Sandy Point Development
Client: The Fund for Sandy Point North Carolina, LLC (Attn: Sam Young)
Quible Participation: SEPA EA (FONSI), CAMA Major Permitting through the CRC Variance Process, NPDES Permitting, Stormwater Management Plan Design and Permitting, Extensive Surveying, Section 404 Delineation, Soil Erosion and Sedimentation Control Plan, US Army Corps of Engineers Individual Permitting, 401 Water Quality Certification, etc.
Sandy Point is a 930 acre tract that is bisected by NC 37 on the Albemarle Sound near the Town of Edenton. The Fund for New Urbanism, LLC, the parent of FSP, is a for-profit development company organized by the town planners and architects of Duany Plater-Zyberk & Company (DPZ). FNU’s mission is to demonstrate the advantages of mixed use, traditional neighborhood development as an alternative to conventional, suburban development. While the latter tends to convert waterfront property into single family lots and to exclude the general public, traditional neighborhood development preserves waterfront property for public purposes. Development on the west side of the Property is proposed to comply with the prescription for the “New Urban Waterfront” (NUW) pilot project authorized by the North Carolina General Assembly (S.B. 732) in July 2004. This NUW pilot project involves creation of a 40 acre harbor (to be excavated out of existing farm fields on the property adjacent to the Sound. As a NUW, the project has been permitted to construct up to the waters’ edge and over water in some areas of the harbor. A downtown esplanade and marina will be the center of this new town. A robust stormwater management plan designed by Quible will capture treat and store rainwater rather than allowing discharge to public trust waters of the harbor and Sound. There is a secondary harbor (10 acres) to be similarly excavated out of uplands. Except for the connection points of the harbors to the Sound, the rest of the Albemarle Soundfront property is preserved in conservation easements and made readily accessible to the general public. In addition, all Section 404 wetlands are preserved in a conservation easement.
The project involved permitting of access channels in the sound (from shore out to deep water). Based on submerged aquatic vegetation (SAV) habitat issues associated with channel dredging, an extensive SAV mitigation package had to be developed and approved. This is the first known private SAV mitigation project in North Carolina. To date, channel dredging is complete and the mitigation work is ongoing and is successful.