Rea Road Development Controversy Concerns Bald Eagles, Traffic and 640 Homes

BY CHASE JORDAN

FEBRUARY 28, 2024 5:50 AM

Russell Ranson knows a lot about the south Charlotte property that his company, RK Investors, wants to build hundreds of apartments and townhomes on. 

It sits between Elm Lane and Rea Road, and he grew up in the area fishing, hunting and riding motorcycles on the site. 

“I was there when it was country,” he said of the 53 acres where he wants to build the $220 million Sutherland development. It’s south of the Bevington Place neighborhood.

Although the Piper Glen area is less country now, some neighbors want to keep what’s left of the property without changes. They oppose the project are raising concerns about traffic, bald eagles and other wildlife being disrupted and environmental factors such as flooding. 

The project has been an ongoing issue since it was presented to city officials back in 2022.

Ranson believes growth is unavoidable. 

“There isn’t really an alternative for Charlotte because so many people want to come here,” he said. “We’re trying desperately to be a part of that solution and lean into that future. And there are a lot of people that are clawing, kicking, screaming, and dragging and saying hey ‘I don’t want any more.’ ”

A proposed south Charlotte development site is more than 900 feet away from a nest for a pair of bald eagles, which neighbors say has been maintained for 16 years, John D. Simmons Special to the Observer

FLYING HOME TO THE EAGLES’ NEST 

As golfers played on the greens at the Piper Glen country club recently, Ellie and Chris McIntire waited for two American bald eagles they named Piper and Glen to swoop in and come back home to their nesting area. Piper started chittering at her mate, Glen. 

The couple said RK Investors’ plans will disrupt the eagles’ way of life since they use the area to hunt and find fish in local ponds. The proposed site is more than 900 feet away from their nest, which has been maintained for 16 years, they said.

“Once they clear-cut all of that property, it definitely will be nothing there for the eagles to go to,” Ellie McIntire said. 

American bald eagles are a protected species by the U.S. Fish & Wildlife Service, but the McIntires said their nest is too far away to legally stop development. 

If construction activity is more than 600 feet from a nest, activity is unlikely to bother bald eagles to the degree that causes nest abandonment and cause a permit to potentially be rejected according to the wildlife service.

Chris McIntire started a petition with Change.org/savepiperglen in February 2023 to raise awareness about the eagles and to stop development. It has close to 20,000 signatures. 

“It’s made a big difference, just letting know people that this is here,” he said. “We’re still here a year later trying to convince people to not over-develop the property or perhaps not develop it at all.” 

Opponents also are voicing concerns online through a Blogspot for the Rea Road Neighborhood Coalition. 

“We are crowding out our wildlife, which is a darn shame,” John Reiter said.

If rezoning is approved this year, RK Investors would add 642 housing units. Up to 500 of them are allowed to be multifamily units, according to Ranson. The previous plan was for up to 1,100 units. 

Final rents will be determined by the market, but Ranson anticipates rent of up to $7,500 per month for town homes and one-bedroom apartment units are expected to start at $1,600.

“Charlotte needs housing in a big way and there are very few places left in the city to welcome newcomers,” he said. “This is one of those places.”

Bald eagles, Piper and Glen, spend time together at TPC Piper Glen, a golf and country club in the Charlotte area. Residents are worried a developer’s plan to build a village with 600 living units will disrupt the eagles way of life. John D. Simmons Special to the Observer

FLOODING CONCERNS 

The McIntires said flooding has gotten worse over the years at the nearby Piper Glen golf course because of water from local creeks and other infrastructure issues. They think the new development will add more.

Ranson said flooding exists in Piper Glen under certain storm conditions and the Sutherland project is downhill from Piper Glen. He said RK Investors will comply with all municipal rules by adding controls to mitigate storm water from its property. “It is important to understand that, currently, sections of a nearby golf course and other natural areas provide relief from excess storm water and flood on occasion,” Ranson said.

RK Investors is making plans to add apartments and townhomes between Elm Lane and Rea Road in south Charlotte. RK Investors

TRAFFIC CONCERNS ABOUT THE SITE 

Traffic is another matter worrying residents. 

A study from the Charlotte Department of Transportation indicates that the development will generate more than 4,000 vehicle trips per day. The annual average daily traffic count near the property for Rea Road and Elm Lane was 22,500 and 11,500 respectively, according to the North Carolina Department of Transportation.

Offsite improvements include intersection upgrades and 14 turning lanes on Rea Road and Elm Lane, which will reduce waiting times by up to a minute, according to Ranson. 

He said it’s a better alternative than a plan which gives the owner rights to start development under zoning laws. Instead, RK Investors would like to allow for more tree space by taking up less space with its project instead of building a neighborhood with single-family homes. 

And RK Investors is planning to save 15 acres of trees (more than what the local ordinance requires), restore a nearby pond for wildlife and add more than 3 miles of walking trails. Neighbors still have concerns.

“We’re not against development. We’re not against expanding Charlotte’s housing,” Chris McIntire said. “But we think in this case, since it’s surrounded by three sides by wetlands, Four Mile Creek in a FEMA flood zone, maybe we should step back and say, ‘Wait a minute, how should we really develop this?’"

Chris and Ellie McIntire have lived in Piper Glen for more than 20 years and have documented not only the eagles that nest near the golf club’s driving range but the flooding that occurs there. John D. Simmons Special to the Observer

SEEKING A COMPROMISE 

Charlotte city council member Ed Driggs, whose district covers the area, said the final decision about the petition may come down to a choice between a final proposal from the developer or another option with fewer units. 

Driggs understands that people are upset about the project, and he’s been working with the developer to find something more acceptable. 

If RK Investors is not successful with its zoning proposal, the firm has the option to build under rules already in place. That could result in 450 to 500-plus units instead of over 600, according to Ranson. But this also means having fewer trees and a possibility of fewer traffic improvements. 

“I will not support this if no solution can be worked out with residents,” Driggs said.

Chris and Ellie McIntire are concerned about a proposed development on 50 acres between Rea Road, Elm Lane and Bevington Place in south Charlotte. John D. Simmons Special to the Observer

NOT A GOOD FIT? 

Opponents said the proposal does not fit into the identity of the area of single-family homes. But Ranson said RK Investors is designing a village compatible with the Piper Glen neighborhood. 

Ranson said the pushback from residents reflects a stigma that comes with renters.

“This is a case of people not listening to the good things and fearing the worst of people,” Ranson said. “That’s sort of sad. That’s not the way Charlotte used to be. Charlotte used to be a much more welcoming place that embraced newcomers. This has become a place of hostility in saying ‘I got mine, you stay away’ .” 

Ranson said there haven’t been new apartment complexes built between Fairview Road and Interstate 485, and near Providence Road and South Boulevard, in the last 25 years. 

WHAT’S NEXT FOR THE CHARLOTTE SITE? 

A public rezoning hearing for the project is scheduled for March 18 with Charlotte City council.

 If ultimately approved, RK Investors would submit engineering plans and construction would take place nine to 12 months later, Ranson said. The project will be built in phases, with the first residents moving in by the summer of 2026.

“We’re now in, what I hope, are the final weeks in trying to figure out what the right thing is to do,” Driggs said.

What Is In A Tree Save?

The City of Charlotte requires a 15% minimum "tree save" for all development projects. A fairly strong indication that we as a city, value our tree canopy.

Unfortunately, many developers see this as a nuisance law and find ways around the ordinance and if necessary just cut down the trees and pay a small fine later.

The old adage of don't ask permission just beg forgiveness seems to be in use.

Still most developers understand trees are a big deal in Charlotte and so it comes as no surprise that RK Investments Charlotte LLC would create their power point proposal to show their development in the best possible light. Their presentation during two standing room only community meetings featured a lot of green.

First they showed the proposed development site, 53 acres untouched Carolina forest and called it "Open Space Preservation" preserving the perimeter and preserving the pond.

Then they showed more green, even the proposed clear cut area was green and a touted a proposed protected perimeter and lake acreage of approximately 40% of the site.

Wide tree buffers of 30 to 275 feet in some areas 75 foot minimums in other areas.

However when the plans finally made it to City of Charlotte Planning Staff most of the "perimeter" was gone and only a total "possible" tree save of 30% remained. Most of which is actually located within an unbuildable flood zone.

 

In the end below is the likely outcome. This is the RK Investments development in the North Lake area of Charlotte.

Pretty similar to the 15% tree save at Endhaven Lane just a mile south.

Tell Charlotte City Council ENOUGH!

Protect the Rea Road Gillespie Property from developers save Charlotte's last large green space inside the 485 beltway. 

Sign the petition at change.org/savepiperglen today!

🦅Break out the cigars — Charlotte eagles Piper and Glen have hatchlings

The following article appeared in the Feb. 23, 2024, edition of The Charlotte Ledger, an e-newsletter with smart and original local news for Charlotte. We offer free and paid subscription plans. More info here.

Eagle couple at center of south Charlotte development fight welcomes babies

Residents near Piper Glen have cited the fate of the eagles in a battle against proposed apartments

Like clockwork, every year in December, baby prep begins for Piper and Glen, a pair of American bald eagles who live at the TPC Piper Glen golf course in south Charlotte — and who happen to also be at the center of a development fight. 

December is when the eagles start “remodeling” their nest high in a tree within eyeshot of the golf course’s clubhouse, expanding it with more sticks and then hunkering down once the eggs arrive, said Chris McIntire, a local resident who with his wife, Ellie, keeps a close eye on the eagles. 

Around Valentine’s Day, the eaglets hatch, and then Piper and Glen continue their parental duties, keeping the babies warm and safe, until they’re ready to leave the nest. 

Typically, two or three eagle babies hatch each year, Ellie McIntire says. They’ll become visible with binoculars once they grow and their heads start to pop out of the nest. 

One afternoon this week, the proud parents were visible in and around their treetop nursery. Piper was in the nest tending to the babies, while Glen perched on the tip of a branch of a tree nearby, keeping guard.

The McIntires say they choose not to give the babies names, because once they fledge, Piper and Glen shoo them out of the area, forcing them to go and find new places to live. “We don’t want to get too attached,” Chris McIntire says. 

This photo by local photographer Emilie Knight shows three eaglets born to Piper and Glen in 2022. Knight says she has been photographing the eagles for the last four years. (Photo by Emilie Knight)

Piper and Glen have become something of a symbol for one of south Charlotte’s current development battles. Neighbors say their nest is approximately 900 feet from a proposed residential development. Although that’s within legal limits according to wildlife law, it is one of the major reasons why local residents are opposing the development, along with concerns about flooding and traffic. The developers have said the eagles won’t be affected.

A public hearing on the rezoning in front of Charlotte City Council is scheduled for March 18 at 5 p.m. in the government center uptown. 

An online petition titled “Save The Eagles Request Charlotte City Council VOTE NO On Rea Road Rezoning” has nearly 19,000 signatures. — Cristina Bolling

Ed Driggs Idea of a "Tree Save" Endhaven

The phrase "Tree Save" we hear a lot. Charlotte City Council and others within our local government are worried about our "Tree City" status.

We have boards, commissions, and even a Tree Czar and two dozen staffers.

But when it comes to development not so much.

Case in point Endhaven and Elm Lane.

Councilman Ed Driggs described the project as good land use. 

“I will note that there are concerns on Endhaven about traffic safety at the junction with Elm and in general about the growth of traffic because of school development along there. CDOT is working on that. I will continue to follow it but this is a good petition. It should pass.” 

Ed Driggs might as well told a group of "angry termites" to have at it because that was all it took to wipe out nearly 10 acres of old growth forest.

This is what his yes vote did to the once thick stand of trees at the corner of Elm Lane and Endhaven.

Elm Lane at Endhaven May of 2022

Elm Lane at Endhaven February 20, 2024

But it is not just about the trees.

As one neighbor said:

Despite what this short piece states, and what Ed "Rubber Stamp" Driggs posts, wouldn't it be interesting to find out what the actual traffic congestion situation is on Endhaven Lane before they go and jam even more unaffordable development into the area.

Six dense neighborhoods feed exclusively onto mile-long, two-lane Endhaven, as do two huge schools (a third one is being built now also). Endhaven connects two busy local thoroughfares, with two huge apartment complexes and two hotels.

The idea that this newly approved development will add only 355 "vehicle trips" and twelve students is borderline silly.

What, exactly, is CDOT "working on"? And now that the new development is approved by the city council and the zoning committee, what difference will it make?

Maybe you could serve the local population by reporting on the effects of "cumulative traffic congestion" on Charlotte streets, or the lack of affordable housing being built into these over-dense, high-priced new developments. Or, the ineffectual city council and zoning committee.

Thank about it next time you're stuck in traffic.

C, Mukkigan May 31, 2022

"By Right" What It Really Means to the Rea Road Gillespie Property

We’ve been hearing an awful lot about "By Right" development in fact that phrase has been batted around like a pickle ball for months. 

The statements by the developer that "400 dwelling units can be currently developed by right" and Councilmember Driggs, "a possible by-right development that could include only half as many trees and minimal traffic improvements" are indeed concerning. (See Mr. Driggs full statement below)

But what is the real story? What exactly does “By Right” allow:

Density: Had the Rea Road Gillespie Property been developed years ago under the current R-3 zoning with 53 acres we would have something around 50 homes of comparable size, layout and in a similar style to nearby neighborhoods. 

By the numbers under R-3, 53 acres might have yielded as many as 159 homes. Now under N1-A (The new less restrictive zoning) the developer could make them all triplexes. Translation 159 x 3 and the developer could build as many as 477 units.

However, the FEMA Floodplain, Four Mile Creek, Topography, a Required minimal tree save, Required open spaces, Curb and Gutters, plus CFD requirements for vehicle movement. Once all of this is accounted for, the actual number is closer to 400 units and perhaps “By Right” even a lower density. Which would align more closely with the density of the neighboring properties.
 
Rentals: N1-A prohibits multi-family rental apartments. “By Right” the developer cannot build rental apartments. 

Building Height: “By Right” under N1-A the developer is limited to 48’ and cannot build the 65’ tall apartment buildings being requested.  

Traffic Improvements: Even if the property is never developed, the traffic is still going to be bad. The improvements outlined by the developer do not alone fix current traffic issues, nor will they even come close to offsetting the additional demand that 640 units will cause.

Some of the offered traffic “improvements” are nonsensical and some will even make traffic worse. Those outlined on the property for ingress and egress are nominal.  

“By Right” many of the offered traffic improvements are still required.

Tree Save: The developer has offered a "possible 30% tree save" which would include only the trees in the FEMA Floodplain and a very narrow 50" buffer along the southern edge of the property.

As "By Right" the development would require only a minimum 15% tree save but since the FEMA Floodplain would still be unbuildable it is likely the entire FEMA area would remain undisturbed.

As proposed the only areas spared are the FEMA Floodplain and the 50" buffer. We lose all the trees along Rea Road and Elm Lane either way.

It is of course entirely possible the developer would destroy all but 15% of the trees in the FEMA Floodplain out of spite or anger. 

The bottom line is that “By Right” 400 homes that are not rental apartments, nor taller than 48' with considerably less traffic, and the FEMA area tree save, is far better than a rezoning that allows 640 mostly rental apartments in 65' tall buildings and with even considerably more traffic and the same or just about the same tree save.

Please take a moment today and email Charlotte City Councilmember Ed Driggs Ed.Driggs@charlottenc.gov and tell him: 

“Developing the Rea Road Gillespie Property "by-right" with no concessions is the better option than allowing the rezoning to go forward for the residents of our community and our Eagles Piper and Glen.”

Ed Driggs: "As I have noted previously, the final decision about this petition may come down to a difficult choice between whatever final proposal may be offered by RK Investments and a possible by-right development that could include only half as many trees and minimal traffic improvements.  I am somewhat concerned about the latter possibility, but I will not support the petition if residents consider the options carefully and remain united in opposition."

Charlotte Residents Speak Up! But is Charlotte City Council Listening?

 

"I ride this trail and hate traffic."	Wendy Segreti
"Charlotte needs affordable housing and to maintain its tree canopy. This development accomplishes neither."	Kelsey Foxon
"Completely agree. It will be a complete disruption of an already delicate ecosystem. These animals will have nowhere to go.  Not to mention the incredible toll on public infrastructure such as healthcare/hospitals, schools, traffic, parking, etc."	Danay Houser
"More thought needs to be given to impact on roads, schools, lack of access to public transportation that works, in fact, infrastructure in general rather than allowing city planners to let developers build anywhere and everywhere with little or no regards to these important issues."	Joan Rudie
"The environmental impact of removing this wildlife area is concerning. This area is biodiverse and offers shelter to the natural that we all need around us to live fulfilling lives."	Michaelann Carlin
You can view the rest of the comments here

Traffic

If you're like me you often find comfort in familiar places or songs. I drive around Charlotte and find nothing is familiar and that the rudeness of Charlotte's transplant drivers is appalling. 

I'm asked often what do I think about all the growth in Charlotte? My answer is always the same "I cry a lot." 

Yes, I'm that rare Charlotte Native, American by Birth and Southern by the Grace of God. 

So yeah I'm old and I'm jaded and have "The Low Spark" by Traffic is on my spotify. It runs 11:42 which is how long it used to take me to get to my parent's farm in Waxhaw. It now takes me nearly forty minutes (See Closer to Home Grand Funk Railroad 44:27)

But it's not the small town feel of a Southern City that I miss or the lack of familaty of a street I've traveled a thousand times that makes me weep. It is the utterly insane lack of planning our Charlotte City Council has put upon our citizens with absolutely zero understanding of our traffic in South Charlotte.

It is not just Charlotte City Council, blame belongs to Developers, CDOT and NCDOT as well, for they are masters of mediocrity. 

Now consider this, there are 15 development projects either approved and under construction or rezoning petitions up for approval that will generate at minimum 65,381 Vehicle Trips Per Day in South Charlotte alone!

We could discuss the method of calculating VTD (Vehicle Trips Daily) and point out the single family homes account for 10 while apartments only account for 4.2 but let's use their formula and save the argument that a condo owner age 30 is more likely to make multiple outings daily than a  retired couple who live at their beach house half the year. But there's no point. Let's just say the numbers are crazy low and far from any real life numbers.

Charlotte traffic is a mess. Roads that should have been improved years ago are still decades away from from even consideration of improvement. Most of Charlotte's roads are state controlled and Raleigh hates Charlotte. So for some reason Charlotte City Council creates problems that they can't even fix.

Here are the traffic study numbers in the 28277 zip code for projects under construction or up for consideration. If they are all completed and approved your Charlotte City Council will dump another 65,381 cars on South Charlotte streets within the next 18-24 months.

The largest of these projects is the Northwood "redevelopment" of Ballantyne the former Bissell property and golf course which will add 41,618 cars daily to the already jammed Johnston Road / Lancaster Highway spilling east along Endhaven to Elm Lane and north towards Highway 51. Ed Driggs actually supported this and invited Northwood to a "coffee" where the poor guy was booed and needed a police escort to leave St. Matthews Church. 

If you needed any example of why new and improved is not necessarily better look at Ballantyne Commons Parkway and Johnston Road, where Northwood eliminated the steel traffic signal poles and replaced them with wires. 

You might also notice cuts in the landscaping maintenance along Johnston Road and 485 or the entire length of Ballantyne Commons Parkway. They no longer even mow the grass at 485 like Bissel did for two decades.

The second largest is Cato Farms Childress Klein which will plop nearly a 1,000 apartments into the middle of a single family detached development. This project will push 1/2 of their 6000 plus cars out onto Tom Short Road to find their way up Rea Road avoiding nightmarish Providence. 

Then there's the Rea Road Gillespie Property surrounded by wetlands and FEMA Floodplain on three sides. This magical oasis of natural forest is targeted to be wiped out and in it's place a 53 acre apartment complex and 4,000 cars dumped into the traffic along Rea Road and narrow Elm Lane.

SAVE THE DATE! Monday March 18, 2024 Charlotte City Council Meeting 5PM

Good Morning All - We Need Your Attendance & Support !!!!

NEW DATE Monday March 18th at 5:00 PM

Rea Road Gillespie Property City Council Rezoning Public Hearing

Charlotte-Mecklenburg Government Center

600 East 4th Street Charlotte, NC 28202

During this meeting City Staff will provide a brief summary of the Rea Road Gillespie Property rezoning request. The developer RK Investing Charlotte, LLC will then have 10 minutes to present their plan for the development of the property (apartment complex) to Charlotte City Council and the Zoning Committee. After which we have only 10 minutes to speak in opposition. 

This is our only chance to formally voice our concerns to Charlotte City Council.

Because our time is limited, what Charlotte City Council sees may be more important than what they hear, therefore it is imperative that we fill the Charlotte City Council chambers with people who care about our city and oppose this rezoning request.

We ask that you arrive early. Parking is provided at 232 S Davidson St Charlotte, NC 28202 directly across from the Government Center. 

We realize this is a big request just as our Carolina Spring gets under way but three hours of your time is far better than a lifetime of regret if we don’t show Charlotte City Council our resolve and unwavering opposition to this project.

As of this morning we are 19,293 signatures strong and now we need to show the Charlotte City Council that there are real people behind our petition.

Please mark you calendar for the event. This is your chance to be heard and seen.

Again, a big turn out for the event is critical !!!

Thank you for your continued support. 

Heartfelt thank you to Ward Welch for the use of his awesome photo of our majestic Eagle "Glen" guarding the nest tree last spring.

Building Rules Verses Common Sense

 Gillespie Property South Charlotte Rezoning Petition

How would you feel if someone petitioned to build a casino, a prison or some other egregious project in your backyard??? 

“What is good for the developer and what is good for the community are often two different things. Just because a developer can meet a template of building requirements does not mean what is built is good, or even wanted by the community.”

What are we really talking about here???

If Charlotte City Council approves the RK Investments Charlotte, LLC rezoning petition RZP-2022-121 the developer will:

• Clear cut more than 37 acres of old growth tree canopy from a Charlotte residential community.
• Build a highly visible “large box” urban apartment complex that is nearly six times the density of the surrounding residential area on a hill featuring buildings that are five (5) stories tall. Little or no screening planned with setbacks in some cases as close as 15 feet to surrounding roads.
• Add over 4,000 cars per day to the already overcrowded neighborhood streets, Rea Road, and Elm Lane.
• Build at least 1,000,000 square feet of impervious surface, dramatically adding to an existing flooding problem within our local neighborhoods and along the Four Mile Creek Greenway.

At two well attended “Petitioner’s Community Meetings”, neighborhood residents let RK Investments Charlotte, LLC know loud and clear: 

“NO THANK YOU!”

Additionally, 19,000+ have signed a petition against the proposed zoning change. Countless Charlotte residents have made calls, and sent emails, making known their opposition to this rezoning request.

And yet, this developer has made NO effort to compromise with those neighborhoods affected.

Yes, zoning ordinances strongly favor builders yet at what cost to the infrastructure, citizens, neighborhoods, wildlife, and environment?  

Sometimes COMMON SENSE must prevail.

Mayor Lyles, City Council, City staff and Charlotte Zoning Committee, we respectfully REQUEST YOU DENY RK Investments Charlotte, LLC rezoning petition RZP 2022-121.

Your South Charlotte Neighbors

 

Please consider signing our Petition at change.org/savepiperglen

*(Pictured the Endhaven Road / Elm Lane property rezoned from single family to multi-family during the summer of 2023 is located just 1/2 south of the Gillespie Property).

A big thank you to Garland Green for this update.

Elm Lane Flooding and the Gillespie Property

While concerns about stormwater hard surface runoff into Schitt's Creek, Mitchell Pond Number Six, Fourmile Creek are concerning our fears are not limited to Rea Road.

On the West side of the Gillespie Property lies Elm Lane. A picturesque tree lined ribbon of asphalt that connects Ballantyne Commons Parkway to Pineville Matthews Road.

Just out of sight lies Stuart's Creek which runs along the east side of Elm Lane and then crosses under Elm Lane to enter the Ivy Hall gated community before transiting into a storm drain and running underground through the White Oak subdivision towards Pooh's Corner and the wetlands owned by Mecklenburg County and the White Oaks HOA. 

Stuarts Creek

Stuart's Creek starts at the Stonecrest Shopping Center, a Mecca for impervious surface. Then the creek collects more stormwater from 485. Unfortunately the addition of the 485 express toll lanes doubled the stormwater runoff into Stuart's Creek. 

As the water flows into Piper Glen golf course it empties in into the Par 4 No 14 pond. 

TPC Piper Glen No. 14 Par 4 Green

Leaving the pond via a spillway. Stuart's Creek flows north between the fairway and Elm Lane. 

TPC Piper Glen No. 14 Par 4 Fairway and Tee

Then in crosses under Elm Lane and heads toward Ivy Hall and the homes of White Oak.

This is where the trouble shows up. Ten years ago before the additional 485 lanes and the widening of Elm Lane and development south and north of 485 and at End Haven the water volume was somewhat manageable. 

Now even a mild ran causes standing water on Elm Lane. And if it is this bad now just think what this will look like with an additional 50 acres of impervious surface added by the Gillespie Property if it is developed as requested.