frontage adjacent to residential uses. The eastern portion of the site, Lot 2, shows a 500,000 sf +/- building footprint on approximately 86.72 acres. It also includes a separate 90,000 sf +/- 3 story office facility with high visibility along US Highway 70. The existing pond remains and can serve as an amenity feature for this site. Two new access drives are shown along Amity Hill Road, as well as a new tie-in to the existing right-in/right-out connection to US Highway 70.Concept 1 provides two total lots, with a total building square footage of 690,000 sf +/-.

b. Concept 2Similar to the previous concept, Concept 2 shows larger building footprints. The site is divided into 4 lots, with building sizes ranging from 45,000 sf to 250,000 sf +/-. The largest lots, Lot 2 and Lot 4, with 33.54 and 25.39 acres +/- respectively, both contain 250,000 sf facilities. Additionally, approximately 14.57 acres of the site are reserved for common areas that include the existing pond and can be utilized as amenity features with fountains, trails, or shelters. A new public road connects Amity Hill Road with US Highway 70 and serves as the main circulation connector through the development as well as minimizing access locations along Amity Hill Road. It would be very desirable to pursue converting the US Highway 70 right-in/right-out into a full access. Each lot contains a stormwater management device to handle stormwater requirements. Concept 2 provides four total lots, with a total building square footage of 680,000 sf +/-.

c. Concept 3This concept divides the tracts into smaller lot sizes in order to provide a diverse set of uses and lot configurations. Proposed facilities range from 80,000 sf to 150,000 sf +/- buildings, with the majority being greater than 100,000 sf. Similar to Concept 2, a new connector road would run through the site providing the majority of access points for each lot. In order to maximize developable area, this option shows the pond as drained and the potential re-establishment of a stream. Additional permitting and approvals will likely be required as part of those impacts. As before, individual stormwater devices will service their respective lots.Concept 3 provides six total lots, with a total building square footage of 690,000 sf +/-.

M-2

M-2

GBD

M-1

R-20

M-1

A-1

A-1

A-1

A-1

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Town of Cleveland ETJ

Intermittent Stream per USGS

30’ Stream Buffer (typ.)

Wetland per Rowan County GIS data (typ.)

Pond per USGS

Perennial Stream per USGS

IE Easement

PSNC Energy Natural Gas Transmission Line

and 50’ Easement

100’ Buffer Strip Along US Hwy 70 Frontage (per Thoroughfare Corridor Overlay District)

Ex. AT&T 144 Fiber Copper Line

24kV Duke Energy Distribution Line


Ex. Force Main

Duke Energy 100kV

Transmission Line (1.4 miles +/-)

Duke Energy 100kV

Transmission Line

(0.25 miles +/-)

2” 150 PSI Piedmont Natural Gas Line

Sanitary Sewer Gravity Line

Ex. Amity Hill Pump Station


Ex. 16” Water Line

Road Name - Straight


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NorthScale: 1” = 350’

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Brown Site

Prepared for:

Project #: 15-090Prepared by:

Rowan County, NC 11/18/2015

601 N. TRADE STREET, SUITE 200WINSTON-SALEM, NC 27101www.stimmelpa.com 336.723.1067

LANDSCAPE ARCHITECTURECIVIL ENGINEERING

LAND PLANNING

stimmel

Existing Site Features Map

SITE DATAJurisdiction: Town of Cleveland ETJZoning: Existing: A-1 Agricultural Proposed: M-1 Light IndustrialWatershed Site is not located in a water supply watershed.Site Acreage: 110.50 AC +/- (Per digital Rowan County GIS data) (115.85 Ac. +/- per tax data)

Existing Site Features

Zoning Districts

Jurisdictional Boundary

Existing Power Line

Existing Gas Line

Existing Water Line

Existing Sanitary Sewer Line

Existing Force Main

Existing Fiber Optic Cable

USGS Blue-Line Stream

USGS Intermittent Stream

FOC

FM

EGWSS

This is a preliminary site plan based on limited information and therefore may not reflect final site features. Minimal site research has been conducted. Site conditions may change significantly.

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LAND PLANNING

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Aerial Map

SITE DATAJurisdiction: Town of Cleveland ETJZoning: Existing: A-1 Agricultural Proposed: M-1 Light IndustrialSite Acreage: 110.50 AC +/- (Per digital Rowan County GIS data) (115.85 Ac. +/- per tax data)


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728’+/-

778’+/-

778’+/-

770’+/-

780’+/-798’+/-

738’+/-

774’+/-

744’+/-

744’+/-

Lowest Point728’ +/-

Highest Point798’ +/-



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LAND PLANNING

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Elevation Map


Elevation Analysis Legend

<730’

730-740’

740-750’

750-760’

760-770’

770-780’

780-790’

>790’

Low Points

High Points


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Slope Analysis Map


Slope Analysis LegendSlope Range Area % of Site

0 - 5% 76.67 AC +/- 69.38 %

5 - 10% 28.42 AC +/- 25.72 %

10 - 15% 4.34 AC +/- 3.93 %

15 - 25% 1.06 AC +/- 0.96 %

25 - 35% 0.01 AC +/- 0.01 %

35 - 100% 0.00 AC +/- 0.00 %


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MeB2

MbB

MeB2

EnC EsC

EnB

EnB

MeC2MeB2

Ud

W



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Soil Map


Soils Legend

EnB Enon fi ne sandy loam, 2 to 8 percent slopes

EnC Enon fi ne sandy loam,8 to 15 percent slopes

EsCEnon very cobbly loam,4 to 15 percent slopes,very stony

MbB Mecklenburg loam,2 to 8 percent slopes

MeB2Mecklenburg clay loam,2 to 8 percent slopes,eroded

MeC2Mecklenburg clay loam,8 to 15 percent slopes,eroded

Ud Udorthents, loamy

W Water


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Buildable Area A21.42 Acres +/-

Buildable Area B69.21 Acres +/-

MarginalBuildable Area A3.27 Acres +/-

MarginalBuildable Area B2.21 +/-

Ex. Amity Hill Pump Station100’ Buffer Strip Along US Hwy 70 Frontage (per Thoroughfare Corridor Overlay District) Road Name - Straight


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This site has been evaluated as part ofDuke Energy’s Site Readiness Program

Buildable Area Map


Buildable Area LegendBuildable Areas90.63 Acres78.23% of total site areaMarginal Buildable Areas5.48 Acres9.59 % of total site area

Non-Buildable Areas due to Stream Buffer

Non-Buildable Areas due to Wetlands

Steep Slopes (>25%)


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Existing Pond

Stormwater Management Device



500’

1000’

250’

400’

Existing Wetland



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Lot 1 Lot Size: 23.78 Acres +/-Building Size: 100,000 sf +/-Building FFE: 780’ +/-

Lot 2 Lot Size: 86.72 Acres +/-Total Building Size: 590,000 sf +/-

Offi ce Building (3 Story)Building Footprint: 30,000 sf +/-Buiding Size: 90,000 sf +/-Building FFE: 780’ +/-

Industrial Facility (1 Story)Building Size: 500,000 sf +/-Building FFE: 768’ +/-

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Concept 1

Concept 1Total Lots: 2 LotsTotal Building: 690,000 sf +/-Total Lot Acreage: 110.50 Ac. +/-Common Area: 0.00 Ac. +/-Road Right-of-Way: 0.00 Ac. +/-Total Acreage: 110.50 Ac. +/-


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850’

300’

300’

150’

450’

300’

850’

300’

Existing Pond





Existing Wetland



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Common Area 2Lot Size: 2.83 Acres +/-


Lot 4Lot Size: 25.39 Acres +/-Building Size: 250,000 sf +/-Building FFE: 761’ +/-



Common Area 1Lot Size: 11.74 Acres +/-

Right-Of-WayDedication

ROW: 3.47 Acres +/-

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Concept 2

Concept 2Total Lots: 4 LotsTotal Building: 680,000 sf +/-Total Lot Acreage: 92.46 Ac. +/-Total Common Area: 14.57 Ac. +/-Road Right-of-Way: 3.47 Ac. +/-Total Acreage: 110.50 Ac. +/-


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300’

400’

200’

500’

450’

200’ 600’

250’

250’

600’

400’

200’





Existing Wetland

Stormwater Management DeviceDrain Existing Pond and

Re-establish Stream & Buffer



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Common AreaLot Size: 2.83 Acres +/-

Right-Of-WayDedication

ROW: 3.96 Acres +/-

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Concept 3

Concept 3Total Lots: 6 LotsTotal Building: 690,000 sf +/-Total Lot Acreage: 103.71 Ac. +/-Common Area: 2.83 Ac. +/-Road Right-Of-Way: 3.96 Ac. +/-Total Acreage: 110.50 Ac. +/-


brown site - loopnet€¦ · the proposed brown site is located in rowan county, nc, and is located...

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