HomeMy WebLinkAboutAgenda - 08-27-2012 - C2 ORANGE COUNTY
BOARD OF COMMISSIONERS AND
PLANNING BOARD
QUARTERLY PUBLIC HEARING
ACTION AGENDA ITEM ABSTRACT
Meeting Date: August 27, 2012
Action Agenda
Item No. C.1
SUBJECT: Class A Special Use Permit Major Subdivision — Dunhill (Weekley Homes LLC)
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) Yes
ATTACHMENTS: INFORMATION CONTACT:
1. Application Package Michael D. Harvey, Planner III 245-2597
2. Property and Vicinity Map Craig Benedict, Director 245-2575
3. Staff Generated Correspondence
4. Financial Impact Analysis
5. Notes from Neighborhood Information
Meeting
6. Finding of No Significant Environmental
Impact (FONSI)
7. Notification Materials and Certification
PURPOSE: To hold a public hearing and receive comment on a Class A Special Use Permit
(hereafter `SUP') application proposing a 26 lot single-family residential development in accordance
with the provisions of Section(s) 2.7 and 5.15.6 of the Unified Development Ordinance (hereafter
`UDO').
BACKGROUND: The basic facts concerning the current application are as follows:
Applicant(s): David Weekley Homes LLC
15401 Weston Parkway
Suite 175
Cary, NC 27513
A ent s : Michelle Kempinski — Summit Engineering (Engineer of Record)
Joe Lyle —Appraiser
Soil Services PLLC — Environmental Planning
Location: 2301 Mt. Sinai Road — 2,800 feet east of the intersection of Mt. Sinai
Road (SR 1718) and NC Highway 86 across from Running Green Road.
Please refer to Attachment 2 for a vicinity map of the parcel.
Parcellnformation: a. PIN: 9881-15-7138
b. Size of parcel: 68.5 acres in area
c. Zoning of parcels: Rural Buffer (RB)
d. Township: Chapel Hill
e. School District: Orange County Schools
f. Future Land Use Map Designation: Rural Buffer
g. Growth Management System Designation: Rural
h. Joint Land Use Plan Designation: Rural Buffer — Rural
Residential Area
i. Existing Conditions/Physical Features: Varying topography
with clustered vegetation primarily along the eastern property
line. The majority of the property was utilized as pasture to
support a farming operation
j. Roads: Vehicular access to the parcel is through Mt. Sinai (SR
1718), a state-maintained road
k. Water and Sewer Service: The property is not located within a
primary utility service area.
Surroundinq Land Uses: a. NORTH: Single-family residences zoned RB on lots ranging from 1
to 5 acres in area; undeveloped RB zoned property
b. SOUTH: Single-family residences zoned RB; the J and J Mobile
Home Park with 16 residences on a 7.3 acre parcel of property; the
Green Valley Farms boarding and grooming kennel (6416
Alexander Drive)
c. EAST: Single-family residences zoned RB with lots ranging from 1
to 3 acres in area
d. WEST: Triangle Land Conservancy property (266 acres in area);
single-family residences zoned RB on lots ranging from 2.25 to 3.7
acres in area
Proposal: The petitioner has submitted an application that includes a conventional residential
subdivision layout based on the current RB zoning dimensional standards. The applicant is
proposing the development of 26 single-family residential lots, each at least 2 acres in area, with an
overall proposed density of 1 dwelling unit per every 2 acres of land.
UDO and Joint Planninq Land Use Plan Requirements: Typically, a major subdivision application
would be accompanied by both a conventional and flexible development option (please refer to
Section 2.15.2 (C) (2) (b) of the UDO)for review.
The flexible development option involves the preservation of a minimum 33% of the total tract's land
area as protected open space. Development of individual lots is then allowed consistent with 3
`flexible development' subdivision classifications detailed within Article 7 Subdivisions of the UDO,
namely:
• Estate Lot Option: Characterized with lots having a minimum area of 4 acres where
the building envelope does not exceed 50% of the total lot area,
• Conservation Cluster Option: Characterized by lots clustered together with a potential
minimum lot area of 40,000 square feet. Allowable lot yield is based on compliance
with density limits denoted within Section 4.2.4 of the UDO or as required by the
underlying zoning district,
• Village Option: Allows for mixed use development including various residential options
(i.e. single-family, multi-family, townhome, etc.) as well as public/civic areas and non-
residential development. This option is expressly prohibited within the RB zoning
district as detailed within Section 7.13.2 (C) of the UDO.
Staff has determined the flexible development option, specifically conservation cluster and village
options, are not permitted based on language contained within the UDO and the Joint Planning Land
Use Plan requiring lots `2 acres in size or greater' (i.e. Section 6— Future Use —Joint Planning Area).
The applicant has indicated they are not interested in adhering to the estate lot option as it would limit
the overall number of individual lots allowed on the property.
The Joint Planning Land Use Plan can be viewed by using the following link:
http://oranqecountvnc.qov/planninq/documents/J PALU PDocument.pdf
As a result the applicant has submitted a conventional subdivision design proposing lots 2 acres in
size, based on the minimum lot size for the RB zoning district as detailed within Section 3.3 of the
UDO, consistent with the Joint Planning Land Use Plan requirements.
A summary of the proposal is as follows:
Subdivision Type Number of Average Lot Area in Open Space Open Space
Lots Size Percentage
Conventional Plan 26 2 acres 5.09 acres (222,155 7.4%
sq. ft.)
STAFF COMMENT.� This proposal is in accordance with the anticipated densities for properties
located within the Rural Buffer land use category as defined within the adopted Comprehensive Plan,
Rural Designated area as denoted on the Growth Management Systems Map, and the requirements
of the Joint Planning Land Use Plan.
Given the language contained within the Joint Planning Land Use Plan, it would appear that the
conventional subdivision is the only viable option available to the applicant given the need to
maintain a 2 acre minimum lot size for the project.
It should be noted staff is in the process of developing a proposal, for BOCC review and
approval, seeking to modify the Joint Planning Land Use Plan allowing for flexible development
subdivisions within the Rural Buffer — Rural Residential Area Joint Plan land use category.
Such amendments have to be approved by all parties (i.e. Orange County, Chapel Hill,
Carrboro) after holding the appropriate public hearing(s).
Roads: The applicant is proposing to develop 2 public roads to service the project, each constructed
to NC Department of Transportation (DOT) standards. The applicant intends to turn these roads
over to NC DOT for maintenance at the appropriate time. Specifically, the plan also calls for:
• A main collector road composed of a 50 foot right-of-way with a 20 foot improved travel way
and natural drainage ditches on each side of the road. The collector road will terminate in a
cul-de-sac near designated open space towards the southern property line,
• A local road composed of a 50 foot right-of-way with a 20 foot improved travel way and
natural drainage ditches on each side of the road. The local road shall be terminated in a cul-
de-sac as denoted on the plan towards the southeastern property line,
• According to the project engineer, the anticipated traffic volume generated by this
development is approximately 249 trips per day at build out, i.e. on average 10 trips per
household per day.
• The site plan and application narrative denotes a 5 foot easement outside of the proposed
DOT right-of-way to accommodate the proposed off-site sewer lines.
STAFF COMMENT.� Staff has determined that the proposed roadway construction and layout is
consistent with the requirements of the UDO. In reviewing the matter with Mr. Chuck Edwards
of NC DOT staff has been informed there are no concerns over accepting the roads for
maintenance so long as they are constructed to DOT standards.
There will be, however, conditions associated with the project, specifically:
1. An encroachment agreement allowing for the location of proposed utility lines shall be
required prior to the commencement of utility work,
2. A utility plan will be required for DOT and County review and approval denoting the
location of all utility easement(s) and line locations within, and adjacent to, the
proposed rights-of-way (i.e. water, sewer, electrical, phone, cable, gas, etc.).
This plan is necessary to ensure adequate spacing between utility lines, proposed
stormwater conveyances, and to clearly define who is allowed to operate within these
easement areas,
3. DOT shall be involved with the review and approval of the stormwater plan for the
project. Orange County Erosion Control shall coordinate the review and approval of
the plan with DOT officials.
The applicant has been made aware of these conditions and has not indicated any objection.
Utilities — Water and Sewer: The project is located within the OWASA Long Term Interest Area
as denoted on the Water and Sewer Management, Planning, and Boundary Agreement
(WASAMPBA) Map. Water and wastewater services are intended to be provided by individual
well and septic systems.
The applicant is proposing development of a community well to serve the project. The well is
located on a 1.48 acre parcel designated as `open space' on the submitted site plan.
The submitted site plan indicates wastewater disposal will be handled by individual septic
systems located on lots 1 through 22 while lot(s) 23 through 26 will utilize a common, off-site
septic area near the southern boundary of the project. As noted on the submitted site plan, a
utility easement is located adjacent to the proposed roadways to accommodate the necessary
septic and water lines for the project.
STAFF COMMENT.� Orange County Environmental Health has indicated preliminary approval
for the proposed septic systems. According to the Environmental Health staff the proposed
community well site must be approved by NC Division of Water Quality Public Water Supply
Section. The typical cadence for the review and approval of a community well is as follows:
1. Applicant applies for the well through the Division of Water Quality,
1. If approved, a copy of the authorization is provided by the applicant to Orange County
Environmental Health,
2. Once the well site is approved by the Division of Water quality, and a copy of the
approval is submitted, Environmental Health will issue a well permit authorizing
construction.
3. Inspections on the well are coordinated between Environmental Health, the well driller,
and Professional Engineer of the water system.
Staff recommends that this become a condition of approval. The applicant has indicated they
have no objection to the imposition of this condition.
Stormwater Drainaqe: The site plan indicates stormwater will be conveyed through natural
ditches along the roadway. A 6,000 sq. ft. treatment area is located within the 3.62 acre
recreation/open space lot located along the southwestern boundary of the project.
STAFF COMMENT.� Orange County Erosion Control indicates the project, as proposed,
appears to comply with local and State regulations. A recommended condition of approval shall
be that a formal grading and stormwater management plan shall be approved prior to the
commencement of earth disturbing activities.
The applicant has indicated they have no objection to the imposition of this condition.
Land Use Buffers/Open Space: The applicant is proposing to maintain a variable width natural buffer
along the perimeter of the project. The total area reserved as land use buffer is 106,775 square feet
or 2.5 acres. The submitted site plan also denotes 2 open space areas, totaling approximately 5.09
acres of total land area. The open space shall be maintained by a proposed local property owners
association.
The site plan also denotes the placement of street trees as well as trees along interior and rear
property lines in accordance with the requirements of Section 6.8.7 (A) and (B) of the UDO.
STAFF COMMENT.� Section 6.8.6 (D) of the UDO requires that this project maintain a seventy-
five (75) feet land use buffer separating the project from adjacent roadways. The applicant is
also proposing a 30 foot Type B buffer along the perimeter of the proposed subdivision.
Staff has determined the proposed land use buffers meet the requirements of the UDO.
Recommended conditions, with respect to tree planting, are as follows:
1. The applicant shall submit a detailed landscape plan for approval outlining the location
and species of proposed street trees, as well as any necessary modification or
augmentation of identified land use buffers, consistent with the approved site plan and in
accordance with the provisions of the UDO.
2. The applicant shall submit a detailed landscape plan as part of the zoning compliance
permitting process for each individual lot to guarantee compliance with the approved site
plan and the provisions of the UDO with respect to the in-between lot planting
requirements.
The applicant has indicated they have no objection to the imposition of this condition.
Parkland and Recreation: $10,972.00 [$422 x 26 lots] shall be paid to Orange County as
payment-in-lieu of parkland dedication prior to recordation of the Final Plat.
Environmental Assessment: The State Clearinghouse is collecting all comments from State
agencies. As of the writing of this abstract there do not appear to be any issues that would
require an Environmental Impact Statement to be prepared.
Planning and DEAPR staff did not find any detrimental environmental impacts associated with
this development. As a result, planning staff inembers have completed a Finding of No
Significant Impact (FONSI) memo contained within Attachment 6.
Staff Generated Correspondence: Attachment 3 contains the various comments for this project
as of the date of abstract preparation.
• Solid Waste requested the addition of several notes on the site plan outlining compliance
with several department policies including, but not limited to: requiring the formal
approval of a solid waste management plan for the project, trash would be collected by a
private hauler, and recycling would be handled by Orange County. The applicant has
included the requested notes.
• The Orange County Fire Marshal has requested the applicant look at the viability of
developing a holding pond, or other viable alternative, to allow for drawing of water for fire
suppression activities. The applicant is still reviewing several options to address this
request.
Analvsis: As required under Section 2.7.4 of the UDO, the Planning Director is required to:
`cause an analysis to be made of the application' and pass that analysis on to the reviewing
body. In analyzing this request, the Planning Director offers the following:
1. The application has been deemed complete in accordance with the requirements of
Section 2.7 and Section 5.15.6 of the UDO.
2. Staff has determined that the property is of sufficient size to support the proposed
subdivision.
3. The proposal appears consistent with the various goals outlined within the
Comprehensive Plan concerning development, including:
a. Land Use Overarching Goal: Coordination of the amount, location, pattern, and
designation of future land uses, with availability of County services and facilities
sufficient to meet the needs of Orange County's population and economy
consistent with other Comprehensive Plan element goals and objectives.
b. Land Use Goal 2: Land uses that are appropriate to on-site environmental
conditions and features and that protect natural resources, cultural resources, and
community character.
c. Land Use Goal 3: A variety of land uses that are coordinated within a program
and pattern that limits sprawl, preserves community and rural character, minimizes
land use conflicts, supported by an efficient and balanced transportation system.
4. Staff has determined that the proposed subdivision is consistent with the provisions and
goals of the Joint Planning Land Use Plan and Joint Planning Agreement.
JPA Review: In accordance with the Joint Planning Area Agreement, this project was sent to
the Town of Chapel Hill for review and comment on July 20, 2012. As of this date staff has not
received any comments.
Notification Requirements: Per Sections 2.7.5 and 2.8.7 of the UDO, staff has caused a notice
of this hearing to be published: `as least twice in a newspaper of public circulation in the County'
for two (2) successive weeks: ` no less than ten (10) days nor more than twenty-five (25) days'
before the public hearing. The legal ad was published accordingly.
On August 10, 2012 staff sent written notice by certified mail to all adjacent property owners
located within 500 feet of the subject property as required by Section 2.7.5 of the UDO. On
August 16, 2011 staff posted a sign on the property providing a notice of the date, time, and
location of the public hearing.
Attachment 7 contains the Notification and Certification of mailing.
Class A Special Use Permit (SUP) Process: The SUP process involves the approval of a site
plan and a Class A Special Use permit to allow for the development of a specific land use on a
parcel of property. The project is reviewed through the quasi-judicial process (i.e. based on
sworn testimony and competent evidence) in accordance with the provisions of Section 2.7 and
of the UDO.
The normal cadence of review is as follows:
• SUP applications are reviewed during one of the fourjoint Quarterly Public Hearings held
by the Planning Board and the BOCC;
• All individuals intending to offer comment/testimony on the application shall be sworn by
the Clerk to the BOCC, including County staff, prior to speaking;
• Individuals speaking for or against the project will provide evidence on the request
demonstrating, or refuting, compliance with the provisions of the UDO;
• The BOCC will adjourn the public hearing to a date/time certain and forward the item to
the Planning Board for a recommendation;
• The BOCC will reconvene the public hearing, receive the Planning Board
recommendation, receive any additional testimony, close the hearing, and make a final
determination on the merits of the request based on the evidence and sworn testimony
offered into the record for and against an application. Conditions can be imposed as part
of this approval that address public health, safety, and welfare issues;
• If approved, the SUP and site/subdivision plan are recorded at the Orange County
Registrar of Deeds. This SUP document outlines any conditions regulating the
development of the approved use and binds all current and future property owners to
abiding by the approval.
FINANCIAL IMPACT: Attachment 4 provides a financial impact for the project, as a whole, on
County services. Staff has determined the project would not require augmentation of County
budgetary outlays to support services and that anticipated revenues from property taxes should
supplement increases in cost.
Additional financial impacts associated with the review of this project are broken down as
follows:
Public Hearinq: The costs associated with the scheduling and advertising includes:
• $21.60 covering postage for 48 first class letters notifying adjacent property
owners of the Neighborhood Information Meeting held on August 6, 2012,
• $1,587.60 for the newspaper legal advertisement (NOTE: this cost includes all 3
items scheduled for review at the August 27, 2012 public hearing),
• $163.20 covering postage for 48 certified letters notifying adjacent property
owners of the May Quarterly Public Hearing,
The applicant's application submittal fee covered the costs of these items.
RECOMMENDATION: The Planning Director recommends the Board:
1. Receive the SUP application,
2. Conduct the Public Hearing and accept public, Planning Board, and BOCC sworn
testimony on the application,
3. Refer the matter to the Planning Board with a request that a recommendation be returned
to the Board of County Commissioners in time for the November 20, 2012 BOCC regular
meeting, and
4. Adjourn the public hearing until November 20, 2012 in order to receive the Planning
Board's recommendation and any submitted written comments.
Attachment 1
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Dunhill Residential Community unity
Orange County, NC
Major Subdivision Class A SUP Application Package
INTRODUCTION
The applicant, David Weelkey Homes, LLC, is seeking approval for a Class A Special Use Permit (SUP) to
develop the 26-lot Dunhill Residential Subdivision.
Since its founding in 1976 in Houston, Texas, David Weekley Homes has become one of America's
most-recognized new home builders, delivering innovative design, incomparable choices and high
level of inspired customer service to hundreds of neighborhoods in more than sixteen cities. As the
nation's third largest privately held homebuilder, our primary business is the design, construction,
marketing and sales of new, single-family homes. Our product lines suit the needs of a variety of
markets with homes designed for first-time homebuyers to distinctive executive homes. Customers
consistently seek out David Weekley Homes due to our positive reputation and award-winning designs.
David Weekley Homes is the first home builder in history to attain the coveted Triple Crown in
Homebuilding awards, an honor that includes "America's Best Builder," "National Builder of the Year,"
and the "National Housing Quality Award." We are the only builder who has appeared on FORTUNE�
magazine's "100 Best Companies to Work For" list seven times, and has earned more than 950 awards
for design, construction and marketing excellence.
In addition, our EnergySaverT"' Homes offer homebuyers the best in energy-efficiency and are backed
by the Environments For Living� Program's energy usage guarantee.
Project Contacts
Applicant and Developer: Weekley Homes LLC, 15401 Weston Parkway, Suite 175, Cary, NC 27513,
Jeff Akin, Division President, 919.659.1501,jakin@dwhomes.com
Applicant Representative: Joe Lyle, 919.210.9516,jjl@millridgeco.com
Property Owner: JJF Farm, LLC, PO Box 765, Hillsborough, NC 27278
Project Planning & Design: Summit Design & Engineering Services, 504 Meadowland Dr., Hillsborough,
NC 27278, Michelle Kempinski, RLA, 919.732.3883, michelle.kempinski@summit-engineer.com
Page 1 of 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Current Land Use
(Please refer to the project's Site Analysis Sheet and the site photos included in the appendix of this application)
The proposed project is located at 2301 Mount Sinai Road, in the Chapel Hill Township portion of the
Orange County Rural Buffer Zoning District (OC PIN 9881-15-7138). The current land use for this 68.5-
acre property is residential, with a horse farm, boarding stables, and lighted riding ring. The property is
currently owned by JJF Farm, LLC. David Weelkey Homes, LLC has established a purchase agreement
with the current landowner, which is conditional on the approval of this Class A SUP (a copy of this
agreement is included in the appendix of this application package).
The existing residential and farm-related structures are clustered at the southwest portion of the
property, Vehicular access across the property is provided by a 1700' long gravel drive, with a
concrete split entry at Mount Sinai Road.
Approximately 50�0 of the site's natural habitat is mixed deciduous woodland and 50�o rolling grassy
meadow. The property is gently sloped with the highest elevation (522') located approximately 500
feet south of the Mount Sinai road entry point, and the lowest elevations are located along the
eastern and southern boundaries (460' and 444' respectively).
There is an unnamed tributary to 'Field Creek' and an emergent wetland located at the edge of the
property's southwest corner. These wetlands have been recently investigated by Orange County
Erosion Control and it has been determined that they are subject Orange County and NCDWQ Stream
Buffer Rules ('65-foot Riparian Buffer as part of the Cape Fear River Basin). Copies of the Orange
County Surface Water ldentification Report and the Soil Services, PLLC Detailed Wetland Delineation
Report are also included in the appendix of this application package,
This property is located in the Orange County Rural Buffer (RB) zoning district and is subject to the
development criteria specified in the 2011 UDO and the 1986 Orange County Joint Planning Area
(JPA) Land Use Plan with Chapel Hill and Carrboro.
Adjacent Property Information
Adjacent land uses are primarily residential subdivisions, featuring a wide range home types, sizes and
ages. These subdivisions include:
• Primrose Holdings (1-1.5 acre lots)
• Freeland Hills (0.5-2.5 acre lots)
• Woodkirk (3.0-5.5 acre lots)
• Greene Valley (1-2 acre lots)
• J&J Mobile Home Park (16 structures on 7.3 acres)
• Northfield at Creek Wood (2.25-3.7 acre lots)
An evaluation of the existing land and home values has been prepared and is included for reference
in the appendix of this application.
The proposed development density (2.6 acres per lot) and lot sizes (2-acre minimum) of the Dunhill
subdivision comply with the existing and intended nature and form of residential development within
this portion of the Rural Buffer.
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DESIGN AND ENGINEERING SERVICES PAGE 2 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Project Overview
The proposed 26-lot Dunhill subdivision will offer a mix of wooded and open 2-acre lots, served by
Moinear Lane (a paved 20'wide public collector road) and Banlaoch Way (a paved 20' wide public
local road).
The entire subdivision will be served by a community well and individual septic systems. Due to the
lack of identified 'suitable' soils in the area, septic fields for lots 23-26 will be accommodated by a
common septic field located at the southeast corner of the property, as shown on the Site Plan. This
utility will be subject to access and maintenance terms, which will be addressed in the Homeowner's
Declaration of Covenants, Conditions and Restrictions documents (a sample document is included in
the appendix).
This community will offer approximately 5 acres of community recreation/open space, with private
recreational improvements, including a proposed picnic shelter and pathway. The proposed site plan
also provides approximately 5 acres of primary tree protection areas and 16 acres of secondary tree
protection areas, in addition to the required land use buffers and building setbacks.
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DESIGN AND ENGINEERING SERVICES PAGE 3 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
CLASS A SPECIAL USE PERMIT APPLICATION REQUIREMENTS
The applicant, Weelkey Homes, LLC is seeking approval for a Class A Special Use Permit (SUP) to
develop the 26-lot Dunhill Residential Subdivision. The applicable review and approval process for a
Class A SUP is outlined in Article 2, Section 2J: Special Use Permits of the Orange County 2011 UDO.
Section 2.7.9: Standards of Evaluation, outlines the following specific standards that shall be used in
assessing an application:
(A) The project meets all applicable design standards and other requirements of this Ordinance.
It is the applicant's intention to demonstrate compliance with the SUP review process and
conformance with the applicable UDO design standards. In fulfillment of this obligation, the
applicant submits for review this project narrative, a Site Analysis, and a Site Plan with the Class
A SUP application.
(B) The development can reasonably be completed within the vesting period requested, if any.
Please refer to the project's development schedule, provided in the section addressing 5.15.6
Major Subdivision (A) Standards for Class A Special Use Permit Submittal Requirements.
(CJ Where vesting in excess of two years is requested, the project is located in an area where current
issues under study do not involve potential amendments to the Comprehensive Plan and/or this
Ordinance.
Please refer to the project's development schedule, provided in the section addressing 5.15.6
Major Subdivision (A) Standards for Class A Special Use Permit Submittal Requirements.
Conformance to Orange County Development Standards
Review of this project is also subject to the General and Specific Review Standards outlined in Section
5.3.2, of the Orange County 2011 UDO. The design of the project is subject to the General Provisions
and Design Standards described in Article 7: Subdivisions, the dimensional standards of Section 3.3:
Residential Districts (RB) of the Orange County UDO, and the applicable residential Development
standards provided in Article 6 of the UDO.
The proposed Site Plan for the Dunhill subdivision has been designed to comply with the General and
Specific provisions for a Conventional Major Subdivision development in Orange County outlined in
Article 7: Subdivisions and Article 6: Development Standards.
The 1986 Orange County, Chapel Hill and Carrboro Joint Planning Agreement JPA
For residential subdivision projects located within the Joint Planning Area (JPA) of the Orange County
Rural Buffer, the provisions of the Joint Planning Agreement overlay the standards of the OC 201 1 UDO.
Per Section 3.3 of the UDO, the allowable residential density in the RB zoning district is 2 acres/lot. The
maximum calculated lot yield for the existing 68.5-acre parcel (less road ROWs) is 32 lots. For
subdivisions within the Rural Buffer, the JPA specifically requires a minimum 2-acre lot size.
The JPA's 2-acre minimum lot size requirement supercedes the minimum 2-acre/lot density
requirement described within the OC UDO and inhibits application of the UDO's design standards for
Flexible/Cluster subdivisions.
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DESIGN AND ENGINEERING SERVICES PAGE 4 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
For subdivisions outside of the Rural Buffer and jurisdiction of the JPA, the OC 2011 UDO allows and
encourages the design of 'Flexible' or 'Cluster' development plans. The primary purpose of the
flexible/cluster subdivision development design standards is to increase the amount of preserved open
space while allowing for the same maximum calculated lot yield as conventional subdivision plans.
This equivalent lot yield, with increased open space is achieved by decreasing the minimum lot sizes
and building setbacks, and reserving this area as 'open space' within the community.
However the JPA lot size restriction specifically prohibits the reduction of lot size below a minimum of 2
acres, and precludes the application of 'Flexible Development' designs in the Rural Buffer. For this
reason, the applicant has submitted a subdivision plan that follows the requirements of the 201 1 UDO
and the JPA standards for a 'Conventional' subdivision, using a minimum lot-size of 2 acres and a
calculated density of 2.63 acres/lot.
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DESIGN AND ENGINEERING SERVICES PAGE 5 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Section 5.3.2: Special Uses, (a) General Standards
(1J The use will maintain of promote the public health, safety and general welfare, if located where
proposed and developed and operated according to the plan as submitted.
The development density and lot sizes proposed for this subdivision support the intended nature
and form of residential development in the Rural Buffer. This proposed development meets the
development requirements of the Orange County UDO and the Orange County-Chapel Hill
JPA, for development in the Rural Buffer Zoning District.
The project is also required to comply with applicable County and State regulations dealing
with riparian buffer protections, stormwater management, NCDOT subdivision road design,
Orange County erosion control, and all other applicable State and County building standards
governing the overall development of the proposed single-family residences.
In addition to the required land use buffers and building setbacks, approximately 5 acres of
recreational open space and primary tree protection areas are provided by the proposed
subdivision plan (with approximately 16 acres of secondary tree protection areas). The existing
wooded habitats on the property have been preserved to the maximum extent possible by
centrally locating the proposed infrastructure improvements (roads, utilities and community
recreational facilities) in areas that have been previously cleared of trees or developed.
(2J The use will maintain or enhance the value of contiguous property (unless the use is a public
necessity, in which case the use need not maintain or enhance the value of contiguous propertyJ.
The proposed development and land use is consistent with surrounding properties. Existing
residential development in the surrounding subdivisions feature a wide range home types, sizes
and ages. In keeping with the existing surrounding neighborhoods, this proposed residential
community would provide 26 lots, ranging in size from 2 acres to 3.2 acres. Illustrations of the
projected home styles to be offered in this community are included in this application's
appendix. An evaluation of the existing land and home values has been prepared and is also
included for reference in the appendix.
(3J The location and character of the use, if developed according to the plan submitted, will be in
harmony with the area in which it is to be located and the use is in compliance with the plan for the
physical development of the county as embodied in these regulations or in the Comprehensive Plan,
or portion thereof, adopted by the Board of County Commissioners.
The character of the proposed development is consistent with the existing residential
development in the area. The surrounding area currently offers subdivisions with lots and homes
of varying sizes, types and ages. These include:
• Primrose Holdings (1-1.5 acre lots)
• Freeland Hills (0.5-2.5 acre lots)
• Woodkirk (3-5.5 acre lots)
• Greene Valley (1-2 acre lots)
• J&J Mobile Home Park (16 structures on 7.3 acres)
• Northfield at Creek Wood (2.25-3.7 acre lots)
The development density and lot sizes proposed for this subdivision support the intended nature
and form of residential development described by the 2011 UDO and the 1986 JPA for the
Rural Buffer.
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I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Section 5.3.2: Special Uses, (B) Specific Standards
In addition to the general standards stated in Section 5.3.2(AJ, the following specific standards shall be
addressed by the applicant before the issuance of a Special Use Permit:
(1 J Method and adequacy of provision of sewage disposal facilities, solid waste, and water.
The entire subdivision will be served by a community well and individual septic systems. Shown
on the Site Plan are minimum 20,000 sf areas of identified 'suitable' soils for each lot's septic
field (refer to the Soil Services, PLLC Soil/Site Evaluation report in the appendix).
Septic fields for lots 23-26 will be accommodated by a common septic field located at the
southeast corner of the property, due to the lack of identified 'suitable' soils in the area. The
common septic field area (shown on the Site Plan) will be subject to access and maintenance
terms described on the Homeowner's Declaration of Covenants, Conditions and Restrictions.
(2J Method and adequacy of police, fire and rescue squad protection.
To address emergency access, the proposed 26-lot Dunhill subdivision will be served by
Moinear Lane (a paved 20' wide public collector road, approximately 2000' long) and
Banlaoch Way (a paved 20' wide public local road, approximately 1000' long). Both
subdivision roads are planned to be dedicated to the NC DOT as public roads and will be
required to meet the Minimum Construction Standards for Subdivision Roads by the NC Division
of Highways Board of Transportation and the requirements of the Orange County 201 1 UDO.
Feedback regarding the adequacy of this project to address emergency services protection is
pending application review by the applicable Orange County Agencies.
(3J Method and adequacy of vehicular access to the site and traffic conditions around the site.
The proposed 26-lot Dunhill subdivision will be served by Moinear Lane and Banlaoch Way.
Both subdivision roads are planned to be dedicated to the NC DOT as public roads and the will
be required to meet the Minimum Construction Standards for Subdivision Roads by the NC
Division of Highways Board of Transportation and the requirements of the Orange County 201 1
UDO.
(4J Other use specific standards as set forth herein.
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DESIGN AND ENGINEERING SERVICES PAGE 7 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
5.15.6 Major Subdivision (A) Standards for Class A Special Use Permit Submiltal Requirements
In accordance with Article 5: Special Uses, Section 5.15.6: Major Subdivisions, the following additional
information is provided with the application:
Notification
A list of all properties within 500 feet of the subject property has been compiled and presented to
Orange County Planning. A copy of this property listing is provided in the appendix.
Development Schedule
The anticipated schedule for project development will initiate road and utility design immediately
following the Preliminary Site Plan and SUP approval. This will be followed by the project's
infrastructure permitting and construction, according to the schedule below:
• August-December 2012: SUP submittal and review process, public hearings and Board meetings.
• December 2012: Anticipated BOCC Approval of SUP
• January 2013 - June 2013: Final engineering design and construction drawings
• June 2013: Zoning Compliance and Permit Applications
• July 2013-June 2014: Subdivision Construction
Water and Wastewater
If the proposed lots are to be served by individual wells or community wells, a professionally prepared
groundwater yield analysis relating the proposed wells to the U.S. Geological Survey Water Resources
Investigations Report 00-4286 and any later USGS Water Resource Investigation Report data available.
The applicant proposes installation of a community well for the 26-lot subdivision. The well is
planned to be installed and operated by Aqua North Carolina, Inc. A draft utility services
agreement between the developer and Aqua North Carolina, Inc. is included in the appendix
of this application.
In response to requirement above, Peggy-Sue Dodge, Senior New Business Coordinator with
Aqua NC has provided the following information in an email to the developer, dated
6/14/2012:
"The County's generally will require a copy of the DEH permit in order to obtain platting of lots. This permit approval
states the production available to ser the project. This cannot be obtained until the Developer has obtained (a)well
site approval, (b)well drilling construction lot, (c) 24-hour well drawdown testing results, (d) analytical results, (e)
engineering design and submittal to DEH."
"Developer will have to:
I. Obtain DEH approval of the well site and before drilling begins wait for the pre-drill site approval (week);
2. Begin the drilling process (3-4 days);
3. Begin the 24-hour well drawdown test (day);
4. Analytical testing (4-b weeks);
5. Engineering design and review(2-3 weeks);
b. Once submitted it will take DEH approximately 4 weeks to complete the review process and issue permit so
construction can begin;
7. Certificate issued to Aqua by the Utilities Commission approve the new service territory(3-4 weeks)."
The developer requests that compliance with 5.15.6(A)(1)(C)(iv) be added as a condition of the
Class A SUP approval.
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DESIGN AND ENGINEERING SERVICES PAGE 8 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Open Space Connectivity
A map that demonstrates that the open space composition, accessibility, shape and size
requirements as set forth in Section 7.13 of this Ordinance is to be met.
Open Space provisions and 5.15.6(A)(1)(d) specifically apply to Flexible Developments and are
not applicable to Conventional Subdivision designs.
Natural 8� Human-Made Resources
A written and graphic site analysis illustrating soils, depth to water table, slope, hydrology, vegetation,
natural areas and habitats of special concern, infrastructure and other constructed features, historic
and archaeological sites, and visual analysis of views into and from the site.
A graphic Site Analysis of the land's environmental features is included with this SUP
application.
An initial review of a copy of the 2004 Inventory of Natural Areas and Wildlife Habitats of
Orange County NC does not indicate that this site contains any identified Significant Natural
Resources or habitats. The Orange County Department of Environment, Agriculture, Parks and
Recreation was contacted on June 1 1, 2012 to request/confirm an assessment of the site in
relation to any identified Significant Natural Resource inventories in the County. Response from
DEAPR is pending at the time of application submittal.
The State Historic Preservation Office (SHPO) was also contacted on June 1 1, 2012 to request
identification/assessment of the property's potential historic and archeological resources. A
copy of the email correspondence is included in the application along with SHPO written
response provided on June 15th, 2012. This response states that SHOP has conducted a review
of the project and is aware of no historic resources, which would be affected by the project.
Pedestrian/Bicycle Plan
If the subdivision is located in a Transition Area designated as such on the Land Use Element of the
Comprehensive Plan, a plan for sidewalks or pedestrian/bike lanes as part of the public roads using,
where appropriate, alternative North Carolina Department of Transportation design guidelines that
include pedestrian/bike lanes as part of the public road system.
(iiJ For proposals not located in a transition area an off-road, pedestrian plan shall be submitted.
This item does not apply.
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I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Landscape Plan Details
A landscape and tree preservation plan that shows the following:
(iJ The proposed locations, and types of, plantings,
The proposed locations and numbers of the required street tree planting are illustrated on the Site
Plan. The applicant intends to use native plants throughout the community's landscape plan. The
applicant requests that the Landscape Plan and specifications, including the listing of the specific
types and sizes for these plants, is conditionally provided as part of the SUP approval and prior to
requesting construction permits for the project.
(iiJ The existing natural landscape with existing topography,
This information is provided on the submitted Site Analysis sheet.
(iiiJ The width of roadside and perimeter buffers to be left undisturbed,
This information is provided on the submitted Site Plan.
(ivJ The open space (proposed undisturbed and proposed improvedJ as well as type of ownership.
The location of the proposed recreational space is shown on the submitted Site Plan. The
applicant requests that the detailed construction plans for these spaces are conditionally
provided as part of the SUP approval and prior to requesting construction permits for the
project.
Recreational Space
Private: Approximately 5 acres of private recreational open space are provided on the submitted Site
Plan with proposed recreational improvements that include a picnic shelter and pathway.
Public: Whether a portion (1/57th of an acre per dwelling unit) of the property is dedicated to Orange
County for public recreation facilities or a whether a payment (at a rate to be determined by the
County) is made in-lieu by the developer, will be determined by the pending Orange County
Recreation and Parks Advisory Council's review of the project and their recommendations.
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I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Article 2: Procedures Section, 2.5 Site Plan Review Sections, 2.5.2: Application Requirements
(AJ Each site plan shall be prepared and sealed by an appropriately licensed professional.
The Plans submitted with this application have been prepared by Michelle Kempinski,
Registered Landscape Architect.
(BJ The applicant shall submit to the Planning and Inspections Department:
(1J Three copies of the site plan prepared in accordance with the provisions detailed in this Section.
Additional copies may be required depending on the nature and location of the proposed
developmentJ;
Copies of the application and plans have been submitted per the Class A SUP requirements.
(2J The completed site plan application form;
The Class A SUP application form has been submitted and a copy is included in the appendix.
(3J A copy of the Orange County tax map with the subject property identified;
The Submitted site plan includes a completed Boundary Survey for the property along with the
OC land records tax identification information for the property.
(4J Legal documentation, to be approved by the County Attorney, establishing entities responsible for
control over common areas and facilities.
Please refer to the attached Sample Homeowner's Declaration of Covenants, Conditions and
Restrictions, which will be revised as needed during the project's review and approval process to
address the reviewer's conditions for the Dunhill Subdivision.
(5J Three copies of the Environmental Assessment and/or Environmental Impact Statement, if required
under Section 6.16 of this Ordinance.
In addition to the Site Analysis sheet provided, copies of the Wetlands and Soil Surveys
provided by Soils Sciences, PLLC and the Orange County Wetland Determination report are
also included with this application. Per Section 6.16: Environmental Impact Reports, an
Environmental Impact Statement is not required for this project.
(6J A statement regarding the method of disposal of trees, limbs, stumps and construction debris
associated with the permitted activity. Open burning of trees, limbs, stumps, and/or construction
debris associated with the permitted activity is expressly prohibited.
A disposal statement is provided on the Site Plan
(CJ Other items which should be submitted simultaneously but are not required as part of the site plan
application are:
(1J Erosion control and grading plans as necessary to be approved by the Erosion Control Officer for a
grading permit, and
An initial engineering assessment of the land area that may be required to treat Stormwater
runoff is illustrated on the Site Plan. The applicant requests that the detail design of the
Stormwater management system is provided conditionally upon approval of the Class A SUP
and prior to issuing construction permits for the project.
(2J Building construction plans to be approved by the Building Official prior to issuance of a building
permit.
The applicant requests that building construction plans will be developed and building permits
will be sought conditionally upon approval of the Class A SUP.
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I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
Traffic Study
Per the Orange County UDO, Section 2.5.3(H) a traffic study is not required because the proposed
development is less than 40 lots, and the 26 lots proposed will only generate an estimated 249 vehicle
trips per day (per the Institute of Transportation Engineers ITE Trip Generation manual, 8th Edition).
2.5.3 Plan Specifications
Each site plan shall be drawn at a scale adequate to show required detail and shall contain the
following information (checked line items are included with the applicationJ:
✓ The boundary of the lot(s) to be developed labeled with bearings and distances;
✓ The name, address, and phone number of the applicant and the property owner;
✓ Name of project, vicinity map, north arrow, scale, tax map reference number, date of plan
preparation, and subsequent revision dates;
✓ Zoning of the property to be developed and all adjacent zoning and existing adjacent land uses;
✓ Adjacent right-of-way widths with road names and numbers;
✓ A development summary including total acres, proposed use(s), total building square footage,
required and proposed parking spaces.
✓ Demonstrated compliance with all applicable performance standards contained in Articles 3, 4, 5,
and 6 of this Ordinance;
✓ Maximum and proposed impervious surface and required stream buffers as detailed in Sections 4.2
and 6.12 of this Ordinance (maximum impervious surface limits are not applicable to this
watershed);
✓ Estimated traffic generated by the proposed development in trips per day. If the estimate exceeds
800 trips per day, a traffic impact study must be submitted in accordance with Section 6.17; (not
applicable)
✓ Front, side, and rear building setbacks as required by Articles 3 and 5 of this Ordinance;
✓ Location of all proposed buildings and structures labeled with floor area, building height and
function, and proposed finished floor elevation; (Illustrations of the proposed home plans are
provided in the appendix).
✓ Vehicular use areas including existing and proposed streets and access drives, off street parking
and loading to comply with Section 6.9 of this Ordinance, and entry/exit points of adjacent
parcels;
✓ Overhead and underground utilities with accompanying easements and storm drainage
facilities/easements (including septic tanks and wastewater disposal fields, wells, fire hydrants,
irrigation, and security lights); (The proposed public and private utility easements and areas
reserved for stormwater management are shown on the plan.)
• Solid waste disposal facilities; (not applicable)
✓ All proposed free-standing and wall-mounted signs. Signs must comply with Section 6.12 of this
Ordinance; (The applicant requests that detailed sign illustrations and designs are provided
conditionally upon approval of the SUP and prior to sign and building permit applications)
✓ A landscape plan demonstrating compliance with Section 6.8 of this Ordinance; The applicant
requests that a the detailed landscape plan, including the listing of the specific types and sizes for
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DESIGN AND ENGINEERING SERVICES PAGE 12 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
these plants is conditionally provided as part of the SUP approval and prior to requesting
construction permits for the project.
✓ For all developments other than single-family residential and duplexes, existing contour lines
(dashed) and proposed contours (solid) at 5-foot intervals with 10-foot contours bold. Where site
conditions warrant, 2-foot contours may be required; (Existing 2-foot contours are shown on the
Site Plan).
• Retaining walls, tree wells, or rip rap as part of the grading plan; (none proposed)
✓ Streams, ponds, drainage ditches, swamps, floodway and floodplain boundaries; (Wetland
locations have been identified on the Site Analysis and Site Plans)
✓ Phase lines and numbers if the development is to be phased; (No phasing is proposed for this
project)
✓ Methods of disposal of trees, limbs, stumps and construction debris associated with the permitted
activity. Open burning of trees, limbs, stumps, and/or construction debris associated with the
permitted activity is expressly prohibited; (Disposal notes have been included on the Site Plan)
✓ Compliance with County adopted access management, transportation and/or connectivity plans
and denote the location of future roadway(s) and access easements, whether public or private,
to ensure and encourage future connectivity; and
Based on the layout and nature of the existing developments and roads surrounding this
parcel, the only potential stub out location for connection to a current or future roadway
would be at the western edge of the property where it meets George Circle in the
Freeland Hills Subdivision. However, any potential road connection would involve a
jurisdictional stream crossing and disturbance to the required 65' riparian buffer that
separates these two properties.
✓ Additional information may be required based on the site location and the type of development
proposed.
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DESIGN AND ENGINEERING SERVICES PAGE 13 OF 14
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
ATTACHMENTS
1. CLASS A SUP APPLICATION
2. PHOTOS OF CURRENT SITE CONDITIONS
3. SOIL SERVICES, LLC: DETAILED SOIL/SITE EVALUATION REPORT
4. SOIL SERVICES, LLC: DETAILED WETLAND DELINEATION & STREAM BUFFER EVALUATION
5. ORANGE COUNTY SURFACE WATER IDENTIFICATION REPORT
6. DRAFT WATER UTILITY SYSTEM AGREEMENT
7. LISTING OF RESIDENTS WITHIN 500' OF SUBJECT PROPERTY
8. CORRESPONDENCE REGARDING SHPO EVALUATION OF POTENTIAL HISTORIC AND
ARCHEOLOGICAL RESOURCES
9. SAMPLE HOMEOWNER'S DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
10. AGREEMENT TO PURCHASE JJF FARM
1 1 . JUNE 19, 2012 EVALUATION OF EXISTING LAND AND HOME VALUES
12. ILLUSTRATIONS OF DAVID WEEKLEY HOMES `CUSTOM CLASSICS' HOME DESIGNS
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DESIGN AND ENGINEERING SERVICES PAGE 14 OF 14
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E�����Cl���'��i����l�i����:
Date: 06-22-12
Weekley Homes, LLC 919.659.1501
Applicant: Phone:
15401 Weston Parkway, Suite 175,
Address: Cell Phone:
Cary, NC 27513 jakin@dwhomes.com
E-mail:
Mr. Jeff Akin, Division President
Agent: Phone:
{same as above)
Address: Cell Phone:
E-mail:
Address of subject property: 2301 Mount Sinai Road
9881-15-7138 68.5 acres
Parcel Identification Number(PIN): Lot Size:
Rural Buffer Jordan Lake Unprotected
Zoning Designation: Watershed Overlay:
Cape Fear River Basin
Other Overlay Zoning Districts:
The applicant is requesting review and appraval of a Ciass
Request(include detailed description of proposed land use):
A SUP for a 26-lot residential subdivision.
The proposed Dunhiil subdivision will affer a mix of wooded and open 2-acre lots, served by Moinear Lane and
Banlaoch Way. This community will offer approximately 5 acres of community open space,with private rECreational
improvements, inciuding a proposed picnic shelter and pathway. The proposed site plan also provides approximately
5 acres of primary tree protection areas and 16 acres of secondary tree protection areas, in addition to the required
land use buffers and building setbacks. Please see attached Site Rnalysis, Site Pian and narrative for a full description
of this project.
SI7�l1�IIZ"I'r��. II�1�OIt1VIA'�I�1�1 Per �e�taon 2.7.3 of the LTnif�ed Develo�ament �rdinane� (IJDt�), all
Class A Spec��l�Jse P�rm�t agsplicatimr�s are re€�u�rec�tm subaraflt th�followan�:
i) 26 copies of a site plan prepared by a registered North Carolina land surveyor, landscape architect, architect, or
engineer containing all required information detailed within Section 2.5 of the UDO. This site plan will also need to
contain all relevant information demonstrating that the proposed special use compliance with all general and specific
standards governing the proposed special use as detailed within Article(s)5 and 6 of the UDO.
2) A detailed narrative outlining the proposed land use including operational require�ments, the locati�n of facility,
appearance,etc.,
3) Docuinentation establishing compliance wi�l� Section 5.3.2 inclusive of the UDO.
4) The names and addresses of the owners involved with the project,
5) A list of property owners within 500 feet af the subject parcel and the name and address of each property owner, as
currently listed in the Orange County tax records,
6) Elevations of all structures praposed to be used in the development,
7) 26 copies of the Bnvironmental Assessment and/or Environmental Impact Statement if required by Section 6.16 of the
UDO,
8) Statement outlining the anticipated development schedule for the completion of the project,
** l��'�'�: It should be remem�ea�et� tiaat th� revie� of�11 special use perrnit applications/�odi�c�tions
ar� carrie€i mut �n a quasa Judicial forariat meaning tl�at s��cisa�ns reia�irag to the a�proval or denial mf an
appli�at�ora are bas�cl s�lely on the sw�raa testimmny �f all parti�s invoived with tlae case, b�t� those for
an�l agaanst an ���liea�aon, �s well a� the revflew of �oa�petent materiai and substantial eviden�e
s�brnitte���ari�g t�e public hearing.
�'urther the applacant ha� the �aur€�en of establis�flng, by the s�b�ssian �f eom��tent rraateri�l and
su�stantial evidence, th� exasten�� �f facts and ��nditi�ns tha� demonstrate th� �roj�cts c�m�liance w�th
tia�vari�us req��refln�n�s and s�n�aa°ds d�taal�€�within the IJni�ied I)evelo�me�t�rclinanc�e *�
I (we), the undersigned, have been made aware of the process for the review and action associated w'rth a
Class A Special Use Permit applicatian and understand that only completed applications, containing all
information required by the Orange Counry UDO shall be reviewed and acted upon by the County.
I (we) understand that it shall be my (our) responsibility to present evidence to the County in �he form of
sworn testimony, exhibits, documents, models, plans, and the like support the request for approval of the
Class A Special Use Permit.
Further I (we) understand that any assistance I (we) may receive from County staff in preparing this
application in na way guarantees a favorable recommendation by staff on the merits of this propasal nor does
it guarantee an approval of the equest by the County.
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Applicant� � _ � �"�°��� �� �� I3ate:
Applicant I�ate:
I Orange County Class A SUP Application Dunhill Ma�or Subdivision Chapel Hill NC
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SOIL SERVICES, PLLC
3220 PURNELL ROAD e•WAKE FOREST, NC •a 27587
May 2, 2012
Project No. 1116-1
David Weekley Homes, Inc.
Attn: Jeff Akin
15401 Weston Parkway, Ste. 175
Cary, NC 27513
Re: Detailed SoiUSite Evaluation
Mt. Sinai Tract(Approx. 67 Acres)
Mt. Sinai Road, Orange County
PIN No. 9881-15-7138
Dear Mr. Akin:
On April 11 —May l, 2012, Soil Services, PLLC (Soil Services) completed a detailed
soil/site evaluation on the Mt. Sinai Tract. The evaluation identified areas of soil that have the
potential for subsurface wastewater disposal. This evaluation was performed as part of the
preliminary planning process.
Soil Services traversed the site during dry conditions. Hand auger borings were used to
evaluate soil conditions (texture, structure, depth, wetness condition, etc.)relative to subsurface
wastewater disposal. Both man-made and natural landforms (drainways, slope, land
disturbances,past and present uses, etc.)were observed as well. Based on these observations, a
soil boundary between the potentially suitable and unsuitable soils were flagged and located with
a GPS receiver. The criteria used to evaluate the soil and site is contained in 15A NCAC 18A
.1900 "Laws and Rules for Sewage Treatment and Disposal Systems" and "Regulations
Governing Sewage treatment and Disposal in Wake County, Amended 2.26.98" and/or Local
Regulations.
Results and Recommendations
The property is located in the Carolina Slate Belt of Orange County, North Carolina. The
uplands soils found on site are similar to the Tatum, Herndon, Georgville, and Enon soil series.
The Georgeville, Herndon and Tatum soil series has a loam surface above a clay subsurface. In
this soil,prohibitive characteristics are greater than 36 inches below the natural ground surface
and are therefore generally considered useable for subsurface wastewater disposal. The Enon
soil series has a loam surface above a clay subsurface. Due to the unsuitable clay mineralogy
and/or shallow seasonal high wetness condition, these soils are generally considered unsuitable
for conventional subsurface wastewater disposal systems. However, these soils may be suitable
for alternative system types such as pretreatment drip or spray irrigation systems. Alternative
Phone: (919) 745-1928 www.SoilServices.org Fax: (919) 554-1869
Soil Services,PLLC
Proj ect No. 1 ll 6-1
systems are more expensive and may not be an economical option. Soil Services can provide
additional information regarding these system types if requested.
Areas with potentially suitable soils are shown on the attached soil/site evaluation map.
The diagonally hatched unit represents areas with at least 24 to 48 inches or more of potentially
suitable soil. These areas are typically useable for conventional, modified conventional,
innovative, and/or low pressure pipe (LPP) systems. The cross hatched unit represents areas
with at least 24 inches or more of potentially suitable soil. These areas are typically useable for
innovative, alternative and/or low pressure pipe (LPP) systems. The brick hatched unit
represents areas that may be suitable if existing structures/impact are removed and the
underlying soil is not impacted. The "LTN"unit represents areas with less than 24 inches of
potentially suitable soil. These areas are typically considered unsuitable for conventional system
types. As mentioned above, these areas may be suitable for alternative system types. Unit "NE"
represents areas not evaluated due to vegetation thickness or existing structures (barn, workshop,
gazebo, deck, etc).
Site planning should allow for adequate suitable soil for the septic system and repair.
Septic areas should be unaffected by all site elements (house, driveway, garage, well, deck, etc.),
setbacks from those site elements, and land disturbing practices (heavy traffic, mechanical
clearing, excavation, etc). The local County and/or State regulating agencies will ultimately
designate the septic system and repair areas to be permitted. If these areas are compromised
during the permitting process, then they may be deemed inadequate or unsuitable for final
permitting. All septic areas should be properly protected and remain undisturbed unless approval
is first obtained from the local County and/or State authorities.
General Considerations
The utility of potentially useable soils depends on the size and configuration of the
useable soil area and the orientation of the wastewater system within that area. The wastewater
disposal lines are to be on contour(i.e. uniform elevation throughout a single disposal line).
Therefore, topographical irregularities can increase the area needed for a given wastewater
disposal system. The size of a wastewater treatment system is based on the design flow for a
specific use(120 gallons per bedroom per day for single family residential dwellings) and the
long-term acceptance rate (LTAR) assigned to the site. The LTAR is based on the soil
characteristics (texture, structure,porosity, mineralogy, etc.) and site conditions found at the time
of the evaluation. Setbacks from wells,property lines, top of embankment, basement, etc. should
also be considered (refer to 15A NCAC 18A .1950 as attached).
A field layout of the system and repair can be used to determine whether a useable soil
area(s) can potentially support a proposed use (such as a four-bedroom residence). The system
type along with the factors discussed above can also affect the size of the wastewater disposal
field. A four-bedroom, single-family residence with a design flow of 480 gallons per day (120
gallons per bedroom per day)requires 12,000 to 16,000 square feet of useable soil area or 1,350
to 1,6001inear feet of conventional drain line(system and repair) or 1,280 to 2,000 linear feet of
low pressure pipe (LPP) drain line (system and repair). Estimates reference the "Laws and Rules
for Sewage Treatment and Disposal Systems" and are based on an LTAR range of 0.25 to 030
gallons per day per square foot(gpd/ft�) for conventional and modified conventional drain line
and 0.10 to 0.15 gpd/ft�for LPP drain line. Actual drain field may require more area and/or
2of5
Soil Services,PLLC
Proj ect No. 1 ll 6-1
linear footage of drain line depending upon site conditions. The final LTAR is assigned to a
site/lot by the Orange Environmental Health Department after their detailed site evaluation.
Conclusion
This report discusses potentially suitable/useable soil areas found on this site and does
not guarantee or imply any approval or permit will be given by local, County and/or State
governing agencies. Soil Services specializes in the evaluation of soils for the purpose of
wastewater treatment/disposal systems as well as the layout and design of such systems. Soil
Services is contracted for its professional opinion and cannot ensure the client will obtain any or
all of the permit or approval s needed from the local, County and/or State governing agencies.
Anyone making financial investments/commitments should be fully aware of all permit
requirements for this tract prior to final dedication. Each lot requires a septic permit prior to
obtaining a building permit. The County Health Department will conduct a detailed site
evaluation for each lot to determine the location of site elements as well as septic system and
repair type and location. After the detailed site evaluation is complete, the County Health
Department will make a final determination. Soil Services can assist you in the field layout of
the wastewater treatment system, subdivision recordation, and/or the individual permitting
process if requested.
Soil Services, PLLC would be pleased to assist you in any future site analysis needs.
Please contact Sarah L Wheeler at (919) 745-1928 with any requests, questions or concerns.
Sincerely,
Soil Services, PLLC
Sarah L Wheeler, LSS
NC License No. 1304
Attachments:
- Site Analysis Summary
- Soil Profile Description(s)
- Detailed Soil/Site Evaluation Map
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Soil Services,PLLC
Proj ect No. 1 ll 6-1
SoiUSite Evaluation Summarv
15A NCAC 18A
1940 Slope:
❑ <15% (S) � 15% - 30% (PS) ❑ >30% (U)
❑Gullies/Ravines (U) ❑ Depression (U)
1941 (1) Texture Group:
Group I(S): ❑ Sand ❑ Loamy Sand
Group II(S): ❑ Sandy Loam ❑ Loam
Group III(PS): ❑ Silt ❑ Silt Loam
❑ Sandy Clay Loam ❑Clay Loam
❑ Silty Clay Loam
Group N(PS): ❑ Sandy Clay ❑Silty Clay
� Clay
(2) Structure:
❑ Crumb/Granular (S) � Block Like(PS)
❑ Platy (U) ❑ Prismatic (U)
❑ Single Grain (S) ❑ Massive (U)
(3) Clay Mieralogy:
❑Slightly Expansive (PS) ❑Expansive (U)
1942 Depth to Soil Wetness (Chroma 2 Indicator):
❑ >4s�� �s) � 36��—4s�� �PS) ❑ <36�� �u)
1943 Soil Depth (to rock, saprolite or parent material):
❑ >4s�� �s) � 36��—4s�� �PS) ❑ <36�� �u)
1944 Restrictive Horizon (3" thick or more):
❑ >4s�� �s) � 36��—4s�� �PS) ❑ <36�� �u)
1945 Available Space (only if layout has been done):
System and Repair Available? ❑ Yes ❑ No � NA
1947 Overall Site Suitability: ❑ S � PS ❑ U
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Soil Services,PLLC
Proj ect No. 1 ll 6-1
1950 Location of Sanitary Sewage Systems
(c)Every sanitary sewage treatment and disposal system shall be located at least the minimum
horizontal distance from the following:
(1) any private water supply source including a well or spring 100 feet
(2) any public water supply source 100 feet
(3) streams classified as WS-I 100 feet
(4) water classified as S.A. 100 feet from mean
high water mark
(5) Other coastal waters 50 feet from mean
high water mark
(6) any other stream,canal,marsh,or other surface waters 50 feet
(7) any Class I or Class II reservoir 100 feet from normal
pool elevation
(8) any permanent storm water retention pond 50 feet from flood
pool elevation
(9) any other lake or pond 50 feet from normal
pool elevation
(10)any building foundation 5 feet
(11)any basement 15 feet
(12)any property line 10 feet
(13)top of slope of embankiiients or cuts of 2 feet or more
(A) vertical height 15 feet
(14)any water line 10 feet
(15)drainage systems:
(A) Interceptor drains,foundation drains and storm water diversions
i. upslope 10 feet
ii. sideslope 15 feet
iii. downslope 25 feet
(B) Groundwater lowering ditched and devices 25 feet
(16)any swimming pool 15 feet
(17)any other nitrification field(except repair area) 20 feet
(A) Ground absorption,sewage treatment and disposal systems may be located closer than
100 feet from a private well supply,except springs and uncased wells located downslope
and used as a source of drinking water,repairs,space limitations and other site-plam�ing
considerations but shall be located the maYimum feasible distance and,in no case,less
than 50 feet.
(B) Nitrification fields and repair areas shall not be located under paved areas or areas subject
to vehicular traffic. If effluent is to be conveyed under areas subject to vehicular traffic,
ductile iron or its equivalent pipe shall be used. However,pipe specified in Rule 1955
(e)may be used if a minimum of 30 inches of compacted cover is provided over the pipe.
Note: Systems over 3000 GPD or an individual nitrification fields with a capacity of 1500 GPD or more
have more restrictive setback requirements,see 1950(a)(17)(d)for specifics.
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Georqeville
Soil Profile Description
HORIZON DEPTH (in) MATRIX COLOR MOTTLE COLOR TEXTURE STRUCTURE
MUNSELL MUNSELL
A 0-4 10 YR 4/4 - SiL WK M SBK
E 4-6 10 YR 5/4 - SiL WK M SBK
Bt1 6-10 5 YR 5/6 - SiCL WK F SBK
Bt2 10-28 2.5 YR 4/8 - C MO F SBK
Bt3 28-41 2.5 YR 4/6 7.5 YR 5/8 C MO F-M SBK
Bt4 41+ 2.5 YR 4/6 10 YR 5/6 SiCL MO C SBK
10 YR 6/8
Notes:
1) Soil similar to the Georgeville Soil Series.
2) Soil described from auger boring.
Herndon
Soil Profile Description
HORIZON DEPTH (in) MATRIX COLOR MOTTLE COLOR TEXTURE STRUCTURE
MUNSELL MUNSELL
A 0-3 2.5 Y 3/2 - SiL WK F GR
E 3-9 5 Y 6/4 - SiL WK F GR
BE 9-14 2.5 Y 7/4 2.5 Y 7/4 SiCL MO F-M SBK
Bt1 14-25 10 YR 5/8 2.5 Y 6/8 SiC MO M SBK
Bt2 25-39 7.5 YR 5/6 5 YR 6/8 C MO M SBK
10 YR 6/6
10 YR 7/3
Bt3 39-48 7.5 YR 7/8 5 YR 5/8 SiCL MO F-M SBK
5 Y 6/8
7.5 YR 5/8
Notes:
1) Soil similar to the Herndon Soil Series.
2) Soil described from auger boring.
Enon
Soil Profile Description
HORIZON DEPTH (in) MATRIX COLOR MOTTLE COLOR TEXTURE STRUCTURE
MUNSELL MUNSELL
A 0-3 10 YR 4/2 FSL WK M GR
E 3-8 10 YR 5/4 FSL WK M GR
BE 8-11 2.5 Y 5/4 SCL WK M SBK
Bt1 11-21 10 YR 5/8 C PR/Mo M ABK
Bt2 21-33 10 YR 5/8 C MO M ABK
10 YR 6/8
C 33+ 10 YR 2/1 L MA
5 GY 4/1
Notes:
1) Soil similar to the Enon Soil Series.
2) Soil described from auger boring.
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DRAFI SOIL MAP DAVID WEEKLEY F°`s°' , ` ' �°-1BeB
HOP�1ES, INC.
SOIL SERVICES, PLLC
PO BOX 91 I 15 •a RALEIGH, NC•a 27675
June 4, 2012
Project No. 1116-1
David Weekley Homes
Attn: Jeff Akin
15401 Weston Parkway, Ste. 175
Cary, NC 27513
RE: DETAILED WETLAND DELINEATION& ORANGE COUNTY STREAM BUFFER
EVALUATION
Mount Sinai Tract(Approx. 67 Acres)
Mount Sinai Road, Orange County
PIN No. 9881-15-7138
Dear Mr. Akin:
On Apri125, 2012, Soil Services, PLLC completes a Detailed Wetland Delineation and
Orange County Stream Buffer Evaluation on the Mt. Sinai tract located at 2301 Mount Sinai
Road. Exhibit 1 and Exhibit 2 identify the property on the most recent USGS Topographic Map
and NRCS Orange County Soil Survey. Surface waters shown on either exhibit are potentially
subject to Federal, State and Local regulation.
PROCEDURES
During the evaluation, Soil Services traversed the site establishing areas meeting the
criteria for a jurisdictional wetland/waters based on the procedures set forth in the US Armv
Corps of En�ineers (USACE) Wetlands Delineation Manual (Januarv 1987—Final Report�.
Areas with the presence of hydric soils, wetland hydrology and hydrophytic vegetation were
flagged and sequentially labeled. Other jurisdictional (surface)waters such as streams, lakes and
ponds were also identified and are subject to regulation by the USACE.
The NC Division of Water Quality (DWQ) also regulates surface waters that appear on
the USGS Topographic Map and/or the NRCS County Soil Survey. Some watersheds, such as
the Neuse and Tar-Pamlico, have additional riparian buffer requirements restricting uses directly
adjacent to these waters. Surface waters were flagged and sequentially labels using DWQ field
techniques. See the Results and Regulations sections for detailed information.
Phone: (919) 745-1928 www.SoilServices.org Fax: (919)251-9053
Soil Services,PLLC
Proj ect No. 1 ll 6-1
RESULTS
Soil Services identified 1 stream(s) and 0.045 acres of wetland(s) generally account for
the jurisdictional waters present on this site. The Delineation Map (Exhibit 3)illustrates the
features found during our delineation. Please refer to Regulations sections for additional
information.
Jurisdictional Waters and Wetlands
The jurisdictional waters and corresponding flag labels are found on Exhibit 3. The
DWQ and USACE stream forms were completed for the feature (Exhibits 4 & 5). The surface
waters subject to regulations are:
- Feature A —Unnamed Tributary to Field Creek
The feature flows in to Field Creek in the Cape Fear River Basin, which is classified by DWQ as
NSW. An *Orange County Meeting� A field determination by Orange County was held on
June l, 2012 with Wesley Poole of Orange County and Sarah Wheeler of Soil Services. Orange
County determined Feature A were subject to the Orange County Buffer Rules. Flag Al (off
site)is the midstream of the intermittent stream and extends on to the project site stopping at
Flag AS then starts again at Flag A 12 and continues off property. Therefore, a 65-foot riparian
buffer starts off property and continues downstream to Flag AS then starts again at Flag Al2 and
continues downstream off property. A 65-foot buffer is also required for the 0.045-acre wetlands
that extend off of the southern end of Flag A5. The section of Feature A represented by flags
AS-Al2 was found to be an ephemeral drain and not subject to the Buffer Rules. The Orange
County determination letter will be sent as soon as Orange County issues it. *USACE Meeting�
A field determination was made by the USACE Local Office on Apri126, 2012. Feature A was
determined to be a relatively permanent water that does exhibit important aquatic function.
Impacts to this area should be in accordance with the appropriate USACE permitting
requirements.
Wetlands found on site were determined to be emergent type wetlands. Data forms describing
the characteristics of the wetland and upland areas can be found in Exhibit 6. There are
approximately 0.045 acres of wetlands represented by flags W 1-W 12. The wetlands do not
appear to be isolated and are regulated by the USACE and/or DWQ.
Orange County Stream Buffers
The surface waters on site potentially subject to the Jordan Lake Watershed Rules and Orange
County stream buffer regulations include feature A. Soil Services believes only Feature A will
be considered subject by Orange County. A site meeting with the Orange County representative
was help on June l, 2012 and the buffer width was determined to be 65' along the identified
intermittent/perennial streams as well as the adjacent wetlands. This site falls within the
Unprotected Jordan Lake Watershed. Also,please refer to the Jordan Lake Watershed Protection
Overlays sections below for further details.
2 of 4
Soil Services,PLLC
Proj ect No. 1 ll 6-1
Local Orange County stream buffer regulations will apply. A brief description of these buffers
can be found in the Regulations section. The project engineer or planner should provide input of
the application of these regulations to the site plan during design and review. Soil Services can
provide reference information and feedback to your engineer regarding stream features observed
on-site as needed to determine the appropriate buffer widths and locations as mandated by local
authorities.
REGULATIONS
Regulations that apply to this site are listed below. In the instance of overlapping
jurisdiction, the most stringent rules apply in most cases. Soil Services would be happy to
discuss how these regulations apply to this project.
Orange County Buffers
A minimum fifty (50) foot vegetative buffer for development activities is required along all
perennial and intermittent waters indicated on the most recent versions of U.S.G.S. 1:24,000 (7.5
minute) scale topographic maps, shown as a water feature on the USDA-NRCS Orange County
Soil Survey or as determined by local government studies. Method A of the Orange County
Unified Development Ordinance determines buffer width by the following: Depending on
watershed slope value, an additional 15 or 30 foot buffer will be added to perennial and
intermittent streams with less than 7.5% slope or more than 7.5% slope, respectively. Slope
value is determined by measuring the average slope across 250-foot perpendicular transects
along a 200-foot reach of stream. Method B uses the slope value as well as the groundcover type
to determine the required buffer setbacks. This method can be found in the Orange County UDO
Table 6.133.D.
Wetland Permitting
Please note that new Nationwide Permits were issued by the USACE on March 19, 2012. The
USACE Wilmington District issued revised Regional Conditions for the 2007 Nationwide
Permits on June 5, 2007. Therefore, the USACE may once again review requests for impacts to
jurisdictional waters. Due to the complexity of these revisions, we recommend you forward a
conceptual site plan to our office for review by one of our permitting specialist, who can best
advise you of the specific permitting needs as you progress through the planning process.
Generally, wetland impact permits are issued on a per-project basis as determined by the
USACE. The USACE has determined that impacts on parcels sub-divided from larger tracts are
sometimes considered to be cumulative to existing impacts for the large tract. If this is the case,
then thresholds for notification may not apply to your project and impacts to streams/wetlands
must be considered in light of existing permits.
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Soil Services,PLLC
Proj ect No. 1 ll 6-1
CONCLUSION
The wetland delineation and stream buffer evaluation for the Mount Sinai Tract was
completed by Soil Services on June l, 2012. This site contains jurisdictional streams and
wetland areas that that may require preconstruction authorization for impacts, depending on the
size and nature of the impact (i.e. road construction, lot fill, stormwater pond construction, etc.).
USACE and NC DWQ verification of our site assessment should be obtained. Following
verification meetings with regulatory agencies, the next step in the stream and wetland
identification and permitting process is to obtain a field survey of our delineation for formal
approval by the USACE. Upon completing the survey, these site constraints may then be
integrated into planning for property development.
Sincerely,
Sarah Ilene Wheeler, LSS
Soil Services, PLLC
Exhibits:
1) USGS Topographic Quad
2) NRCS Soil Survey
3) Wetland Sketch Map
4) DWQ Stream Forms
5) USACE Stream Forms
6) Data Forms
7) USACE Determination Letter
8) Orange County Evaluation Letter(to come at a later date)
4of4
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$heet Title:
Project No.: III6-I
FIGURE I: NRCS SOIL SURVEY Manager: Drawn:
S O I L S E RV I C E S, P L L C Project Scale sW Field Work:
3220 PURNELL ROAD, WAKE FOREST, NC 27587 MT. SI NAI RD I":1667' Syy
OFFICE:(919)745-1928 FAX:(919)554-1869 Sheec No.:
W W W.SOI LSERVI CES.ORG �ocacioo: Clienc
P.35 ORANGE CO.,NC DAVID WEEKLEY I Of I
HOMES INC.
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$heet Title:
Project No.: III6-I
FIGURE 2: USGS TOPO MAP Manager: Drawn:
S O I L S E RV I C E S, P L L C Project Scale sW Field Work:
3220 PURNELL ROAD, WAKE FOREST, NC 27587 MT. SI NAI RD I":1667' Syy
OFFICE:(919)745-1928 FAX:(919)554-1869 Sheec No.:
W W W.SOI LSERVI CES.ORG �ocacioo: Clienc
CHAPEL HILL QUAD DAVID WEEKLEY I Of I
HOMES INC.
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PRELIMINARY WETLAND APPROXIMATION �¢,.
SUITABLE FOR PRELIMINARY PLANNING PURPOSES ONLY °`<"`"""` a,
S&EC RESERVES THE RIGHT TO MODIFY THIS MAP BASED ON
MORE FIELDWORK,SURVEYED DELINEATIONS AND ANY OTHER ADDITIO L
INFORMATION.APPROXIMATIONS WERE MAPPED USING TOPOGRAPHIC MA ND x`�"°Ki�
GROUNDTRUTHING.IF THESE AREAS ARE TO BE USED,THEY MUST BE APPROV `��r��r
AND PERMITTED BY THE US ARMY CORPS OF ENGINEERS AND NCDWQ �II�4�
�*NOT A SURVEY. �ii ii��::r ��i�i�
�12.r �IIN��II!�kLx4v:iu'ir. �4�
LEGEND �:�����a
����,�
,
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�,
�,�.� WATERS OF THE U.S.REGULATED BY USACE POTENTIALLY SUBJECT \�
�� , , -+ = TO THE ORANGE COUNTY BUFFER RULES ���°�"�'
' _r,�. [i.e., perennial or intermittent stream;must be confirmed by NCDWQ&USACE] `��'�`a
...�+•� ��,�e��r
�
� �ir�i
�AU a�:��i e��,
= WATERS OF THE U.S.NOT REGULATED BY ORANGE COUNTY �"�°�°�
AND NOT SUBJECT TO THE ORANGE COUNTY BUFFER RULES i �
i.e., e hemeral stream;must be confirmed b USACE&ORANGE COUN `��'��,
L� P Y TY] 4au:��
`��€ir�
JURISDICTIONAL WETLANDS/LINEAR WETLANDS �?ii,�,
_ [must be confirmed by the USACE&ORANGE COUNTY] `
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ummmm� �
$heet Title:
Project No.: I I I6-I
WETLAND SKETCH MAP Project Drawn:
SOIL SERVICES PLLC Manager:
5W s,�,
� Project: Scale: Field Work:
3220 PURNELL ROAD, WAKE FOREST, NC 27587 MT. SI NAI RD I":1667' Syy
OFFICE:(919)745-1928 FAX:(919)554-1869 Sheec No.:
W W W.SOI LSERVI CES.ORG �ocacioo: Clienc
ORANGE CO.,NC DAVID WEEKLEY I Of I
HOMES INC.
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� USACE AID# DWQ# Site# (indicate on attached map)
�� ��G� n ' STREAM QUALITY ASSESSMENT WORKSHEET _
Provide the following information for the stream reach under assessment:
1.Applicant's name: JJC Farms 2.Evaluator's name: SARAH WHEELER
3.Date of evaluation: 4-2 5-12 4.Time of evaluation: 12 : 0 0
5.Name of stream: U'I' 6.River basin: Cape Fear
7.Approximate drainage area: 6 0 ac 8. Stream order: 1 s t
9.Length of reach evaluated: 3 0 f t 10. County: Orange
11. Site coordinates(if known): prefer in decimal degrees. 12. Subdivision name (if any):
Latitude(ex.34.872312): Longitude(ex.—77.556611):
Method location determined(circle): GPS Topo Sheet Ortho(Aerial)Photo/GIS Other GIS Other
13.Location of reach under evaluation(note nearby roads and landmarks and attach map identifying stream(s)location):
Near flags a - A2
14.Proposed channel work(if any):
15.Recentweatherconditions: Rain within past 24 hrs
16. Site conditions at time of visit: Normal
17.Identify any special waterway classifications known: _Section 10 _Tidal Waters _Essential Fisheries Habitat
_Trout Waters _Outstanding Resource Waters _Nutrient Sensitive Waters _Water Supply Watershed (I-IV)
18.Is there a pond or lake located upstream of the evaluation point? YES NO If yes,estimate the water surface area:
���,
19.Does channel appear on USGS quad map? YES NO 20.Does channel appear on USDA Soil Survey? YES NO
�u„��� �,„,�,�.�
21.Estimated watershed land use: _%Residential _%Commercial _%Industrial 8 0 %Agricultural
2 0 %Forested _%Cleared/Logged _%Other( )
22.Bankfull width: 3 f t 23.Bank height(from bed to top of bank): 1 f t
24. Channel slope down center of stream: x Flat(0 to 2%) _Gentle(2 to 4%) _Moderate (4 to 10%) _Steep(>10%)
25.Channel sinuosity: Straight x Occasional bends _Frequent meander _Very sinuous _Braided channel
Instructions for completion of worksheet (located on page 2): Begin by determining the most appropriate ecoregion based on
location,terrain,vegetation, stream classification, etc. Every characteristic must be scored using the same ecoregion. Assign points
to each characteristic within the range shown far the ecoregion. Page 3 provides a brief description of how to review the
characteristics identified in the worksheet. Scores should reflect an overall assessment of the stream reach under evaluation. If a
characteristic cannot be evaluated due to site or weather conditions, enter 0 in the scoring box and provide an explanation in the
comment section. Where there are obvious changes in the character of a stream under review (e.g.,the stream flows from a pasture
into a forest),the stream may be divided into smaller reaches that display more continuiry, and a separate form used to evaluate each
reach. The total score assigned to a stream reach must range between 0 and 100, with a score of 100 representing a stream of the
highest quality.
Total Score (from reverse): 4 8 Comments:
Evaluator's Signature Date 4-2 5-12
This channel evaluation form is intended to be used only as a guide to assist landowners and environmental professionals in
gathering the data required by the United States Army Corps of Engineers to make a preliminary assessment of stream
quality. The total score resulting from the completion of this form is subject to USACE approval and does not imply a
particular mitigation ratio or requirement. Form subject to change—version 06/03. To Comment,please ca11919-876-8441 x 26.
1
STREAM QUALITY ASSESSMENT WORKSHEET
'r 'r 'r � �
I?resence�f t��w/p�rsistent pc��is iri strea�
1 � 0—S � 0-4 � (l��5 2
rtc��c�iv�x satura�crr�=4;strc� �c�w=tn� aints
��idence�aPpast�hu�an al"t�i�ativn
� � , . � 0-6 0—S � (l��5 p
��t�rts�u�alt�raticrr��(3;r������ati�n=tn� �a�s
it�parian z�ne 3
3 � � � 0-6 0-4 � (l��5
r�buf��r=(�;cot�ti ui�us;tivid�buf��r=m� �a�s
�E�idence�aP nutr�ent c��ehe��cat d�seharges
4� , � . � 0—S � 0-4 � (l��4 � 4
�xt�ns�v�dischar �s"
Notes on Characteristics Identif"ied in Assessment Worksheet
1. Consider channel flow with respect to channel cross-sectional area(expected flow),drainage area,recent precipitation,potential
drought conditions,surrounding land use,possible water withdrawals,presence of impoundments upstream,vegetation growth in
C11a1111e1 bottOm(as indicator of intermittent flow),etC.
2. Human-caused alterations may include relocation,channelization,excavation,riprap,gabions,culverts,levees,berms,spoil piles
adjacentto channel,etc.
3. The riparian zone is the area of vegetated land along each side of a stream or river that includes,but is not limited to,the
floodplain. Evaluation should consider width of riparian area with respect to floodplain width,vegetation densiry,maturity of
canopy and understory,species variety,presence of undesirable invasive species(exotics), breaks(utility corridors,roads,etc.),
presence of drainage tiles,logging activities,other disturbances which negatively affect function of the riparian zone.
4. Evidence of nutrient or chemical discharges includes pipes,ditches,and direct draining from commercial and industrial sites,
agricultural fields,pastures,golf courses,swimming pools,roads,parking lots,etc. Sewage,chlorine,or other foul odors,
discolored water,suds,excessive algal growth may also provide evidence of discharge.
5. Groundwater discharge may be indicated by persistent pools and saturated soils during dry weather conditions,presence of
adjacent wetlands,seeps,and springs feeding channel,reduced soils in channel bottom.
6. Presence of floodplains may be determined by topography and the slope of the land adjacent to the stream,terracing,the extent of
development within the floodplain,FEMA designation if known,etc.
7. Indicators of floodplain access include sediment deposits,wrack lines,drainage patterns in floodplain,local stream gauge data,
testimony of local residents,entrenchment ratio,etc. Note that indicators may relic and not a result of regular flooding.
8. Wetland areas should be evaluated according to their location,size,qualiry,and adjacency relative to the stream channel, and
may be indicated by beaver activity,impounded or regularly saturated areas near the stream,previous delineations,National
Wetland InventOry maps,etC. (Wetlands must meet criteria outlined in 1987 delineation manual and are subject to USACE approval.)
9. Channel sinuosity should be evaluated with respect to the channel size and drainage area,valley slope,topography,etc.
10. To evaluate sediment deposition within the channel consider water turbidity,depth of sediment deposits forming at point bars and
in pools,evidence of eroding banks or other sediment sources within watershed(construction sites,ineffective erosion controls). In
rare cases,typically downstream of culverts or dams,a sediment deficit may exist and should be considered in scoring.
ll. When looking at C11a1111e1 substrate,faCtor in parent material(presence of larger particles in soil horizons adjacent to the stream),average
size of substrate(bedrock,clay/silt,sand,gravel,cobble,boulder,etc.),and diversity of particle slze(riprap is excluded).
12. Indications of channel incision and deepening may include a v-shaped channel bottom,collapsing banks,evidence of recent
development and increased impervious surface area resulting in greater runoff in the watershed.
13. Evaluation should consider presence of major bank failures along the entire reach under evaluation,including uprooted trees on
banks,banks falling into channel, formation of islands in channel as they widen,exposed soil, active zones of erosion,etc.
14. Increased root depth and density result in greater bank stability. Consider the depth and density that roots penetrate the bank
relative to the amount of exposed soil on the bank and the normal water elevation.
15. Assessment of agriculture,livestock,and/or timber production impacts should address areas of stream bank destabilization,
evidence of livestock in or crossing stream,loss of riparian zone to pasture or agricultural fields,evidence of sediment or high
nutrient levels entering streams,drainage ditches entering streams,loss of riparian zone due to logging,etc.
16. Riffle-pool steps can be identified by a series of alternating pools and riffles. Abundance,frequency, and relative depth of riffles
and pools should be considered with respect to topography(steepness of terrain)and local geology(type of substrate).
Coastal plain streams should be evaluated far the presence of ripple-pool sequences.Ripples are bed forms found in sand bed
streams with little or no gravel that form under low shear stress conditions,whereas,dunes and antidunes form under moderate
and high shear stresses,respectively. Dunes are the most common bed forms found in sand bed streams.
17. Habitat complexity is an overall evaluation of the variery and extent of in-stream and riparian habitat. Types of habitat to look
for include rocks/cobble,sticks and leafpacks,snags and logs in the stream,root mats,undercut banks,overhanging vegetation,
pool and riffle complexes,wetland pockets adjacent to channel,etc.
18. Evaluation should consider the shading effect that riparian vegetation will provide to the stream during the growing season. Full
sun should be considered worst case,while good canopy coverage with some light penetration is best case.
19. Stream embeddedness refers to the extent that sediment that has filled in gaps and openings around the rocks and cobble in the
streambed. The overall size of the average particle in the streambed should be considered(smaller rocks will have smaller gaps).
20. Evaluation should be based on evidence of stream invertebrates gathered from multiple habitats. Scores should reflect
abundanCe,t�a riChness,arld Sensltivlty Of Strealn lnvertebrate types. (see attached examples of common stream invertebrates on page
4).
21. Evaluation should include evidence of amphibians in stream channeL Tadpoles and frogs should receive minimum value,while
salamanders,newts,etc.may be assigned higher value.
22. Evaluation of fish should consider the frequency and,if possible,the variety of different fish taxa observed.
23. EvaluatiOn Of w11d11fe Should 1nClude direCt ObservahOn Or evldenCe(tracks,shells,droppings,burrows or dens,hunting stands,evidence
of fishing,etc.)of any animals using the streambed or riparian zone,to include snall and large mammals,rodents,birds,reptiles,
insects,etc.
3
Common Stream Invertebrates
Sensitive Taxa —Pollution sensitive organisms that may be found in good quality water.
��� ��,� � � �
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� °� «��:o` rv�,��'�,.��e�
v
� �
� ���
%4 ��
i
Caddisfly Mayfly Stonefly Dobsonfly
� � �
�om �,
fr � p�. ,
� .�, �
Riffle Beetle Water Penny Gilled Snail
Somewhat Tolerant Taxa —Somewhat pollution tolerant organisms that may be found in good or
.
�� �� � ��
�.�_ ;:.
l '� � Y
�� ``` �!
� � I��
Beetle Larva Clam Sowbug Cranefly
`'` ..i' ,� r , �
� �.�`� `� � `�f � .�
, '� �,� �
�
F
Crayfish Damselfly Nymph Scud Dragon Fly Nymph
Tolerant Taxa —Pollution tolerant organisms that may be found in any quality water.
�
�r �•
Blackfly Larva Leech Midge Fly Larva
,�
r
� ��,
R ` •
\
Aquatic Worm Pouch&Pond Snail
4
� USACE AID# DWQ# Site# (indicate on attached map)
�� ��G� n ' STREAM QUALITY ASSESSMENT WORKSHEET _
Provide the following information for the stream reach under assessment:
1.Applicant's name: JJC Farms 2.Evaluator's name: SARAH WHEELER
3.Date of evaluation: 4-2 5-12 4.Time of evaluation: 12 : 0 0
5.Name of stream: U'I' 6.River basin: Cape Fear
7.Approximate drainage area: 6 0 ac 8. Stream order: 1 s t
9.Length of reach evaluated: 3 0 f t 10. County: Orange
11. Site coordinates(if known): prefer in decimal degrees. 12. Subdivision name (if any):
Latitude(ex.34.872312): Longitude(ex.—77.556611):
Method location determined(circle): GPS Topo Sheet Ortho(Aerial)Photo/GIS Other GIS Other
13.Location of reach under evaluation(note nearby roads and landmarks and attach map identifying stream(s)location):
Near flags A21
14.Proposed channel work(if any):
15.Recentweatherconditions: Rain within past 24 hrs
16. Site conditions at time of visit: Normal
17.Identify any special waterway classifications known: _Section 10 _Tidal Waters _Essential Fisheries Habitat
_Trout Waters _Outstanding Resource Waters _Nutrient Sensitive Waters _Water Supply Watershed (I-IV)
18.Is there a pond or lake located upstream of the evaluation point? YES NO If yes,estimate the water surface area:
���,
19.Does channel appear on USGS quad map? YES NO 20.Does channel appear on USDA Soil Survey? YES NO
�u„��� �,„,�,�.�
21.Estimated watershed land use: _%Residential _%Commercial _%Industrial 8 0 %Agricultural
2 0 %Forested _%Cleared/Logged _%Other( )
22.Bankfull width: 3 f t 23.Bank height(from bed to top of bank): 1 f t
24. Channel slope down center of stream: x Flat(0 to 2%) _Gentle(2 to 4%) _Moderate (4 to 10%) _Steep(>10%)
25.Channel sinuosity: Straight x Occasional bends _Frequent meander _Very sinuous _Braided channel
Instructions for completion of worksheet (located on page 2): Begin by determining the most appropriate ecoregion based on
location,terrain,vegetation, stream classification, etc. Every characteristic must be scored using the same ecoregion. Assign points
to each characteristic within the range shown far the ecoregion. Page 3 provides a brief description of how to review the
characteristics identified in the worksheet. Scores should reflect an overall assessment of the stream reach under evaluation. If a
characteristic cannot be evaluated due to site or weather conditions, enter 0 in the scoring box and provide an explanation in the
comment section. Where there are obvious changes in the character of a stream under review (e.g.,the stream flows from a pasture
into a forest),the stream may be divided into smaller reaches that display more continuiry, and a separate form used to evaluate each
reach. The total score assigned to a stream reach must range between 0 and 100, with a score of 100 representing a stream of the
highest quality.
Total Score (from reverse): 5 2 Comments:
Evaluator's Signature Date 4-2 5-12
This channel evaluation form is intended to be used only as a guide to assist landowners and environmental professionals in
gathering the data required by the United States Army Corps of Engineers to make a preliminary assessment of stream
quality. The total score resulting from the completion of this form is subject to USACE approval and does not imply a
particular mitigation ratio or requirement. Form subject to change—version 06/03. To Comment,please ca11919-876-8441 x 26.
1
STREAM QUALITY ASSESSMENT WORKSHEET
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I?resence�f t��w/p�rsistent pc��is iri strea�
1 � 0—S � 0-4 � (l��5 2
rtc��c�iv�x satura�crr�=4;strc� �c�w=tn� aints
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4� , � . � 0—S � 0-4 � (l��4 � 4
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Notes on Characteristics Identif"ied in Assessment Worksheet
1. Consider channel flow with respect to channel cross-sectional area(expected flow),drainage area,recent precipitation,potential
drought conditions,surrounding land use,possible water withdrawals,presence of impoundments upstream,vegetation growth in
C11a1111e1 bottOm(as indicator of intermittent flow),etC.
2. Human-caused alterations may include relocation,channelization,excavation,riprap,gabions,culverts,levees,berms,spoil piles
adjacentto channel,etc.
3. The riparian zone is the area of vegetated land along each side of a stream or river that includes,but is not limited to,the
floodplain. Evaluation should consider width of riparian area with respect to floodplain width,vegetation densiry,maturity of
canopy and understory,species variety,presence of undesirable invasive species(exotics), breaks(utility corridors,roads,etc.),
presence of drainage tiles,logging activities,other disturbances which negatively affect function of the riparian zone.
4. Evidence of nutrient or chemical discharges includes pipes,ditches,and direct draining from commercial and industrial sites,
agricultural fields,pastures,golf courses,swimming pools,roads,parking lots,etc. Sewage,chlorine,or other foul odors,
discolored water,suds,excessive algal growth may also provide evidence of discharge.
5. Groundwater discharge may be indicated by persistent pools and saturated soils during dry weather conditions,presence of
adjacent wetlands,seeps,and springs feeding channel,reduced soils in channel bottom.
6. Presence of floodplains may be determined by topography and the slope of the land adjacent to the stream,terracing,the extent of
development within the floodplain,FEMA designation if known,etc.
7. Indicators of floodplain access include sediment deposits,wrack lines,drainage patterns in floodplain,local stream gauge data,
testimony of local residents,entrenchment ratio,etc. Note that indicators may relic and not a result of regular flooding.
8. Wetland areas should be evaluated according to their location,size,qualiry,and adjacency relative to the stream channel, and
may be indicated by beaver activity,impounded or regularly saturated areas near the stream,previous delineations,National
Wetland InventOry maps,etC. (Wetlands must meet criteria outlined in 1987 delineation manual and are subject to USACE approval.)
9. Channel sinuosity should be evaluated with respect to the channel size and drainage area,valley slope,topography,etc.
10. To evaluate sediment deposition within the channel consider water turbidity,depth of sediment deposits forming at point bars and
in pools,evidence of eroding banks or other sediment sources within watershed(construction sites,ineffective erosion controls). In
rare cases,typically downstream of culverts or dams,a sediment deficit may exist and should be considered in scoring.
ll. When looking at C11a1111e1 substrate,faCtor in parent material(presence of larger particles in soil horizons adjacent to the stream),average
size of substrate(bedrock,clay/silt,sand,gravel,cobble,boulder,etc.),and diversity of particle slze(riprap is excluded).
12. Indications of channel incision and deepening may include a v-shaped channel bottom,collapsing banks,evidence of recent
development and increased impervious surface area resulting in greater runoff in the watershed.
13. Evaluation should consider presence of major bank failures along the entire reach under evaluation,including uprooted trees on
banks,banks falling into channel, formation of islands in channel as they widen,exposed soil, active zones of erosion,etc.
14. Increased root depth and density result in greater bank stability. Consider the depth and density that roots penetrate the bank
relative to the amount of exposed soil on the bank and the normal water elevation.
15. Assessment of agriculture,livestock,and/or timber production impacts should address areas of stream bank destabilization,
evidence of livestock in or crossing stream,loss of riparian zone to pasture or agricultural fields,evidence of sediment or high
nutrient levels entering streams,drainage ditches entering streams,loss of riparian zone due to logging,etc.
16. Riffle-pool steps can be identified by a series of alternating pools and riffles. Abundance,frequency, and relative depth of riffles
and pools should be considered with respect to topography(steepness of terrain)and local geology(type of substrate).
Coastal plain streams should be evaluated far the presence of ripple-pool sequences.Ripples are bed forms found in sand bed
streams with little or no gravel that form under low shear stress conditions,whereas,dunes and antidunes form under moderate
and high shear stresses,respectively. Dunes are the most common bed forms found in sand bed streams.
17. Habitat complexity is an overall evaluation of the variery and extent of in-stream and riparian habitat. Types of habitat to look
for include rocks/cobble,sticks and leafpacks,snags and logs in the stream,root mats,undercut banks,overhanging vegetation,
pool and riffle complexes,wetland pockets adjacent to channel,etc.
18. Evaluation should consider the shading effect that riparian vegetation will provide to the stream during the growing season. Full
sun should be considered worst case,while good canopy coverage with some light penetration is best case.
19. Stream embeddedness refers to the extent that sediment that has filled in gaps and openings around the rocks and cobble in the
streambed. The overall size of the average particle in the streambed should be considered(smaller rocks will have smaller gaps).
20. Evaluation should be based on evidence of stream invertebrates gathered from multiple habitats. Scores should reflect
abundanCe,t�a riChness,arld Sensltivlty Of Strealn lnvertebrate types. (see attached examples of common stream invertebrates on page
4).
21. Evaluation should include evidence of amphibians in stream channeL Tadpoles and frogs should receive minimum value,while
salamanders,newts,etc.may be assigned higher value.
22. Evaluation of fish should consider the frequency and,if possible,the variety of different fish taxa observed.
23. EvaluatiOn Of w11d11fe Should 1nClude direCt ObservahOn Or evldenCe(tracks,shells,droppings,burrows or dens,hunting stands,evidence
of fishing,etc.)of any animals using the streambed or riparian zone,to include snall and large mammals,rodents,birds,reptiles,
insects,etc.
3
Common Stream Invertebrates
Sensitive Taxa —Pollution sensitive organisms that may be found in good quality water.
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Caddisfly Mayfly Stonefly Dobsonfly
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Riffle Beetle Water Penny Gilled Snail
Somewhat Tolerant Taxa —Somewhat pollution tolerant organisms that may be found in good or
.
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Beetle Larva Clam Sowbug Cranefly
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Crayfish Damselfly Nymph Scud Dragon Fly Nymph
Tolerant Taxa —Pollution tolerant organisms that may be found in any quality water.
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Blackfly Larva Leech Midge Fly Larva
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Aquatic Worm Pouch&Pond Snail
4
WETLAND DETERMINATION DATA FORM— Eastern Mountains and Piedmont
Project/Site: MT SINAI ROAD City/County: ORANGE Sampling Date: 4-25-12
Applicant/Owner: State: NC Sampling Point: 2
Investigator(s): SARAH WHEELER Section,Township, Range: CHAPEL HILL
Landform(hillslope,terrace,etc.): SIDE SLOPE Local relief(concave,convex, none): NONE Slope(%): �5
Subregion(LRR or MLRA): Lat: 35.98823 Long: '79•063802 Datum:
Soil Map Unit Name: TATUM NWI classification:
Are climatic/hydrologic conditions on the site typical for this time of year? Yes X No (If no,explain in Remarks.)
Are Vegetation N , Soil N ,or Hydrology N significantly disturbed? Are"Normal Circumstances"present? Yes X No
Are Vegetation N , Soil N ,or Hydrology N naturally problematic? (If needed,explain any answers in Remarks.)
SUMMARY OF FINDINGS— Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes X No
Is the Sampled Area
Hydric Soil Present? Yes No X within a Wetland? Yes No X
Wetland Hydrology Present? Yes No X
Remarks:
HYDROLOGY
Wetland Hydrology Indicators: Secondarv Indicators(minimum of two required)
Primarv Indicators(minimum of one is required;check all that applv) _ Surface Soil Cracks(B6)
Surface Water(A1) _ True Aquatic Plants(B14) _ Sparsely Vegetated Concave Surface(B8)
High Water Table(A2) _ Hydrogen Sulfide Odor(C1) _ Drainage Patterns(B10)
Saturation(A3) _ Oxidized Rhizospheres on Living Roots(C3) _ Moss Trim Lines(B16)
Water Marks(B1) _ Presence of Reduced Iron(C4) _ Dry-Season Water Table(C2)
Sediment Deposits(B2) _ Recent Iron Reduction in Tilled Soils(C6) _ Crayfish Burrows(C8)
Drift Deposits(B3) _ Thin Muck Surface(C7) _ Saturation Visible on Aerial Imagery(C9)
Algal Mat or Crust(B4) _ Other(Explain in Remarks) _ Stunted or Stressed Plants(D1)
Iron Deposits(B5) _ Geomorphic Position(D2)
Inundation Visible on Aerial Imagery(B7) _ Shallow Aquitard(D3)
Water-Stained Leaves(B9) _ Microtopographic Relief(D4)
Aquatic Fauna(B13) _ FAC-Neutral Test(D5)
Field Observations:
Surface Water Present? Yes No X Depth(inches):
Water Table Present? Yes No X Depth(inches):
Saturation Present? Yes No X Depth(inches): Wetland Hydrology Present? Yes No X
includes ca illar frin e
Describe Recorded Data(stream gauge, monitoring well,aerial photos,previous inspections), if available:
Remarks:
US Army Corps of Engineers Eastern Mountains and Piedmont—Interim Version
VEGETATION (Four Strata)— Use scientific names of plants. sampi�r,g Po�r,t:
Absolute Dominant Indicator pominance Test worksheet:
Tree Stratum (Plot size: ) %Cover Species? Status Number of Dominant Species
1. That Are OBL, FACW,or FAC: � (A)
2.
Total Number of Dominant
3� Species Across All Strata: � (B)
4.
Percent of Dominant Species
5� That Are OBL, FACW,or FAC: 100% �q�g�
6.
� Prevalence Index worksheet:
$ Total%Cover of: Multiplv bv:
=Total Cover OBL species x 1 =
Saplina/Shrub Stratum (Plot size: ) FACW species � x 2= 2
�. FAC species x 3=
2. FACU species x 4=
3. UPL species x 5=
4. Column Totals: (A) (B)
5.
Prevalence Index =B/A= 2�0
6.
Hydrophytic Vegetation Indicators:
7.
_ 1 -Rapid Test for Hydrophytic Vegetation
8.
2-Dominance Test is>50%
9. —
3-Prevalence Index is<_3.0'
10. —
4-Morphological Adaptations'(Provide supporting
=Total Cover data in Remarks or on a separate sheet)
Herb Stratum (Plot size: )
_ Problematic Hydrophytic Vegetation'(Explain)
1.
2.
3 RANUNCULUS CAROLINIANUS 70 Y FACW 'Indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
4� Definitions of Four Vegetation Strata:
5.
6 Tree–Woody plants,excluding vines, 3 in.(7.6 cm)or
more in diameter at breast height(DBH), regardless of
7. height.
8.
Sapling/Shrub–Woody plants,excluding vines,less
9� than 3 in. DBH and greater than 3.28 ft(1 m)tall.
10.
Herb–All herbaceous(non-woody)plants, regardless
11. of size,and woody plants less than 3.28 ft tall.
12.
=Total Cover Woody vine–All woody vines greater than 3.28 ft in
Woodv Vine Stratum (Plot size: � height.
1.
2.
3.
4.
5 Hydrophytic
Vegetation
g. Present? Yes Y No
=Total Cover
Remarks: (Include photo numbers here or on a separate sheet.)
US Army Corps of Engineers Eastern Mountains and Piedmont–Interim Version
$OIL Sampling Point:
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Tvpe Loc Texture Remarks
0-12 5YR 4/6 100 CL
'T e: C=Concentration, D=De letion, RM=Reduced Matrix, MS=Masked Sand Grains. ZLocation: PL=Pore Linin , M=Matrix.
Hydric Soil Indicators: Indicators for Problematic Hydric Soils3:
Histosol(A1) _ Dark Surface(S7) _ 2 cm Muck(A10)(MLRA 147)
Histic Epipedon(A2) _ Polyvalue Below Surface(S8)(MLRA 147, 148) _ Coast Prairie Redox(A16)
Black Histic(A3) _ Thin Dark Surface(S9)(MLRA 147, 148) (MLRA 147, 148)
Hydrogen Sulfide(A4) _ Loamy Gleyed Matrix(F2) _ Piedmont Floodplain Soils(F19)
Stratified Layers(A5) _ Depleted Matrix(F3) (MLRA 136, 147)
2 cm Muck(A10)(LRR N) _ Redox Dark Surface(F6) _ Red Parent Material(TF2)
Depleted Below Dark Surface(A11) _ Depleted Dark Surface(F7) _ Very Shallow Dark Surface(TF12)
Thick Dark Surface(Al2) _ Redox Depressions(F8) _ Other(Explain in Remarks)
Sandy Mucky Mineral(S1)(LRR N, _ Iron-Manganese Masses(F12)(LRR N,
MLRA 147, 148) MLRA 136)
Sandy Gleyed Matrix(S4) _ Umbric Surface(F13)(MLRA 136, 122) 3lndicators of hydrophytic vegetation and
Sandy Redox(S5) _ Piedmont Floodplain Soils(F19)(MLRA 148) wetland hydrology must be present,
Stripped Matrix(S6) unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes No X
Remarks:
US Army Corps of Engineers Eastern Mountains and Piedmont—Interim Version
WETLAND DETERMINATION DATA FORM— Eastern Mountains and Piedmont
Project/Site: MT SINAI ROAD City/County: ORANGE Sampling Date: 4-25-12
Applicant/Owner: State: NC Sampling Point: 2
Investigator(s): SARAH WHEELER Section,Township, Range: CHAPEL HILL
Landform(hillslope,terrace,etc.): SIDE SLOPE Local relief(concave,convex, none): NONE Slope(%): �5
Subregion(LRR or MLRA): Lat: 35.98823 Long: '79•063802 Datum:
Soil Map Unit Name: TATUM NWI classification:
Are climatic/hydrologic conditions on the site typical for this time of year? Yes X No (If no,explain in Remarks.)
Are Vegetation N , Soil N ,or Hydrology N significantly disturbed? Are"Normal Circumstances"present? Yes X No
Are Vegetation N , Soil N ,or Hydrology N naturally problematic? (If needed,explain any answers in Remarks.)
SUMMARY OF FINDINGS— Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes X No
Is the Sampled Area
Hydric Soil Present? Yes No X within a Wetland? Yes No X
Wetland Hydrology Present? Yes No X
Remarks:
HYDROLOGY
Wetland Hydrology Indicators: Secondarv Indicators(minimum of two required)
Primarv Indicators(minimum of one is required;check all that applv) _ Surface Soil Cracks(B6)
X Surface Water(A1) _ True Aquatic Plants(B14) _ Sparsely Vegetated Concave Surface(B8)
X High Water Table(A2) Hydrogen Sulfide Odor(C1) X Drainage Patterns(B10)
� Saturation(A3) X Oxidized Rhizospheres on Living Roots(C3) _ Moss Trim Lines(B16)
Water Marks(B1) _ Presence of Reduced Iron(C4) _ Dry-Season Water Table(C2)
Sediment Deposits(B2) _ Recent Iron Reduction in Tilled Soils(C6) _ Crayfish Burrows(C8)
Drift Deposits(B3) _ Thin Muck Surface(C7) _ Saturation Visible on Aerial Imagery(C9)
Algal Mat or Crust(B4) _ Other(Explain in Remarks) _ Stunted or Stressed Plants(D1)
Iron Deposits(B5) _ Geomorphic Position(D2)
Inundation Visible on Aerial Imagery(B7) _ Shallow Aquitard(D3)
X Water-Stained Leaves(B9) _ Microtopographic Relief(D4)
Aquatic Fauna(B13) _ FAC-Neutral Test(D5)
Field Observations:
Surface Water Present? Yes No X Depth(inches):
Water Table Present? Yes No X Depth(inches):
Saturation Present? Yes No X Depth(inches): Wetland Hydrology Present? Yes No X
includes ca illar frin e
Describe Recorded Data(stream gauge, monitoring well,aerial photos,previous inspections), if available:
Remarks:
US Army Corps of Engineers Eastern Mountains and Piedmont—Interim Version
VEGETATION (Four Strata)— Use scientific names of plants. sampi�r,g Po�r,t:
Absolute Dominant Indicator pominance Test worksheet:
Tree Stratum (Plot size: ) %Cover Species? Status Number of Dominant Species
1. That Are OBL, FACW,or FAC: � (A)
2.
Total Number of Dominant
3� Species Across All Strata: � (B)
4.
Percent of Dominant Species
5� That Are OBL, FACW,or FAC: 100% �q�g�
6.
� Prevalence Index worksheet:
$ Total%Cover of: Multiplv bv:
=Total Cover OBL species x 1 =
Saplina/Shrub Stratum (Plot size: ) FACW species � x 2= 2
�. FAC species x 3=
2. FACU species x 4=
3. UPL species x 5=
4. Column Totals: (A) (B)
5.
Prevalence Index =B/A= 2�0
6.
Hydrophytic Vegetation Indicators:
7.
_ 1 -Rapid Test for Hydrophytic Vegetation
8.
2-Dominance Test is>50%
9. —
3-Prevalence Index is<_3.0'
10. —
4-Morphological Adaptations'(Provide supporting
=Total Cover data in Remarks or on a separate sheet)
Herb Stratum (Plot size: )
_ Problematic Hydrophytic Vegetation'(Explain)
1.
2.
3 RANUNCULUS CAROLINIANUS 70 Y FACW 'Indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.
4� Definitions of Four Vegetation Strata:
5.
6 Tree–Woody plants,excluding vines, 3 in.(7.6 cm)or
more in diameter at breast height(DBH), regardless of
7. height.
8.
Sapling/Shrub–Woody plants,excluding vines,less
9� than 3 in. DBH and greater than 3.28 ft(1 m)tall.
10.
Herb–All herbaceous(non-woody)plants, regardless
11. of size,and woody plants less than 3.28 ft tall.
12.
=Total Cover Woody vine–All woody vines greater than 3.28 ft in
Woodv Vine Stratum (Plot size: � height.
1.
2.
3.
4.
5 Hydrophytic
Vegetation
g. Present? Yes Y No
=Total Cover
Remarks: (Include photo numbers here or on a separate sheet.)
US Army Corps of Engineers Eastern Mountains and Piedmont–Interim Version
$OIL Sampling Point:
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Tvpe Loc Texture Remarks
0-12 5YR 4/6 100 CL
'T e: C=Concentration, D=De letion, RM=Reduced Matrix, MS=Masked Sand Grains. ZLocation: PL=Pore Linin , M=Matrix.
Hydric Soil Indicators: Indicators for Problematic Hydric Soils3:
Histosol(A1) _ Dark Surface(S7) _ 2 cm Muck(A10)(MLRA 147)
Histic Epipedon(A2) _ Polyvalue Below Surface(S8)(MLRA 147, 148) _ Coast Prairie Redox(A16)
Black Histic(A3) Thin Dark Surface(S9)(MLRA 147, 148) (MLRA 147, 148)
Hydrogen Sulfide(A4) X Loamy Gleyed Matrix(F2) _ Piedmont Floodplain Soils(F19)
Stratified Layers(A5) X Depleted Matrix(F3) (MLRA 136, 147)
2 cm Muck(A10)(LRR N) _ Redox Dark Surface(F6) _ Red Parent Material(TF2)
Depleted Below Dark Surface(A11) _ Depleted Dark Surface(F7) _ Very Shallow Dark Surface(TF12)
Thick Dark Surface(Al2) _ Redox Depressions(F8) _ Other(Explain in Remarks)
Sandy Mucky Mineral(S1)(LRR N, _ Iron-Manganese Masses(F12)(LRR N,
MLRA 147, 148) MLRA 136)
Sandy Gleyed Matrix(S4) _ Umbric Surface(F13)(MLRA 136, 122) 3lndicators of hydrophytic vegetation and
Sandy Redox(S5) _ Piedmont Floodplain Soils(F19)(MLRA 148) wetland hydrology must be present,
Stripped Matrix(S6) unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes X No X
Remarks:
US Army Corps of Engineers Eastern Mountains and Piedmont—Interim Version
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration 245-2575
�`���� ����'`�
Erosion Control Division �, � 131 W. Margaret Lane
(919) 245-2586 z, �; ' �„� Suite 200
(919) 644-3002 (FAx) ���'�' P.O. Box 8181
www.co.oranqe.nc.us ��, �' w�� Hillsborough, NC 27278
rr y ����,w:
_, � , � �„ �
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�� �.,_ ��� r ±1,�I�'�IID���//0/9/ JJJI/ll/iii��' ' a �� D � ,��� i�il��;��, � ��'„���.
. ,
� �
� . . IIimlWlll�/ �A� �mi r '�oim b%/�ii � �� .�
June 8, 2012
JJF Farm LLC
P.O. Box 765
Hillsborough, NC 27278
Re: Orange County Unified Development Ordinance Surface Water ldentification
Jordan Lake Unprotected Watershed
PI N: 9881-15-7138
To Whom It May Concern:
This letter serves as confirmation of an on-site surface water identification made by Orange
County Erosion Control Division staff for the referenced parcel. Orange County enforces a
stream buffer along streams and water features in the County per the Orange County
Unified Development Ordinance (see Section 6.13 Stream Buffers).
The evaluation showed that the parcel in question has (2) water features subject to
buffer regulations. The water features are noted on the attached aerial photo and will
require a 65' or 80' undisturbed buffer along both sides, as calculated per the
referenced Ordinance regulations. These undisturbed buffer areas shall be measured
from the top of the stream bank, outer edge of wet, marshy areas, or outer edge of the
floodplain where applicable. In the instance where a water feature has braided stream
segments with channels running parallel to one another, the buffer shall be measured
from the outermost bank on either side. See below for examples of how the buffer is to
be measured in varying situations:
S:\\ErosionControlDivision\2012\CapeFear\060812.PIN9881.15.7138.JJF
2
' Buf�er Width '
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The following is a description of how the buffers affect the property:
1. Feature A, a previously mapped water feature, is present in the field, however,
portions of this feature go underground and the buffer regulations are not subject in
those reaches. Feature A begins on the adjacent property at un-flagged Point A-1
and continues subject until it reaches flagged Point A-2. The feature does not re-
surface until flagged Point A-3 where it resumes subject and continues onto the next
parcel.
2. Feature B, a previously mapped water feature, is present in the field from the point
flagged in the field downstream. Above this point is not subject to buffer regulations
and below this point is.
If you have questions about this determination, please contact me at (919) 245-2587.
However, if you have further questions about the application of the Unified Development
Ordinance to this parcel, how to calculate the buffer lengths, or possible restoration
requirements, please contact Michael Harvey, Current Planning Supervisor at 919-245-
2597.
Sincerely,
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�
Wesley Poole
Erosion Control Officer
Attachments:Aerial Photograph / Map
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Water Utility System
Agreement
STATE OF NORTH CAROLINA
COUNTY OF ORANGE
THIS AGREEMENT, made June _ 201w by and between DAVID WEEKELY HOMES, LLC, a North
Carolina limited liability company (hereafter "Developer" as defined below) and AQUA NORTH
CAROLINA, INC., a corporation, with its principal office in Cary, North Carolina, whose mailing address
is 202 MacKenan Court, Cary, North Carolina 27511, (hereafter referred to as "Utility" as defined
below);
WITNESSETH:
THAT WHEREAS, Developer is the owner of the certain lands off Mt. Sinai Road, Orange County,
North Carolina, known as Dunhill Subdivision (defined below), and is further described in PIN 9881-15-
7138; and
WHEREAS, Developer is desirous of installing in Subdivision a Water Utility System (defined
below) to provide water utility service to all those persons now or hereafter owning lots in Subdivision
and requiring water utility service; and
WHEREAS, Developer has requested Utility to purchase, own, and operate said Water Utility
System; and
WHEREAS, Utility is agreeable to purchasing, owning, and operating the completed system;
NOW, THEREFORE, for and in consideration of the premises and of the rights, powers and
duties hereinafter set forth to be performed by each, Developer and Utility mutually do agree as
follows:
1. Definitions.
1.1. "Agreement" shall mean this Agreement for the Installation, Conveyance, and
Operation of the Water Utility System (defined below) or Water Utility System Phase serving
Dunhill Subdivision, including all exhibits and schedules hereto, if any, as amended from time
to time.
1.2. "Assets"shall mean shall mean the Water Utility System (defined below) relating
to each Water Utility System Phase (defined below) which is necessary and proper to provide
water utility service to the Subdivision.
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
1.3. "Certi icate" shall mean a Certificate of Public Convenience and Necessity for
water utility service at the Subdivision (defined below) issued by the North Carolina Utilities
Commission.
1.4. "Closing" shall mean each instance upon which the Water Utility System Assets
are transferred from Developer to Utility regardless of being at one time or in phases.
1.5. "Closing Date"shall mean the date of the initial or subsequent date of applicable
Closing, as the context requires.
1.6. "Commission" shall mean the North Carolina Utilities Commission.
1.7. "DEH" shall mean the North Carolina Department of Environmental Health and
Natural Resources.
1.8. "Declaration" shall mean a declaration of covenants, conditions and restrictions
for the Subdivision (defined below).
1.9. "Deeded Property" shall mean the well lot(s), perpetual easement(s) and other
real estate property that is a part of the Water Utility System (defined below) which are
owned by Developer and are used in connection with the Water Utility System (defined
below) or Water Utility System not located within publicly dedicated rights of way and the
rights and interests in and to the access and utility easement being granted, transferred and
assigned by the Developer to Utility, including but not limited to well sites, storage tank
sites, treatment facility sites, treatment disposal sites, private easements, other real estate
property which are needed for the construction, operation, maintenance, repair, and
replacement of the Water Utility System.
1.10. "Developer" shall mean David Weekely Homes, LLC, a North Carolina limited
liability company, its successors and assigns.
1.11. "GPM"means gallons per minute.
1.12. "Permit" or "Permits" shall mean the Water Utility System Permit and/or the
Authorization to Construct issued by DEH, as the context requires.
1.13. "Service Line" shall mean the portion of the individual household water line for
which Utility will not assume maintenance responsibility. The Service Line shall include only
that portion of the individual household water line that extends from the Utility's water
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
meter at or near the property line or street to the home. The portion of the line extending
from the water meter to the water main at or near the street shall not be included in the
term "Service Line."
1.14. "Single Family Residential Equivalent" or "SFRE" shall be determined by meter
size and is described further in the table below.
� � (IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ��IIIIII������������I� ��
<1" 1.0
1" 2.5
1.5" 5.0
2" 8.0
3" 15.0
4" 25.0
6" 50.0
1.15. "Subdivision" shall mean the property to be developed by Developer, known as
Dunhill Subdivision located off Mt. Sinai Road, Orange County, North Carolina, which shall
consist of approximately 25 residential lots and is further described in PIN 9881-15-7138.
1.16. "Utilit ' shall mean Aqua North Carolina, Inc., a North Carolina corporation, its
successors and assigns, whose business address is 202 MacKenan Court, Cary, North
Carolina, 27511.
1.17. "Water Plans" shall mean all plans and specifications, as may be amended from
time to time, for the Water Utility System (defined below) approved by Utility and DEH and
engineered by Developer's engineer.
1.18. "Water Utility System" shall mean the water production, storage, treatment,
distribution system, and other facilities used in the storage, treatment and distribution of
the water service and, if constructed, any additional components of the Water Utility System
necessary to provide service to the lots of the Subdivision, including but not limited to: wells,
treatment facilities, storage tanks, all water mains, services, meter boxes, meter yokes,
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
backflow preventors, and other additional components of the Water Utility System
necessary to serve water to the lots in the Subdivision.
1.19. "Water Utility System Phase" shall mean any discrete phase of the Subdivision's
Water Utility System, including any modifications to the Water Utility System necessary to
permit water service to the Subdivision, which the Developer elects to convey to Utility upon
its completion.
1.20. "Water Utility System Service Line" shall mean the portion of the water line for
which Utility will assume maintenance responsibility. The Water Utility System Service Line
shall include only that portion of the individual water line that extends from the Utiliy's
water meter, at or near the property line or street, to the Water Utility System's water main
at or near the street, unless the water meter is not on the individual lot owner's property in
which case Utility shall assume maintenance responsibility up to the property line. The
portion of the line extending from the water meter at or near the street to the house shall
not be included in the term "Water Utility System Service Line."
2. Design, Permitting & Installation.
2.1. Design & Permitting Requirements.
a. Developer, at Developer's cost, shall cause Water Plans for the Water Utility
System of the Subdivision to be designed in accordance with plans and specifications
engineered by Developer's engineer and to be approved by Utility and DEH. Such
approval by Utility shall not to be unreasonably withheld, conditioned or delayed.
The system shall be designed and installed pursuant to Utility's specifications, as may
be amended from time to time, dated December 1, 2011, a copy of which has been
delivered to Developer and Developer acknowledges receipt thereof. The Water
Plans shall include but not be limited to a water utility, production, treatment,
storage, and distribution system.
b. Developer shall pay for the engineering costs incurred related to the Water
Utility System's design, permitting, the engineer's certification of completion, and all
other costs incurred by Developer that is associated with the design and permitting of
the Water Utility System, including to provide water service to the lots in the
Subdivision. Said Permit shall name Utility as permittee. Upon issuance of the DEH
Permit, Developer, at Developer's cost, shall install in the Subdivision a Water Utility
System in accordance with the DEH approved Water Plans.
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
c. Utility and Developer agree that if an irrigation service is required to maintain
common open space for the Subdivision, Developer, at Developer's cost, shall have
the Developer's engineer incorporate the irrigation services(s) into the Water Plans.
Furthermore, Developer shall be required to provide water production in the amount
of 1.5 gpm per SFRE pursuant to Paragraph 0 of this Agreement. Developer, at
Developr's cost shall obtain all irrigation permits required by Orange County.
2.2. Installation Requirements. Developer shall pay for all costs associated with the
construction and installation of the Water Utility System. Utility reserves the right to make
periodic inspections of the Water Utility System installation. Such inspection should not be
considered a substitute for the Developer's engineer's duties and responsibilities to inspect
the installation. As required by North Carolina General Statute Section 130 A-317 and Rules
Governing Public Water Supply Systems, North Carolina Administrative Code 15A NCAC 18 C.
0305(a), neither Developer nor Utility shall construct or begin construction of any portion of
the Water Utility System prior to approval of the Water Plans by DEH or prior to the issuance
of an Authorization to Construct by DEH. However, upon well site approval by a
representative of DEH, it is acceptable to drill the wells, perform the required 24-hour well
drawdown tests, and obtain the well water analyses as all are required for the submittal of
the Water Plans to DEH. Any penalties assessed against the Utility (as the applicant for the
water system), the Engineer, or the Developer by DEH as a result of the Developer installing
all or a portion of the Water Utility System without DEH approval (i.e. construction beginning
prior to DEH issuing its Authorization to Construct) shall be paid by Developer prior to
meters being installed or water service being provided in the Subdivision.
2.3. Production Requirements. Developer shall provide one or more wells with well
production facilities which together, based upon the 24 hour well drawdown tests required
by DEH, shall provide at least 1.5 gpm for each residential service in the Subdivision.
Production required for irrigation of common open space shall also be 1.5 gpm for each SFRE
as set forth in Paragraph 0. Because it is the experience of the Utility that well yield may
gradually diminish over time, Developer, at Developer's cost, shall conduct a new 24-hour
well drawdown test on any well that has not been constructed and placed in service within
two (2) years of the date of the original 24-hour well drawdown test date. Upon completion
of the new drawdown test and the well being placed in service, Developer shall be given
production credit based on what the current 24-hour well drawdown showed in the well.
2.4. Analytical Testing Requirements. Utility, as its investment, shall pay for the
initial analytical testing completed for each well that satisfies DEH requirements for a
community water system and is approved by DEH to be used to provide water service to the
Subdivision. Developer shall pay all costs associated with the initial analytical testing for
each well that does not satisfy DEH requirements for a community well. Developer further
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
agrees to pay for all costs associated with re-sampling of any analytical test that may be
required to be tested a second time. Should re-sampling be required, Utility shall bill the
Developer all costs the Utility has incurred with the re-sampling for said well. Developer
agrees to pay the invoice for the re-sampling of said analytical tests to Utility within 30 days
of the invoice date.
2.5. Storage Requirements. Developer agrees to install all storage required for the
Subdivision in accordance with Utility's specification requirements and Utility agrees to pay
the Department of Labor's storage tank inspection costs to satisfy the inspection certificate
requirements outlined in North Carolina General Statues § 95-69.16.
2.6. Water Utility System Contractors and Construction Warranty. Utility must
approve, in writing, prior to the commencement of any work, all contractors and
subcontractors who will perform work on the installation of the Water Utility System,
including but not limited to the water mains, services, wells, pumps, tanks, and all other
Water Utility System construction in the Subdivision. Furthermore, Developer shall provide
to Utility a one-year warranty on all Water Utility System Phase components and
workmanship. This warranty shall begin from the date of Closing of the Water Utility System
Phase. Said warranty shall be provided at Closing.
2.7. Engineering Certification of Completion & Record Drawings. Developer, at
Developer's cost, shall have the engineer furnish DEH and Utility with a signed and sealed
copy of the DEH required letter from Developer's engineer certifying that the Water Utility
System is installed in compliance with the approved Water Plans. Said letter shall comply
with DEH requirements. Developer, at Developer's cost, shall have the engineer supply
Utility with an electronic copy of engineering 'as constructed' drawings of the Water Utility
System ("as-builts"). The electronic version of the as-builts shall be submitted to Utility in
'.dwg' format and shall also include, at the very least, the longitude and latitude of each
valve and the signed and sealed copy shall be submitted to Utility in '.pdf' format and shall
depict the seal of the professional engineer responsible for issuing the as-built drawings.
3. Certificate of Public Convenience and Necessity. Upon signing of the contract for
the purchase of the Assets, issuance of the Permit by DEH, and upon conveyance of each well
lot, as heretofore stated, Utility will apply to the Commission as soon as may be practicable for
a Certificate to provide water service to the Subdivision. Upon Closing occurring, Utility will
supply water service to the residents of Subdivision under the terms of such Certificate, as the
same may be amended from time to time. It is mutually understood and agreed that the sale
and conveyance of said Assets shall become effective only upon the granting of the Certificate
by Commission and approval of the Water Plans by DEH. Should the Commission fail to grant
the Certificate and this Agreement be terminated by the Parties, Utility agrees to (i)execute a
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Dunhill Water Utility System
Dunhill Agreement 061212.doc
termination of easement for any well lot easement granted to Utility pursuant to Paragraph
10.2 of this Agreement, (ii) request DEH to rescind the Permit in Utility's name, and (iii) Utility
and Developer shall complete any other documents necessary to void any other transactions
or actions contemplated/performed hereunder.
4. Monthly Water Rates and Fees. Utility shall apply for its current Commission
approved water rates and fees, as may be amended from time to time. The meter installation
fee for a meter<1" shall be $70, or current Commission approved rate, and shall be paid by
the person or builder requesting service to that location for the first time only. For meters
>1", the person or builder requesting service to that location for the first time shall be charged
actual costs for the installation and meter.
5. Connection Fee. None.
6. Purchase Price Payments. Utility, as Utility's investment, is purchasing, upon Closing,
from Developer the total Assets complete and installed in accordance with the Water Plans
approved by DEH and Utility, regardless of this Water Utility System being installed all at one
time or in phases. The purchase price paid by Utility for the Assets serving approximately 25
residential lots shall be $500 per service or per SFRE. Said purchase price payment shall be
payable quarterly based on the number of ineters installed during the previous quarter.
Payments shall be made on or about each January 15, April 15, July 15, and October 15. The
build out purchase price payment of$12,500 ($500 x 25 SFRE) by Utility for the Water Utility
System to serve 25 lots, set forth above, shall constitute full and complete payment for the
Assets. Prior to the first purchase price payment being made by Utility to Developer,
Developer shall execute and deliver to Utility the Internal Revenue Service Form W-9. The
purchase price agreed upon in this Section 6 above, represents a portion of the Developer's
investment in the Water Utility System infrastructure sold or conveyed to Utility under this
Agreement.
7. Written Certification of Costs. Developer before the Closing, shall deliver to Utility a
written certification of the Developer's actual cost in the Water Utility System showing the cost
of the entire Water Utility System including production, treatment, storage, distribution
facilities, and engineering fees for the water system, which shall have a breakdown between
the various components showing the vendors and appropriate amounts. Said Written
Certification of Costs Form is attached hereto as EXHIBIT 7.
8. Recorded Subdivision Plats. Developer, at Developer's cost, upon recordation, shall
provide Utility with a recorded plat showing each lot being served by the Water Utility System.
Said recorded plat shall include utility and access easements in favor of Utility for ingress,
7
Dunhill Water Utility System
Dunhill Agreement 061212.doc
egress, regress and access to operate, maintain, repair, and replace the water mains and
appurtenant equipment related to the water system.
9. Recorded Declarations. Utility acknowledges that the Subdivision may be encumbered
by a Declaration before or after Closing. Developer acknowledges that the Water Utility
System property, and any other property owned by Utility in the Subdivision, will be exempt
from all assessments, use restrictions, and architectural requirements under the Declaration.
Utility agrees that should the well house facility require future reconstruction, maintenance,
and repairs Utility shall use reasonable efforts to reconstruct the well house facility, if
recoverable in rates, to its original style constructed as of the Closing Date. Developer shall
insert into the Declarations, easement language in favor of Utility which shall allow Utility
ingress, egress, regress, and access to operate, maintain, repair and replace the Water Utility
System and appurtenant equipment located within the Subdivision property. Furthermore,
Developer shall also include in the Declaration language describing the lot owner's
responsibilities with respect to the Service Line serving the lot in accordance with the
provisions of Paragraph 1.13 and 0 of this Agreement.
10. Conveyance of the Water Utility System.
10.1. Closing Date. Upon receipt of the Certificate described in Paragraph 0 of this
Agreement and receipt of the last item described in this section 10 the Parties shall mutually
agree upon a date for the transfer of the Assets and Deeded Property, which date shall not
be more than thirty (30) days from the date of delivery of the last item described below. The
effective time of the legal transfer hereunder shall be 12:01 a.m. on the day following the
Closing Date. Upon Closing, Utility shall be deemed to be the beneficial owner of the Assets.
Closing shall take place at the offices of Utility located at 202 MacKenan Court, Cary, North
Carolina or, by telecopy or electronic mail exchange of documents with originals to follow by
overnight delivery. Utility shall not provide water service to the Subdivision until Closing has
occurred. At the time and on the terms described in this section 10 Developer shall convey
to Utility at no cost to Utility, except as described in Paragraphs 0, 0, and 10.3 of this
Agreement, by deed, easement, or bill of sale, as appropriate, the Assets and Deeded
Property and all rights to operate the Water Utility System installed in accordance with the
Water Plans approved by DEH and Utility. Said bill of sale shall be substantially similar in
form and substance to that attached hereto as EXHIBIT 10.1.
10.2. DEEDS AND EASEMENTS FOR WATER SYSTEM.
a. Well Lot Deed. In connection with the application to DEH, Developer agrees to
convey by deed or easement to Utility each well lot that comprises a part of the
8
Dunhill Water Utility System
Dunhill Agreement 061212.doc
Water Utility System. Each well lot shall meet DEH requirements and shall contain a
minimum size of 101 feet in all directions from the center of the well head. At Closing,
Developer shall convey each well lot to Utility by general warranty deed conveying fee
simple title. Upon recordation of the general warranty deed for each well lot, Utility
shall terminate the easement for the well lot(s). However, if any well lot is located in
the Subdivision's common areas, and is shown on the recorded Subdivision plat as
such, Developer may transfer well lot to Utility by a recorded, perpetual, exclusive
easement with well protective non-contamination provisions in a form satisfactory to
the Utility. This exclusive non-contamination easement prohibits any person or entity
from placing within the non-contamination easement, or allowing running within the
non-contamination easement, any pesticide, herbicide, insecticide or any other
contaminant which may be a violation of the Safe Drinking Water Act, the rules and
regulations for community water systems established by DEH, or any other regulatory
body. The non-contamination easement specifically prohibits all persons from parking
or locating on the non-contamination easement area any vehicles, equipment, boats
or any other type equipment which may contain chemicals, fuels, or fluids that may
be a source of contamination to the community well. Utility shall have the right to
remove any source of contamination immediately and/or require the person or entity
introducing the source of contamination to remove the contamination and the
sources of contamination and also require such person or entity to pay all expenses
associated with the removal.
b. Well Access Easements. Each well lot to be conveyed shall front upon a publicly
dedicated street or road or have proper 20 foot wide perpetual access easements
with 10 foot wide gravel road to provide free and reasonable access for vehicles and
utilities to the well situated thereon.
c. Water Utility Easements. In the event that the well lot sites do not front upon a
publicly dedicated completed street, then Owner shall convey a perpetual 20 foot
wide access easement for ingress, egress, regress, and access to any such well lot site
for the installation, operation, maintenance, repair and replacement of the well and
any Water System assets located upon the well lot sites. Owner shall also convey to
AQUA a perpetual easement 10 feet on each side of the water main within the Water
System for ingress, egress, regress, and access for the installation, operation,
maintenance, repair and replacement of the water mains, valves, and other
equipment appurtenant to the water distribution system. These easements will be
conveyed to AQUA by an assignment and grant of easements that shall be recordable
in the county's register of deeds.
10.3. Title Insurance for the Water Utility System Property. Prior to the Closing Date,
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Developer, at Developer's cost, shall have its attorney procure a title insurance commitment
in the amount of$50,000 for each of the Deeded Property. The title commitment shall
insure the property conveyed at Closing is free and clear of all liens and encumbrances.
Developer shall have its attorney procure a title commitment on behalf of Utility with
respect to each property conveyed and shall present a current final owner's policy at
Closing. Furthermore, Developer shall pay the attorney's fees incurred in connection
therewith and Utility, upon Closing, shall reimburse the Developer the title insurance
premiums in connection with the issuance of an owner's policy. Prior to Utility reimbursing
the Developer the premium fee cost, Developer shall complete an IRS W-9 Form and deliver
such to Utility prior to Closing.
10.4. Surveys for the Deeded Property. Developer shall supply Utility with a current
plot plan for the pepetual easements and for the well lot(s) showing improvements for each
well lot, including the access road, easements, supply main and the 100' radius around the
well head and the distance from the well head to the nearest lot boundary line. The surveys
shall be signed and sealed by a registered surveyor and shall be provided prior to Closing.
10.5. Service Line Responsibilities. Each Lot Owner shall be responsible for the
maintenance of the Service Line and Utility, upon Closing, shall be responsible for the
maintenance of the Water Utility System Service Line.
10.6. Closing Requirements Utility shall not provide water service to Subdivision until
the date of Closing.
10.7. Pre Closing Deliveries of Utility. Utility shall furnish the Developer with: (i) a copy
of the Certificate or Certifcate Extension issued by the Commission, (ii) a draft bill of sale
form for the Assets, and (iii) a draft written certification of costs form.
10.8. Pre-Closing Deliveries of Developer. Developer shall deliver to Utility:
a. a copy of the DEH required letter from Developer's engineer certifying that the
Water Utility System is installed in compliance with the DEH approved Water Plans as
set forth in Paragraph 2.7; and
b. an electronic copy of engineering record drawings of the Water Utility System as
constructed ("as-builts") completed by the engineer of record for the project. The
electronic version of the as-builts shall be submitted to Utility in '.dwg' format and the
signed and sealed copy shall be submitted to Utility in '.pdf' format as set forth in
Paragraph 2.7;
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c. a completed written certification of Developer's cost in the Water Utility System
as set forth in Paragraph 7.
d. a copy of the recorded Declarations as set forth in Paragraph 9;
e. the title insurance commitment for the Deeded Property as set forth in
Paragraph 10.3;
f. a current well site improvement survey for the Deeded Property as set forth in
Paragraph 10.4
g. a list of physical addresses and lot numbers for each lot in the Subdivision that
will served by the Water Utility System installed in a form substantially similar in a
substance to that attached hereto as EXHIBIT 10.8.�;
h. a list of utility providers for the Water Utility System as set forth in Paragraph 11.
10.9. Closing Deliveries of Developer. Developer shall furnish Utility with:
a. a one year construction warranty on_all Water Utility System components and
workmanship as set forth in Paragraph 2.6;
b. an executed bill of sale for the Assets, recorded deeds, and easements for the
Water Utility System as set forth in Paragraph 10.1
c. final owner's policy for the Deeded Property as set forth in Paragraph 10.3.
10.10. Closing Requirements of Utility. Upon Closing Utility shall (i) reimburse the
Developer the title premium fees, (ii) transfer utilities for the Water Utility System to Utility's
name as set forth in Paragraph 11, and (iii) begin operation of the Water Utility System.
11. Transfer of Utilities. Upon Closing, Developer and Utility will cooperate to transfer
utility service, including telephone, electric and any other utility service needed that is in
Developer's name and is necessary to operate the Water Utility System. Developer shall
provide Utility with the utility service provider's name, phone number, and account number(s)
issued by the service provider for the utility service. Utility shall complete such transfer of
services upon Closing and shall pay its prorated share of costs upon receipt of its first invoice
from the provider.
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12. Property Taxes. Utility shall not be responsible for costs of property taxes on any
Deeded Property with respect to which title is not conveyed to Utility. Utility shall only be
responsible for real estate property which it owns.
13. General Provisions.
13.1. Execution of Future Agreements. After the execution of this Agreement, all new
development agreements entered into by Developer with respect to development at the
Subdivision shall be consistent with the terms of this Agreement to the extent addressing
the provision of water utility service to the Subdivision.
13.2. Representations, Warranties, Covenants and Agreements Survive Closing. All
representations and warranties of Developer and Utility hereunder shall survive each
Closing. Further, any covenant or agreement herein which contemplates performance after
the time of any Closing shall not be deemed to be merged into or waived by the instruments
delivered in connection with such Closing, but shall expressly survive such Closing and be
binding upon the Parties obligated thereby.
13.3. Binding upon Successors and Assigns. This Agreement shall be binding upon and
shall inure to the benefit of Developer and Utility, and the successors and assigns of each.
13.4. No Third Party Beneficiary Rights. Nothing expressed or referred to in this
Agreement will be construed to give any person other than the Parties any legal or equitable
right, remedy or claim under or with respect to this Agreement or any provision of this
Agreement, except such rights as shall inure to a successor or permitted assignee pursuant
to Paragraph 0 above.
13.5. Independent Contractors. The Parties are and shall be independent contractors
to one another, and nothing herein shall be deemed to cause this Agreement to create an
agency, partnership, or joint venture between the Parties.
13.6. Counterparts. This Agreement may be executed in one or more counterpart
signature pages (including facsimile counterpart signature pages), each of which will be
deemed to be an original of this Agreement and all of which, when taken together, will be
deemed to constitute one and the same agreement.
13.7. Headings. The headings of particular provisions of this Agreement are inserted
for convenience only and shall not be construed as a part of this Agreement or serve as a
limitation or expansion on the scope of any term or provision of this Agreement.
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13.8. Enforcement of Agreement. Each Party acknowledges and agrees that the other
Party would be irreparably damaged if any of the provisions of this Agreement are not
performed in accordance with their specific terms and that any breach of this Agreement by
a Party could not be adequately compensated in all cases by monetary damages alone.
Accordingly, in addition to any other right or remedy to which a Party may be entitled, at law
or in equity, it shall be entitled to enforce any provision of this Agreement by a decree of
specific performance and to temporary, preliminary and permanent injunctive relief to
prevent any breach or threatened breach of any of the provisions of this Agreement, without
posting any bond or other undertaking.
13.9. Waiver. No waivers of, or exceptions to, any term, condition or provision of this
Agreement, in any instance or instances, shall be deemed to be, or construed as, a further or
continuing waiver of any such term, condition or provision.
13.10. Entire Agreement. This writing embodies the entire agreement and
understanding between the parties hereto and there are no other agreements or
understandings, oral or written, with reference to the subject matter hereof that are not
merged herein and superseded hereby.
13.11. Modifications in Writing. This Agreement shall not be modified, amended or
changed in any respect except in writing, duly signed by the parties hereto, and each party
hereby waives any right to amend this Agreement in any other way. By mutual written
agreement additional lots may be added to this Agreement.
13.12. Consent to Jurisdiction. The Parties agree that the state and federal courts of
North Carolina shall have exclusive jurisdiction over this Agreement and any controversies
arising out of, relating to, or referring to this Agreement, the formation of this Agreement,
and actions undertaken by the Parties hereto as a result of this Agreement, whether such
controversies sound in tort law, contract law or otherwise. Each of the Parties hereto
expressly and irrevocably consents to the personal jurisdiction of such state and federal
courts, agrees to accept service of process by mail, and expressly waives any jurisdictional or
venue defenses otherwise available.
13.13. Governing Law. This Agreement shall be governed by the internal substantive
laws of the State of North Carolina, without regard to such state's conflict of law or choice of
law rules.
13.14. Notices. All notices and other communications required or permitted hereunder
shall be in writing and shall be sent either (i) personally by hand delivery, (ii) by registered or
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certified United States first-class mail, postage prepaid, return receipt requested, (iii) by
nationally recognized overnight courier, or (iv) by facsimile addressed to the address or
facsimile number indicated below (or at such other address or facsimile number as such
Party or permitted assignee shall have furnished to the other Parties hereto in writing). All
such notices and other written communications shall be effective on the date of delivery.
Ifto Developer, such notice shall be addressed to:
Address:
Attn:
Telephone:
Facsimile:
Ifto Utility, such notice shall be addressed to:
Aqua North Carolina, Inc.
202 MacKenan Court
Ca ry, N C 27511
Attn: President
Telephone: (919) 467-8712
Facsimile: (919) 460-1788
IN TESTIMONY WHEREOF, Developer has caused this instrument to be executed
by its manager authorized to execute contracts on behalf of the Developer and Utility
has caused this instrument to be executed by its corporate officers authorized to
execute and seal this contract on behalf of the corporation, the day and year first above
written.
DAVID WEEKELY HOMES, LLC
Manager
AQUA NORTH CAROLINA, INC.
Thomas J. Roberts, President
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EXHIBIT 7
Written Certification of Costs Form
Date:
Aqua North Carolina, Inc.
202 MacKenan Court, Cary, NC 27511
Following is the information you requested for the Water Utility System serving Dunhill Subdivision.This
cost certification is for the assets of the water production and treatment facility, storage, and distribution
system serving a total of 25 connections in the Subdivision.
QTY UOM Description Totallnvoiced
Costs
LS Engineering
LF Mains(Size_)
LF Mains(Size_)
LF Mains(Size_)
LF Services
EA Well Drilling&24-hour Drawdown Test
EA Well House Construction
EA Master Meter at Well(s)
EA Supply Main/Valve Bank
EA Pump& Motor for Well No._;_hp
EA Chemical Pump(s)at Well No.
EA Tank&Installation of gallons
EA Remote Monitoring
EA Filter System Type
EA Value of Deeded Well Lot(s) @ $500/each
TOTALS
I certify the above represents the actual cost for installation of the Water Utility System serving the
Subdivision.
Signature Printed Name
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EXHIBIT 10.1
Bill of Sale Form
STATE OF NORTH CAROLINA
COUNTY OF ORANGE BILL OF SALE - WATER
KNOW ALL MEN BY THESE PRESENTS that DAVID WEEKELY HOMES, LLC (Seller),
in return for valuable consideration received by the Seller from AQUA NORTH
CAROLINA, INC. (Buyer), a corporation, the sufficiency of which is hereby acknowledged,
has bargained and sold and does by this instrument bargain, sell, and convey to the
Buyer, its successors and assigns, the entire potable Water Utility System located at
Dunhill Subdivision, Orange County, North Carolina, including, but not limited to the
well production and treatment facility, distribution mains, tank(s), pumps, controls,
electrical equipment, chemical feed equipment, valves, tees, ells, crosses, services,
meter boxes, meter yokes, backflow preventors, and other additional components of
the Water Utility System necessary to serve water to 25 connections, all property
conveyed hereby being referred to as the Property.
To have and to hold the Property in fee simple.
IN TESTIMONY WHEREOF, the Seller has hereunto set his hand this the
day of 20_.
DAVID WEEKELY HOMES, LLC
Manager
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EXHIBIT 10.8.�
LIST OF LOT NUMBERS AND ADDRESSES
Subdivision Name:
City/Zip Code:
Lot No. Physical Address
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S��e Cti�arie Pre�rv�io�Of'�ice
�r�sn�lvt.�a�,Adt�ir�i�e�se
Beverly Ea�es Perdue,Governor Office of Archives and H istory
LindaA.Carli�e,�ecr�ary Divison of Historical Resources
J�ffreyJ.Crow,Deputy�ecretary Da�id Brook,Director
June 15, 2012
M ichel le K�npi n�ci
Sl�mmit De�gn and Engine�ing Ser�vices, PLLC
504 M�dowland D rive
H i l l�orough, N C 27278
Re: DEVelop Mt. S�nai Sl�bdivision, 2301 Mt. �nai Road, Chapel Hill, OrangeCounty, ER 12-0966
Dmr Ms. Kempinski:
Thank you for your emal of June 7, 2012, ooncerni ng the above project.
We ha�e c�onducted a re�ie�v of the project and are a�vae of no historic resources which would be a�fected by
the project. Ther�ore,we ha�e no c�omm�t on the project as proposed.
The above c�omments ae ma�e pursuant to Section 106 of the N�tional H istoric Preserv�tion Act and the
Advisory Council on H istoric Pr�erv�tion�Regul�tions for Compliancewith Section 106 c�odified �t 36 CFR
Part 800.
Thank you for your c�oop��tion and c�onsider�tion. I f you ha�e questions c�onc�rni ng the above oomment,
pl�ec�onta�t ReneeGledhill-Earley, environmental re�ie�v c�oordin�tor, �t 91�807-6579. I n all future
c�ommunicstion ooncerningthisproject, pl�ecitetheabov�r�erenced tradcing number.
S�ncerel y,
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Location:109 East,bnes 3reet,Raleigh N C 27601 M ailing Address:4617 Mail Service Center,Raleigh N C 27699-4617 Telephone/Fa�c:(919)807-6570/807-6599
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North Carolina Department of Cultural Resources
State Historic Preservation Office
Ramona M.Baztos,Administratox
Bevexly Eaves Pexdue,Govemox Office of Axchives and History
Linda A.Caxlisle,Secxetary Division of Histoncal Resouxces
]effxey].Cxow,Deputy Secxetary David Bxook,Dixectox
June 15,2012
Michelle Kempinski
Summit Design and Engineering Services,PLLC
504 Meadowland Drive
Hillsborough,NC 27278
Re: Develop Mt Sinai Subdivision,2301 Mt Sinai Road,Chapel Hill,Orange County,ER 12-0966
Dear Ms. Kempinski:
Thank�ou for�our email of June 7,2012,concerning the above project.
We have conducted a review of the project and are aware of no historic resources which would be affected b�
the project.Therefore,we have no comment on the project as proposed.
The above comments are made pursuant to Secrion 106 of the Narional Historic Preservarion Act and the
Advisory Council on Historic Preservarion's Regulations for Compliance with Secrion 106 codified at 36 CFR
Part 800.
Thank�ou for�our cooperarion and considerarion. If�ou have quesrions conceming the above comment,
please contact Renee Gledhill-Earle�,environmental review coordinator,at 919-807-6579. In all future
communicarion concerning this project,please cite the above-referenced tracking number.
Sincerel�,
���'� � � �
�
'����.�.�� ����,,���b�..��� ����-�����
�,�
���Ramona M.Bartos
�
r�GI�EM�l�t�'O�+'P1�,F�2�I�i��AN�SAL�
ARTICLE 1:PK4PERTYIPtTItCHASE P�tICE
3.1 Certain Basic Terms_
{a}Purchaser and Notice Address
WEEKLEY HOtvtES,LLC With a co�y to:
Attn: .Tohn Johnson Weekley Hames,I,LC
11 l i Noi-th Post Oak Blvd. Attn: John Burchfieid,Esq,
Houstan,Texas 77d55 I I I I N.Post Oak Road
Telephot�e: 713l963-a500 Houstor�,Te�as 77055
Facsimile: 713I29t}-0622 Telephone:fii3/316-31Z$
Email: iiohnso�dwhonies cam Facsimile: 713/290-0622
Etnail: 'burchfeld dwhomes.cflm
(b) �eller and i�Totice Address:
J.J.F.FARYI,L.L.C. WiYh a capv to:
P.a.Box 765
�Iitlsborough,Norfh Carolina 2727�
Telephone:{9i9}732-23b1
Facsimile:
Email:
(c)Closiu�A�ent: Esartttiv Agent/TitIe Campanv:
Morris,Mannir�g&IVlartin,LLl' Investors Titie Company
A#tn: I�eith Burns Attn:1'racy Hinnar�t
I(l00 Park PQrty PIaza,Sta 35fl 348 W.Rasemary S�reet,Suite 1b5
R€ses,rch Triangle l�arl�,NC 27'T13 _ Chapel Hill,NC 27514
Telephone:{919)846-2�347 � Telephane:(800�724-8791 Ext. 26t35
Facsimile:(919}8�6-2p57 Pacsimiie:(877}711-3185
e-ma�`t:kburns(a�nurirnEaw.cora e-mail:thinnant invti#1e.com
(d) Date of this A�reemenUFf�ective 13ate: The latest date of executian�y Setter or Purchaser,
as indicated on the signatnre page.
(e) Purchase Price:
(� Eamest Monev: The follo�ving amounts shall be �te Earnest
Money once depasited by Furcliaser:
{l} the "Initial Eamest Money„ d�posit Qf
Twenty ThQUSand Dotlars{$24,C1Qf}},and
(2) tha "Addi�ional E�rnes� �vioney'> deposit caf
T�venty Thousand Dollars($2{�,0[}(l).
AII Earnest N3oney shall be deposi�ed in cash.
(g�Inspection Period: The period ending ninety(94)c�ays from the Effective Date.
{h) Ciosing Date: Sub}ect to the provisic�ns of Section 4.1, thirty (30} ��ys '
af�er Proje�t App�rovals have been obtatned in ihe manner
described in Section 2.3, be�t in z�o eveni later than 24
; mQnths.
t .
Illlll�llllll�lill�lllllllllll III�I�11��I� I�11II�IIII �
2��$8z�2��
FOR REGISTRRTION REGISTER OF OEEDS
Willie L. Covington
DURHRP9 COUNTY, NC
2008 �AY 23 12;32:19 P�
BK:5964 PG:11�-74� FEE;$86,00
I���sr������ � 70������4�
Prepared by and Return ta: Stephen D. Lowry,$358-104 Six Forks Rd.,Raleigh,NC 27615
DECLARATION
OF
CQVENANTS,C�NDiTIQNS AND R�STRICTI()NS
FC7R T�-IE
KE�NELAND MANOR SUBDIVISI()N
C�IVTENTS
Page
YREAMBLE ................................................................................................................2
ARTICLE f DEFINITIONS ••-------•........................�•-�--••---••----•------......................•.•••3
ARTICLE lI SCIBJECTING ADDITIQNAL PROPERTY TQ
THE DECLARATIC}N ................................•---.............................,........4
ART4CLE [[I ARCHITECTURAL C{)NTROL...........................................................5
ARTtCt�E IV MEMBERSHIP AND VC}TING RIGHTS IN
THE ASSOCIATION....................................•........................................b
ARTICLE V ADMINISTRATIt�N AND MANAGBMENT......................................7
ARTICLE VI PROPERTY RIGHTS IN T�iE COMM(JN AREAS.............................9
ARTICLE VII CC}VENANT FQR MAINTENANCB ASSESSMENT ......................I(}
. ARTIGLE VIII:: RESTRICTION"�QN USE:AND MAINTENi�N�E
t)F PROI'ERTY ..................................................................................14
ARTICLE iX RESTRICTIONS ON USE QF PRt?PERTY BY
DECLARANT......................................................••-.............................19
ARTICLE X EASEMENTS AND RIGI-ITS.............................................................2U
ARTICLE XI PRQTEC'I'ION OF MOR`l'GAGEES...................................................21
ARTICLE XII OBLIGATIONS T'U COMMENCE C�NSTRUCTION.....................22
ARTICLE XIII GENERAL PROVISIONS.........................•--•-•••-•-----•---•........_.......,.....23
SIGNATURE PAGE ...........................................•••---...__...............-•••-••---••-••----•--__...._............24
EXHTBIT"A" LEGAL DBSCR[PT[ON UF THE PR(.7PERTIES...............................25
DECLARATION OF C�VENAN'fS,CONDTTIONS AND RESTRICTIONS
FOR THE
KEENELAND MANOR SiJBI}IVISIQN
THIS DECLARAT[t}N �F COV�NANTS, CONDITIONS AND R�5TRICTI4N5 POR THE
ICEENEI.AND MAN�R SUBDIVISION(hereinafter referred ta as the"Declaration"),made this 22°d day
of May, 2008 by TEAGUB-HANKINS DEVELOPMENT, CQRP,, a North Carolina carporation
(hereinafter referred to as the"Declarant').
• WITNESSETH:
WHEREAS,the Declarant is the owner of those certain tots and parcels and tracts of real property
(hereinaf�er referred to as the"Prc�perry" or"Properties") near the City of Durham,Township of Triangle,
County of Durham, State ofNorth Carolina,more particularly described in Eachibit A,which said Bachibit A
is attached hereto,made a part hereof and incorporated herein hy reference;and
. WHEREAS,Deciarant desires to ereate fln such Property a residential community of singie-family
residentia( dwellings to be known as the "KEENELAND MANOR SUBDIVISION" (hereinafter
sometirnes referred to as"KEENELAND MANOR SUBDIVIS[QN"or the"Subdivision");
WHEREAS, ta the extent thereof, Declarant shall designake on the various Plats af the
� �Subdivision and wiIl convey ta the"Assflciation"(as hereinafter defined}certain common areas designated •
as "OPEN SPACE l, 2, and 3", "SIGN AND LANDSCAPE EASEMENTS"�and "SEPTIC AREAS &
ACCESS{Iocated off individual lats,}(hereinafter refened to collectively as the"Common Areas"}on the
recorded map and/or plats of the Subdivision, including easements and rights-of-way, which are hereby
designated for the comman use and enjoyment of all the residents of the Subdivisian {as hereina$er
defined}, atthough Declarant makes no representatrons that any such Common Areas shall now ar may
hereafter exist; and
WNEREAS, Deciarant desires to provide far the upkeep and rnaintenance of the Comman Areas
artd_the entrance way_into KEENELAND �ANQR�TJBqIVISI��t_attd�o�ravide_a Yehicie far�usuring :_ — -- --
_ --- --- ---- -_ _ ___
-- _ _-- --_ _ _ —
that any storm water drainage systerns and facilities for the Subdivisipn anci any Off Lot Septic Areas and
Septic Force Main Areas are properiy maintained, and, to that end, desires tp subject ail of the Property
within the Subdivision to the covenants,conditions,restrictions,easetnents, charges, assessments and liens
hereinafter set forth, each and atl of which is and are for the benefit of said F'roperty, its present and
subsequent owners,and the Association as hereinafter specified;and
WHEItEAS, Declarant has deemed it advisable to create an organization to own, maintain and
administer the Comman Areas, to administer and enforce the covenants and restrictians and protective
covenants exciusiveiy applicable to the Subdivision, and to collect and disburse the assessments and
chaarges hereinafter created,and Declarant has caused or will cause to be incorporated under Na�tt�Carotina
taw as a nonprofit corporation, the "�EENELAND MANOR HOMEOWNERS AS50CIATION, INC."
(hereinafter refened to as the"Associatiod')for the purpose of exerc9sing the aforesaid functions.
NOW THEREFORE, DecIarant hereby declares that all of the Property described in the attached E�ibit A
{tagether with any property which may tie added pursuant ta the terms hereo� shall be owned, held,
. transferred, sold, conveyed and occupied subject to the foltowing easemenes, covenants, conditions,
restrictions,charges,assessments and liens set forth in this Declaration(hereinafter referred ta callectieely
as�the"Restrictions"), which said 12estrictions shatl run with[he titte to the Property and be hinding on all
parties owning any righE, title'or interest in said Property or any part thereof, their heirs, personal
representatives, successors and assigns, and shall inure to the benefit of the Property, each oumer theraf
{both present and fizture},and to the Association. �
2
ARTICLE I
DEFINITI(�NS
The following wflrds or terms whett used in this Declaration, or any Supplemental Declaration,
untess the cantext shall prohibit,shall ha��e the following meanings:
A. "Association" shaU mean and refer to the KEENELAND MANOR H�MEOWNBRS
ASSOCIATION,INC.,a North CaroIina nonproft carporatian,its successors and assigns.
B. `Board of Directors"shalt mean and refer ta the Board of Directors of the Association.
C. "By-Laws"shali mean and refer ta the By-Laws of khe Association.
D. "CIass A Member(s)" shalt mean and refer to all those Owners other than {i) the Declarant
{See Article N hereof}and{ii}the owners of Lot 21.
E. "Class B Member" shalt mean and refer to the Declarant, its successars andlor assigns (See
Artide tV hereof�. �
F. "Committee"shall rnean and refer ta the ArchitecCural Review Committee of the Association.
G. "OPEN SPACE l,2 and 3", "OFF LOT SEPTIC AREA"and"20' S�PTIC AREA ACCESS
EASEMENT ", and "SIGN AND LANDSCAPE EASEMENT" together wiEh any and ail
improvemants erected therein ar therean (hereinafter referred ta cailectively as the"Common
Areas")shall tnean and refer t4 the real property,together with any improvernents thereon, if
any,owned by the Association,whether in fee,by easement or otherwise,far the common use
and enjoyment by the Qwners of Lots within the Subdivision. The Cocnman Areas shall be
maintained by the Assaciation, or its successors in interest, untess dedicated to pubIic use as
set forth herein. The Association shafl comply with ali Uurham County and North Carolina
ordinances with regard to said Common Areas.
H, "OFF LflT SEPTIC AREA" sha11 mean and refer to lots IS,2S, 3S,4S, SS, 12S, 135, 145,
I55, 16S, 17S, 185, 195,2flS and the 20' SEPTIC AREA ACCESS EASEMENT as depicted
on the recorded pIats of the Subdivision.
I. "SEPTIC FORCE MAIN AREA" shall mean and refer to the 15' private septic force main
easement{utility easement}situated on the frant of Iots 1 —20 and within the 20' Well,Septic
Area and Open Spaee Aecess Easerrsent and the 20' Septic Area Access Easement.
J. "Contract Seller" or "Builder" shall mean and refer to an Owner who purchased a Lot for
resale and is not an accupant ofany improvements thereon..
K_ "Dectarant"shall meari and refer to TEAGUE-HANKINS DEVELQPMENT,CORP.,a North
Carolina corporation,its successors and/ar assigns.
L. "Declarant's Property" shall mean and refer to the praperty described in Article V,Paragraph
B af the Declaration as"Declarant's Property".
M. "Lot"shall mean and refer to any plvt of land, with delineated baundary linas, shown on any
recorded subdivisior�map or plat af khe Properties,with the exception of any Common Areas
owned in fee or by easement or atherwise by the Association,and with the exception af any �
off(ot septic areas, and with the exception of any s#reet rights-of-way shown an any such
recorded subdivision map or plat of the Properties.
N. "l�ember" shal( mean and refer to every person or entity who holds rnembership in the
Association. .
O. "Membership"shall mean and refer to all of the Members of tl�e Associatian.
P. "Owner" shall mean and refer to a persan or entity who is a record owner of a fee interest in
any Lot which is a part af the Properties, including Contract Setlers or Builders who own the
Lot(and do not merely have it under cantract}.
3
, ,
Q. "Prope.rty" or "Praperties" shall mean and refer to the "Existing Property" described iri
Exhibit A to the Declaration and any adciitional property annexed into the Assaciation
pursuant to the terms and provisians of the Declaration.
R. "Street" shall mean and refer ta any street, road, drive, highway or other tharoughfare as
shawn on any recorded map ar pIat of the Properties.
S. "Subdivision"shall mean and refer to the KEENELAND MANOR SUBDIVISIQN located to
the south of Stagecoach Road between Farrington Road and North Carolina Highway 751,
near the Ciry of L7�urham, Triangie Township, Caunty of Durham, State of North Carolina,
together with any additions thereunto annexed by the I?eclarant pursuant to the terms and
pravisions of the Declaration.
, AR'I'ICLE II �
S J�BJECT[NG ADDITIONAL PROPERTY TO THE 17ECLARATION
� A. Additions to the Praperties by Declarant. T'he Declarant shali have the right to annex into and
bring within the scheme af the Declaration additiona]properties which are tocated within any
�ahase of KEENELAND MANOR SLJBDNISION,or any other property which is contiguous
at any point with Che Froperty or any additions to the Property, A public road,railraad,utilit}°
right-of-way, or buffer dividing two properties shafl not be deemed to deprive them of
contig�uity,
B. Method of Making Additions(Annexation). Additians to the Property shall be made by filing -
� for reword in the C�ffice of the Register of Deeds af Durham County, North Caro3ina a
5uppl�mentai Declaration of Covenants, Conditions and Restrictions (the "Suppiernental
Declaration") with respect ta the additional property, which said Supplemental Declaration
shall describe the propercy being annexed. Such 5upplennental Declaration(s) may contain
such additions and rnodifications of Article VI[I of the Declaration as may, in the soEe
discretion of Declarant, be necessary to refleet the different charaeter of the added properties.
In no event, however, shail such Supplernentai Declaration(s) revoke, rnodify or add to the
Restri�tions established by the Declaration with respect to the Praperties already subject ta the
Declaration, except to grarit the Owners of Lots then subject to the Declaration limited rights
with respect to such additional properties (changes to assessments brought abaut by such
addition shaIl be deemed not to be a revocation,madification or additian of the Restrictians}.
C. Future Additions of Common Areas. Future Cflmmon Areas may be added to the scheme of
the Declaration and included within the Praperties subject to the jurisdiction of the
Association, althaugh there is no obligation to da so, and no representations are made with
� respect to any such additions. Such Future Common Areas will be deeded to the Associatic�n
by De�larant. • � .
D. Additians by Others. So lang as Declarant is a Class B Member, additians may be made by
any other�wner who, with the approval of the Declarant and the Board vf directors, which �
approval may be wikhheld in their sole discretion,desires to add such progeny located within.
the boundaries of the Subdivision to the scheme of the Declaration and ta subject it to the
jurisdi�:tion of the Association. When Declarant ceases to be a Class B Member, such
additians may be made upon approval by two-thirds{2!3}majority vote af the Mernbers who
are ent?tled to vote. Such approval by the Declarant, Board of Directors and, if required,the
Memberst�ip,shall be evidenced by a certified capy of a resalution of approval recorded in the
Office of the Register of Deeds of Durham County,North�arolina. .
4
ARTICLE III
ARCHITECTURAL CONTROL
p. Architectural Control fnr Lots I -24.
1. Until such time as Declarant shall no longer be a Class B Member of the Association,no
dweiling or other structure ar other impravements(the"Improvements")shali be erected,
placed or altered on any of Lots 1 -24 in the Praperties, or in any additit�n theretfl,until
the Improvement's ptans and specifications far such Lot and the Lot ptan fpr such Lc�t
{showing the locatian of such Improvements on the Lot) and the Landscaping Plan for
such Lot(caliectiveIy,the"Plans"}have been approved in writing by the Declarant as ta
conformity witfi the Restrictions,quality,materials and as to conformity and harmony of
external design with existin�{and approved or proposed}Improvements in the Properties,
and as to location of the irripravements with respect ta topography and finished ground
etevation. Such written approval from the L}eclarant must be obtained prior to
commencing clearing, grading or construction of any kind nn a Lot. All Improvements
shail compiy with the plans as presented unless changes are appraveci in writing by the
Declarant. The written approval of Declarant shall also be required prior to erecting,
placing or altering mail boxes,signs and newspaper boxes upon any lat. A!1 roof pitches '
for a dwe[ling; garages, aut buildings and fences an any Lat must be approved by
Declarant, Anything herein to the contrary notwithstanding, during the initial
development af the Properties,Deelarant may limit its review to a review of a typical set
- � of Plans and Specifications and Materiats for the proposed residence type proposed by a ,
. Cont�act Seller or a Builder ta be built within the Subdivision, and, upon Declarant's
written approval of such typical Plans, Specifications, and Materials, residences may be
constructed in the Subdivision cansistent with such approved Plans, Specifications, and
Materiais without the requirement of further review by the Declarant. Only Builders
approved by Declarant shatl be used to conshvct homes in the development. Deciarant
reserves the right to require that the Bui�der of each residence in the Subdivision is a
member of the then current approved Builder Team for the Deveiopment.
2, Upon or pri4r xo the date upon whi�h Declarant shall cease_to be a Class B Member of the _ _.
. _ _ --- -
Association, the Declarant shall form an "Architecturai Review Committee" for the
Properties (tcerein referred ta as the "Cammittee"}, which said Committee shall tse
comgosed of three {3} members appointed by the Declarant. The initial three {3)
members of the Committee shall serve until the annuai meeting of the Associatian next
immediately fallowing the date of such appointment by the Declarant. Thereafter tha
members of the Cammittee shaii be appainted by the Board of Directors of the
Assaciation, each such member ta serve for a tertn of one (l}year, said term to expire
upon the date af the annual meeting of the Association. Each member of the Committee
shal! have one {l} vote and a majority vote of the Committee shall be required ta
� constitute Committee action on any issue brought before the Committee. So long 2s
Declarant is a Class B Member, ai( Improvements and placement of Improvements by
Buitders andlor Contract Seliers shall require the approvai of the Declarant. All
impr�vements and placement of Improvements by Lot�wners subsequent to the transfer
of ownership of a house from a Bnilder/and or Contract Seller will require the appraval
• of the Architectural Committee. So long as Declarant is a Class B Member, Declarant
reserves the right to approve nr reject any guidelines andfor approvals of the Comrnittee.
tJpan the date upon which Declarant shal( no tonger be a Class B Member of the
Association,the Committee sha11 assume and be responsibie for atl of the approvals and
responsibitities sec fonh in subparagraph 1 of paragraph A af this Article with regard to
Architeckural Cantrol within the Properties, provided, however, that the Declarant shall
retain tha exclusive right to approve all initial dwelling,and lot improvements including,
but nat limited to, house location, landscape plan and initiaF exterior colors and materials .
5
on the dwelling, including improvements to Lot 21, until the last dweliing in the
Subdivisian is approved and constructed. Upon approval by the Cflmmittee of the Pians
as herein provided,the Committee shall evidence its approval in writing by memorandum .
or directly upon such Plans and the applicant Owner may then commence construction in
accordance with such plans. The Comrriittee sha(i approve or reject in writing any Plans
within thirty{30)business days after the receipt of the suhrnitted Plans.
B. Architectural Control for Lot 2l. Until such time as Dec(arant shalt no ionger be a Class B
Member �f the Assflciation, nfl dwelling or other structure or other improvements {the
"Improvemerits") including, but.not limited to, barns, fencing and out buildings shaII be
erected,piaced or aftered on I,at 21 until the Improvements' plans and specifications for such
Lot and the Lat plan for such Lot(showing the locatian of such Improvements an the Lot}and
the Landscaping PIan for such Lat{cotlectivety, the "Pians"} have been appraved in writing
hy th� Declarant as to confarmity with the Restric�ions, quality, mateeials and as to
conformi#y and harmony of externai design with existing (and approved or praposed)
Improvements in the Properties, and as ta rocation of the improvements with respect to
topography and finished ground elevation. Such written apprflval from the DecIarant must be
obtained prior to commencing clearing, grading or canstruction of any kind on a Lot. All
Improvements shall compIy with the plans as presented unless changes are approved in
writin�by the Deciasant. The.written approval of Declarant shall alsa be required prior to
erecting or placing signs upon the lot. A!) roof pitches far a dwelling and/or garage or other
structure on Lat 21 must be approved by Declarant.
C. Limitatian af Liabilitv. No approval of Plans by Declarant or by the Committee shall be
construed as a representation, warranty or implication that the Impravements, if built 'tn
accordance therewith,will be free from defects,shall meet applicable codes and laws,ar wili
be built in a good and workmanlike manner. Any approvais of tt�e Declarant'or of the '
Committee shall be concerned soiely with matters of aesthetics and the satisfaction af the '
requirements set forth in the Dectaration. None of the Declarant, the Association, the .
Committee, the Board of Directvrs, or the officers af Members of the Association, shall be
liabie or responsible ta anyone submitting Plar►s for approvai for any loss or damage arising
out of ar related to the appraval, disapprova( or failure ta approva any such Plans, the
noncompliance df such Pians with applicabte codes and laws, or the construction undertaken
purs�ant to such Plans. Appraval of the Plans by Declarant or by the Cammittee shali not be
cans�-ued as approval of any Plans, or as an indication af approval af any Platts, by the
_ _. __._.
governtnenta aut or'rties o Dur am eounty, North CaroEina or any other federal, state or -
localagency.
ARTICLE IV
� �V[EMBERSf-�IF'ANI}VQTING RIGHTS IN THE ASSOCTATION �
A. Membership.
1. Every person or entity wha is a record Owner af a fee interest ia a3iy Loe which is a
part of the Properties,including Gantract SelIers or Builders who own the Lot(and to
not mere(y have it under cantract), shali be a Member of the Association (herein
refened to as a "Member" ar collectively as "Members"}, The foregoing is not
intended to incIude persans or entities wha hold an interest in a Lat merely as
security,unless such�persons or entities acquire title to a Lot through judicial or nan-
judicial foreclosure,deed in lieu of foreciosure,or ather actian.
2. Membership in the Association shall be appurtenant ta and shall not be separated
from ownership af a Lot. Ownership of a Lat shatl be the sale qualification for
Membership. When more than one(I) persan hQlds an interest in any Lot, all such
persons shall be Members,but the vote for such Members shali be exercrsed as they
among themselves determine, but in no event shall more than one {i} vote be cast
6
with respect ta any such Lot awned by Class A Member,and in no event shall more
than twenty-ane(21)vfltes be cast with respect to any such Lot owned by the Class
B Member in KEENELAND MANOR SUBDtVISION. See Paragraph C of this
Article 1 V Entitled"Voting Rights".
3. Notwithstanding Ehe forgoing,the Owner{s}of Lot 21,other than the Deciarant,shail
not have any right to vote at any Association meetings on matters which do not
directiy impact Lot 21.
B. Classes. There shall be tu�o(2)c(asses of voting Members:
i. The Class A Members shail be all those owners other than the Declarant.
2. The Class B Member shall be the Declarant, its successors andior assigns. Class B
Membership may cease and be converted to Class A Membership at the option of the
Ciass�Member,by its written notice to the Secretary of the Assaciation. Subject to
the prov'rsians of Subsection 3 af this Paragraph B of this Article IV. C(ass B
Membership shall cease and be converted to Class A Membership, without further
act or deed, upon the date ten {10}years from the date upon which the Declaration
shall be recarded in the Office of the Register of Deed of Durham County, North
� Carolina.
3. Notwithstanding a conversion of the Declarant, its successars and(ar assigns to a
Class A Member or the cessation of the Class B Mernbership due to the expiration af
the ten{10)year period hereinabove described, in the event Declarant, its successors
• and/or assigns,ttiereafter acquires ar adds additional Lots to the Properties such that
Declarant; its successors and/or assigns, would, according to Subsection 2 of this
• Paragraph B of this Article IV, be entitled to Ciass B Membership, Declarant, its
successors andlor assigns, shal3 thereupon be reestablished as and converted to a �
- Class B Mecnber of the Association, with ail of the benefits and burdens pertain�ng
thereto.
C. Votin�Ri ts.
l. Class A Members shall be entitled ta one (i) vote for each Lot owned, as modified
by Article TV,Paragraph A3.
2. The Class B Member shall be entit(ed to TWENTY-ONE (21} votes for each Lot �
__ . -_ owned_by the_Class B--Member in KEENELAND-MANOR-SUBt�IVISIOl�i{whether _ _
ar not such Lot is under contract to a Contract Seller or Builder}.
3. No cumulative voting shall be permitted.
4. Only thase Members who are in good standing with the Association may vote.
ARTICLE V •
ADMINTSTRATItJN AND MANAGEMENT
A. Governin� Documents. The adminisEratia❑ of the Properties shali be governed by the
provisions c�f the Declaration, the Articles of Incorporation(the"Articies"), the By-[,aws of �
the Association(the "By-I..aws"), and the published cules and regulations af the Association
. (the"Ru1es"}, if any. In the svent of a conflict between the provisions of the Declaratian and .
the Articles and the By-Laws and the Rules, the provisions of the I7eclaration shall controi.
In the event of a conflict between the provisians of the Articles and the By-Laws and the
Rules, the Articles shall controL In the event af a conflict b�tween the By-Laws and the
Rules,the By-Laws shall control.
B. Mana�ement of the AssociatiflnlBoard of Directors. The affairs of the Association shalt be
managed by an Initia( Board af two (2) Directors who need not be Members of tl�e
7
Assaciation and who shall be elected by the Declarant. The persons wha are to act in the
capacity as the Initial Directors of the Association untit the selectian of their s�ccessors are:
Thomas C.Hankins and Charles W.Teague,Jr.
l. The number of Directors of the Associatian shaI( be two (2}and sha(1 be elected by
the Declarant {C1ass B Member) for so long as the Declarant shall own any Lot
which is subject by the provisians of this DecIaration, or as this Declaration may be
amended, to assessment by the Association or owns any real property which is
adjacent to and adjoins any Lot which is subject by the provisions of this
Declaration, or as this Declaration may be amended, to assessment by the
Associat'ron and which the Declarant shall anc�ex into the Association pursuant to the
terms and provisians of this DecIaration,as may be amended(hereinafter referred ta
as the "Declarant's Property"). Thereafter the number of Directors of Ehe
Association shall be increased to three(3}, said three (3) Directors to be elected by
the Members at a special meeting of the Members of the Association called by Ehe
Declarant within sixty {64) days next immediately following the date upon which
Lleclarant shatl own no "Declarant's Property". At such special meeting of the
Members of the Association the Members shall elect one(i)Directar to serve a term
' of one (1) year, two (2) Directors ta serve a term af two (2) years. The annual
meeting of the Members of the Association shall be held each year thereafter on the
anniversary of the aforedescribed speciai meeting, unless such date shall fall on a
legal holiday,and in such case,on the next business day immediately ft�llawing such
legal holiday. -
2. At each annual meeting af the Association after the first annua[ meeting the
Members shall elect the number of Ijirectars needed to fiil the vacancy or vacancies �
� created by the Director or Directors whose term(s)is/are expiring,to serve for a term
of three{3} years {except in the case of the initial election of a Director, in which �
case#he term t�f that Directar may be shortened to provide for the staggering set Farth
in this Arkicle, or in the case of the filling of a vacancy, in which case the Directar
elected to fill the vacancy shalP be elected for the unexpired term of the Director
whose vacancy is beirtg fiIled). The term of office of the Directors shall be sta�gered
so tt�at,except for an election to fill a vacancy or to f Il a new(y created directcarship,
the terms of not less than one nor more than tvro Directors shall e�.pire at each annuat
meeting of the Niembers of tt�e Association. Each Llirector shatl hold affice until
his/her death, resignation, retiremenC;"removal or disqualiftcation, or until hislher
= successor is efected and qualified, whichever event shall first occur. Directors need
not be Members of the Association.
3. After the date upon which the Declarant shall no (onger own any "Declarant's
Property" as heretofore described in this Article, the Members of the Association
may, by a ma�jority of the votes cast at any duly called annuat or special meeting of
. the Members at which a quarum is present, increase ar decrease the number of
Directors of the Assaciation, provided, however, that the number of Directors shal3
not be increased to more than five {5) or decrsased to less than three (3) without
� amendment of the By-Laws of the Association.
4. So long as the Declarant is a C1ass B Membar,a11 Directors of the Association shall
be elected by the Class B Member. So iong as the Declarant is not a Class B
Member,alI Directors of the Association shall be elected by the Class A Meznbers.
. C. Ru[es and Regulations of the Association. The. Declarant, and the Association if the
Declarant shall no longer own any"Declarant's Property",shail have the right to publish rules
and regulations for the Association regarding use and enjoyment af the Cammon Areas and
the use af the Lots within the Subdivision and may enforce such rules and regularians by
' establishing a monetary penalty to be imposed far vialatian of svch rules and regulations by
persons who violate such rules and regulations.
8
�. Declarant's Property. DecIarant's praperty shaIl refer to any tc�ts in Tract One as described in
E�►ibit A,as to which I�eclarant sti11 holds legal title.
ARTICLE VI
PROPBRTY RIGHTS Ii�?THB�OMMUN AREAS
A. Extent of Member's Easements. Except as provided in Paragraph D below, Members,their
famities and guests, are hereby granted a b(anket easement ta use and enjoy the Comman
Ar�as, if any, for recreational, social and ather purposes directly related to private single- _
fanlily residential uses authorized herein,subject to the following: �
I. 7'he Association shall have the right to promttlgate and publish rules and regutatic�ns
(the "Rules"} with which each Member, their families and guests, shaIl strictly
� comply.
2. The Common Areas, if any, shall nat be used for other than intended purpose(s}
� specified an the recarded plats of the Subdivision, if any. Far exampfe, there shat[
be no activiry allowed on the Off Lot Septic Area which could potentially harm any
of the septic systems in the Off Lot Septic Area.
3. The Declarant and the Associatron, in accordance with the Articles of Incorporation
of the Association and the By-Laws of tt�e Association,shall have the right ta borrow
money for the purpose of improving, renovating, repairing and reconstructing tt�e
Cornman Areas-with the written consent of the Ciass B Member(for so Iang as the
' ' Class B Member shall awn any "Declarant's Property"), together with the writken �
' consent of sixty-seven percent{67%}of the Class A Members entitled ta vate. Such
vote shali be in person or hy groxy on such matter at a meeting of the Members
called for such purpose, written notice of wnich shall be given to all Members at
least thirty(34)days in advance and shal l set forth the purpose of the meeting,to wit:
to mortgage all or any part af said Common Areas as security for such loans.
B. Petsonal Property far Commffn use. The Association may acquire and hold in the name of the
As�ociation for the use and benefit of all Members, tangible and intangible, real or personal
- p�aperiy,ar�d=may dispc3se of the same 6�saie�r otherw�se. _- _ _
C. Maintenance and Upkeep of Common Areas and Personal Propetty and Compiiance with
Couniy/State Qrdinances.
1. The Association shall be responsibie for the continued maintenance, up3ceep and '
. repair of any and all t}pen Space and Common Areas and all personai property
- owned by t�e Associatian far common use by the Members and shall be responsible
for any and all costs and expenses associated therewith,except as rnodified,herein.
2. The Association shall comply with any and ail Durham County andlor State of Narth
Carolina subdivisian ordinances regarding the maintenance, use, upkeep and repair
of the Cammon Areas, including but not limited to, any special "Watershed Zoning
Restrictions". Undeveloped Camman Areas shall be retained in a vegetative or
natural state in accordance with such ardinances and or zoning restrictians. For
purposes of this subparagraph;the term Camenan Areas shail rnean arzd refer ta any
"OPEN SPACE 1, 2, and 3", "SIGN AND LANDSCAPE EASEMENTS" and
"SEPTIC AREAS & ACCESS (not on individuat lots)" as shown and depicted on
any plat and/or map of the KEENELAND MANOR SUBDIVISION now or
hereafter recorded in the Office af the Register of Deeds of Durham County, North
Carolina.
D. Lot 2t Rights. The C}wners of Lot 2I shali have no right to use any of the Common Areas
without the written approval of the Declarant.
. � .
ARTICLE VII
COVENANT FOR MAINTENANCB ASSESSMENT
A. Creation of Lien and Personal Obli�ation of Assessment. Declarant, for each Lot within the
Praperties,hereby covenants, and each Owner of any Lot by acceptance of the deed therefor, ,
whether or nat it shall be so expressed in the deed to such flwner,covenants and agrees to pay
to the Association aIi assessrnenes set forth herein and/ar established by the Association, and
with respect to the enforcement of payrnent of such assessments, hereby consents to the lien
established herein. Such assessments shall be fixed, established and callected from time to
time as pravided in the By-Laws of the Association: The Annual and Special Assessments,
together with such interest therean and costs of collectian therof, including reasonable
attomey's fees, shall be a charge upon the Lot and a continuing Iien upon the Lot against
which each such assessment is made. Each such assessment, together with such intsrest,
reasonable attomey's fees and costs af cal(ectian thereof,shall be a personal abligatian of the
Owner of the Lot at the time when the assessrnent falis due. Such persanal obligation shall .
not pass ta the Owner's successors in title unless expressly assumed by thenn. The f}wner{s)
of Lat 21 shali not be required to pay any annua! andJor Special Assessme�ats an;dfor
Capital Cor�tribntion other than atty fines or assessments imposed for viatating these
cavenants. �
� B. Purpose of Assessments. The assessments {both Annual Assessmants and Spacial
Assessments, if any) levied by the Association shaIl be used exclusively for the purpc�se of .
promoting the recreation, health, safety, enjoyment�and welfare of the residents ,in the
Praperties, and in particular for the improvement,�reconstruction, repair, maintenance and .
upkeep af the Common Areas, and any other purpose reasonable, necessary or incidentat to
sur�h pvrposes as determined by the Board of Directors. Special Assessments shall be fixed as
hereinafter provided. The Annua[ Assessment sha21 be set each year by the Board pf
Directors, and, subject to the terms and provisions af Paragraph E hereaf, ail assessments
must be fixed at a uniform rate for all lats. Declarant shall not be required to pay any AnnuaI
Assessments for so long as Declarant shall own any"Declarant's Property". Within thirty
(30} days aiter adoption of any propased budget for the Association and after the
__ __- -- --Dectarant na ionger owns any C6Ueclar�nt Property�"fhe Bbard sfiati provide to aIl the. - -
Owners a summary of the budget attd a natice af the meeting ta eonsider rati�cation of
the budget, including a statement that the budget may be ratified without a quoruxn.
Thc Soard shall set a date for a meeting of the 4wners to eonsider rati�ication of the
budget,such meeting to be heldl not less than ten{lti)nor more than sixty(60)days after
mailing af the sammary and notiee. There shall be no requirement that a quorum be
present st the meeting. The budget is ratified uniess at the meeting a majority of all the '
Owners or any [arger vote specsed in the Declaration rejects the budget. In fhe event
the propnsed budget is rejeeted,the periodic budget last rati�ed by the{)wners shalE be
continued nnEii such #ame as the t)wners ra#ify a subsequent budget propased by the
Board.
C. Annuai Assessment far Off Lot Se�kic Area. The Association snall be responsible for the �
maintenance and upkeep of the"OFF LOT SEPTI�AREA"as depicted on the recarded plats
of the Subdivision, including but not limited to mowiitig, brush removaI and obtaining an
annual inspection of each septic disposal field contained within the confines of the"OFF L4T
. SEPTIC ARBA" and the inspaction of the corresponding septic tank and pump to each of
chesa fields. In addition, the AssociatiQn shall ba responsible for maintaining and repairing
any of the indlvidual seu+er coliection lines,French drain systems,and access road contained
within the Septic Force Main Area. "1"he costs of this maintenance and inspectian shal} be
borne by the Owners of the fourteen t14}lots served by the"UFF LOT SEPTIC AREA"and
the Associatian shall bill aach such Owner within fifteen(I S}days of the annuai inspectian of
the septic fieldslsystems for each Owner's share pf such costs. Such Owners shall pay sueh
14
. assessments within �fteen {15}days of receipt c�f the bill from the Association. The cost eo
repair individual pumps,septic tanks and individua(waste water disposal fietds which service
a particular Lot shall be the exclusive respc�nsibility of the individual homeawner of such Lot.
Repairs tt> the lines within #he Septic Force Main Area will be the responsibiIity of the
Associatia�; pravided, however, that any L,ot owner who hirnself ar through his agents
damages tlie sewer lines in the Sewer Fffrce Main Area shall be responsible for the cost of
repairing such damages. �
D. Capital Contribution. The purchaser af each Lot in the Subdivisian{exctuding Lot 21), shall
pay to the Association at the clasing of the purchase of such Lot the sum of Two H�ntired and
Fifty and Na/�00 Dallars ($254.(lQ) per Lot purchased, said sum to be deposited by the
Associatian in its bank account for use as working capital for the Assaciatian. This initiai
capital cor�tribution of'I'wo Hundred and Fifty and No/1fl0 Dollars($250.Q0}per Lc�t shall be
deemed an assessrnent pursuant to the terms and pr�visions of this Article VII and shall he a
charge upon the Lot and a continuing lien upon the Lat until paid and shall be enforceable as
an assessment pursuant to the terms and provisions of this Article VII.
E. Basis af Annual Assessment.
1, The Annual A,ssessments shali be based upon the cash requirements, as the Baard of
L�irectars shall from time to tirne determine,necessary to provide for the payment tif
al( estimated expenses arising out of or cannected with the purposes of tha
assessments as stated in Paragraph B of this Article. ,
2. The m�imum Annuai Assessment for any Lat shall be Qne thousand and No1100
T�ollars($1,OQfl.00}per year. Tfiis ma�cimum assessment is in addition to the annual
assessment for the C1FF LO'T SEPT"IC AREAS ectntained in Article VII, Paragraph
C. The maacimum may_be changed as follows: �
' a. The maacimuzn Annual Assessment may be inereased each calendar year �
by not mare than ten percent (10°l0) above the maximum Annuai
Assess�ent for the previous year without a vote of the 1Vlembership.
b. The Board of Directors may, from time to time, fix the Annual
Assessment at any amount less than or equal to the maximum without a .
vote of the Membership.
__ _ c. A majority of the crotes cast by ttre Members_{Class_A Members and_Class __ _ .
B Members) voting in person or by proxy on such matters at a meeting
called for such purtaose, written notice of which shall be given to aIl
Members at least thirty{3�) days in advance setting forth tlie purpose of
the meeting, shali be required to inerease the maximum Annual
Assessmant for any one year rriore than Y.he percentage seY forth in
subparagraph a above. For so long as the Declarant shall awn a�y
"Declarant's Praperty", no such increase in the rtsaximuzn Annual .
Assessment by the Membership shail be effective uniess and until
Declarant shail have given written consent thereta The Members shaii
have no power to require Declarant to pay any Annual Assessment as to
any Lot ar Lots owned by Dec(arant for so long as Declarant shaIl own
any"Declarant's Property".
F. Date of Commencement of Annual Assessments. Annual Assessments shal!be imposed on .
the Lots owned by �wners other tP�an Dectarant an�f Lot 21 from and after December 3 2,
2007 and�hall be paid by the Owners and callected by the Assaciation in advance each yeat�.
Annuai A�sessments shall be paid, and collected annually, on or before March 15 af each
year. Subject ta the provisians of Paragraph E below,Annual Assessment for a Lot owned by
an C}wner other than a Contr�act Seller or Builder, shall commence beginning on the first day
next immediately following the date upon which such Owner shall have closed (shait have
taken title to)upan the purchase of such Lot,prorated for any portion of the year remaining.
11
G. Discounted Annual Assessments Prior to Initial Occupancy, The Annual Assessment{but not
Specia! Assessments} on any Lots(s) within the Properties owned by a Contract Seller or a
Buitder(whether with or without irnprovements, but if#he respective T1ot has impravements,
anly if the improvennents are not occupied by the Contract Seller or the Builder) shati be
assessed at one-hal€ {1/2} of the Annual Assessment rate. Annual Assessments at the
discounted Annual Assessment rate for any such Lot owned by a Coniract Seller or Builder
shall begin an the date such C�ntract Seller or Builder shall c[ose an the purchase of such Lot
and shall cantinue until the day of the month on which such Contract SelIer or Builder sha11
have sold(transferred title to}such Lak to a homeowner. Each such�:ot owned by a C�ntract
Seller or a Builder who owns more than one Lat within the Praperties shall be assessed
separately from the other Lots{s)owned by such Contract Seller or Builder.
H. �ecial Assessment for C�itai Impravements. Upon the affumative vote of the Ctass B
Member{for so long as Declarant shall own any"Declarant's Property"}and a majority of the
Class A Members vating "r�ci person or by proxy at a meeting called for such purpose, written
notice of which shall be given to all Members at least thirty{3�}days in advance setting forth
the purpose af such meeting,the Association may levy,in addition to the Annual Assessments
hereinabave described, one or more Special Assessments in any calendar year applicable to
that year only, for the purpose of defraying in whole ar in part the costs of construction,
reconshvetion, repair flr repIacement of a capitai improvement upon the Catnmon Areas,
� inctuding but not limited to, necessary fixtures and personal property related thereto. Any
such Special Assessment shall be tevied equally on the Lots o�med by Owners other than the
Declarant. Declarant shaIl not be required to pay any Speciat Assessments. Any Special
� Assessment so levied shall be payable in accordance with the terms set forth in the motion
approving such Special Assessment.
� I. The Effect•of Non-Payment of Assessments: Remedies flf the Association. Each Ov�mer, �
other than Declarant, shall be deemed to covenant and agree to pay to the Association the
assessments {both Annual Assessments and Special Assessment} provided for in the
Declaration, and each agrees ta the enforcement of the assessments in the tnanner herein
specified. If any Annual Assessment or Special Assessment owned by an Owner shall not be
paid within ten{l�)days next immediately following the due daEe for such assessment, such
rfelinquent Owner shall pay to the Association interest on the delinquent amount from the date
of delinquency (the due date of the assessment) through the date of paytnent equat to tlie
• higixest rate of interest per annum by law alIowed on such delinquent amonnt. Should any
Owr�er's check for any assessment be returned by such"C�wneP's financial instifution 6ecause
of insuffcient funds in sueh Owner's account,then in such event,such Owner shall pay to the .
� Association an administrative fee in the sum of$25.04 for each such eheck returned, said
administrative fee to be in addition to any assessment and accrued interest due from such
Owner ta the Assaciation. In the event the Association employs attorneys for collection of
' any assessment against an Owner,whether by suit ar atherwise,or to enforce compliance with
or speeific performanee of the terms and conditions of the Declaration by an Owner, each
� such{.�wner agrees ta pay interest an all deiinquent amounts from the date of the delinquency
through the date of payment equal to the highest rate of interest per annucn by law allowed on
such arnount, together with reasonable attomey's fees and cost therehy incurred, as well as,
any other amounts due and any other relief or remedy obtained against said Owner,including
reasonable attarney's fees and court costs and expenses incurred thereby. No Owner may
waive or otherwise escape liability for the assessnnents provided for herein by non-use of the
Comman Areas or by abandanment of hisiher Lat. In the event of a default in payment af any
such assessment when due, the assessment shali be deemed delinquent if not paid withiri ten
{1{l} days, and, in addition to any other remedies herein or by Iaw provided, the Association
may{i}prohibit the Owner,the membars of the Owner's famiIy and any quests or any tenants
of the �wner from using any Comman Aseas, and {ii) enforce each such obtigation in any
manner provided by law or in equity; specifically including but not limited to, any of the
following: �
1. Enfarcement bv Suit. The Board af Direcxors may cause a suit at law to ba
commenced and maintained in the name of the Association against an Owner ta
12
enfflrce each such assessment obligation. Any judgment rendered in any such action
shall include tlle amount of the delinquency, together with interest therean at the
' highest rate by iaw permitted from the date of delinquency,adminiistrative fees,court
. ,costs and reasanable attomey's fees.
� 2. Enforcement bv Lien. To the full extent permitted by law,there is hereby created a
lien,with power af sale, on each Lat within the Properties to secure payment to the
Association of any and all assessments Ievied against all Uwners af such Lats under
the Declaration, together with interest thereon at the highest rate by law pxovided
from the date of delinquency and all costs of collection which rnay be paid or
incurred by the Assaciation in connecrion therewith, including administrative fees
and reasanable attorney's fees. At any time after the occurrence of any default in the
payment of any assassment the Association, or any authorized representative of the
Association,may,but shall not be required to,make a written demand for paymenk to
the defaulting Owner on behaIf of the Assaciation. Said demand shall state the date
flf the assessment was due and the amount of delinquency. Each default shali
constitute a separate basis for a demand or claim af lien, but any number of defaults
may be included within a singIe demand or claim c�f lien. If such delinquency is nat
paid wathin ten{lfl)days after delivery af such demand,the Board of Directors may
elect to file such a claim of lien in the appropriate State andtar Durham County
. offices {i.e., �ffice of the Clerk of Superiar Court andior Office af the Register af
Deeds of Durham County, Narth Carolina) on behalf of the Association against the
Lot of the defaulting Owner. Such a ctaim of Eien shall be executed and
acknowledged by any officer af the Association, or an agent ar attorney
desEgnated by the Board,and shall contain the faliowing information:
� a. The name of the�delinquent Owner; - � �
' b. The legal description and street address of the Lot against which claim of
lien is made;
c. The tgtal amount claimed ta be due and owing for the amaunt of the
delinquency, interest thereon, administrative fees, collection costs and
reasonable attomey's fees;
d. That the claim of lien is made by the Association pursuant ta the
Declaration for non-payment of annual andior special assessment{s);and .___ __ _.
. . _ _ . __ _ _ _ _ _
e. That a lien is claimed against said Lot in an amount equal to the amount
stated, plus acertiing interest and costs, including reasanable attorney's
fees.
Upon the recordation of a duly executed orig"►na1 or copy of such a claim of Iien and the
mailing a copy thereof by certified mail,postage prepaid,to said defauiting Owner at the
last know address af said t�wner on the books of the Association,the lien claimed therein
shall immediately attach and become effective in favor of the Assflciation as a lien upan
the Lot against which such assessment was levied and such Iien shall have priority over
all liens or claims created subsequent ta recardation of the claim af liert thereof, except
only tax liens for real property taxes on any Lot, assessments on any Lat in favar oP any
municipai, county or other governmental assessment unit, and the liens which are
hereinafter specificaliy described in Paragraph J hereinbelow. Any such lien may be .
foreclosed by appropriate action in court or in the manner pravided by law for the
. foreclosure of a deed of trust as set fotth by the laws of the State of North Carolina,as the
same may be changed or amended. The lien provided for herein shall be in favor of the
Association and shall be for the benefit of all other Owners. fihe Assaciation shall have
the power, but not the obligation, to bid in at any forec(osure sate and ta purchase any
such Lot and to hoId, lease, mortgage and convey any such Lot purchased. In the event
sach foreclasure is by action in caurt, reasonable attvmey's fees, court costs, title
examination fees,interest and all ather costs and expenses incucred in such foreclosure by
the Assaciation, shall be allowed to extent permitted by law. EACH OWNEl2, BY
, l3
BECC?MING AN O't�JNER IN THE PROPERTIES HEREBY EXPRESSLY WAIVES
ANY OBJECTION TC}THE ENF'ORCEMENT AND FORECLOSURE OF TH� LX�N
IN THIS M�NNLR.
J. Subordinatian of the Lien ta Mort�agees. The liens provided for herein shall be subordinate
to the lien t�f any fcrst mortgage or f�rst deed of tr�st on a Lot. Sale or transfer of any Lot
shall nat affect the lien for delinquent assessments; howe�er, the sale or transfer of any Lot
pursuant to a foreelosure af a first morkgage or first deed af trust,ar any proceeding in lieu of
fareclosure thareof, shall extinguish the lien of such assessment as to the payment thereQf
which became due prior to the data of such conveyance. Na such sale or transfer shalt reiieve
such Lot from liabi(ity for any assessments thereafter becaming due Qr from the lien thereof,
but the liens provided for herein shaIl cflntinue to be subordinate to the lien af any first
mortgage or deed of irust. Any such foreclosure af a Lo# shall not extinguish the personal
obligation of the Owner against whom such foreclosure proceeding was braught to pay any
and all assessments due for such Lot.
ARTICLE VIII
RESTRICI`IONS ON USE AND MAINTENANCE OF PROPERTY
A. Use Restrictions for Lots I throu�h 20 inclusive. Except as may be modified by a
Supplemental Declaration with respect tcr anather phase af the Subdivision, the following
Restrictions and Covenants shall be applicable to the use of any Property subject to the
Declaration,excl�ding Lot 21;
1. Land Use and Building Type-Residential Purposes Onl� Expect for the Cammon
Areas, no Lot on the Properties shall be used for an}� purpose other than single-
family residential purposes, unless otherwise shcswn an tha recorded platslmaps of
the Suhdivision. Such resiriction shall not prohibit the maintenance and occupancy
of any madel hames, temporary sales trailers or offices, or temporary construction
, trailers on the Lots, subject to the prior approvai of the DecIarant. Subject ta the
foregoing,no buildings shalt be erected or allawed to remain on any Lot except one
(1) detaclaed, sing(e-famiIy dwelIing not exceeding three {3) stories in height
-- — -- exc usive t�f basem�nt and a�fic}, a private attach�;cl=garage fior nat rrictre-�ari three - -- --
{3}cars and/or a detached garage for nc�t more than twa(2)cars,and a storage shed
� or workshop approved by the Declarant(ar by the Architectural Review Committee
if Declarant shall no longer own any"Declarant's Property"). Except as specified
_ above, no nnobile homes, trailers, rnanufactured homes or moduiar homes sha11 be
erected or allowed ta remain on any Lot in the Subdivision. Na carpart shall be .
erected or allowed to remain on any Lat.
2. Resubdivision of Lots. No Lot shall be resubdivided except with the wtitten cansent
of the Declarant {or of the Association if the Dectarant shall not ocvn arty
"Declarant's Property"). .
3. Nuisances. No nuisance or noxzous or offensive activity shall be carried on or upon
the Properties or any part thereof or on any Lat, nor shall anything be done or
maintained thereof which may disturb the neighborhood or occupants of adjoining
properi:y,or detract fram its value as an attractive residential community. No portinn
of a Lot shall be used for business,manufacCuring or commercial purposes,nor shall
any merchandise be kept or altowed ta remain on a Lat for commercial purposes.
` Each Qwner shall maintain his or her buildings, improvements, landscaping and
grounds in a safe,clean and orderly fashion.
4_ Anitnals. No birds,animals, livestock or poultry af any kind shall be raised,bred or
kept on any part of the Properties or any part thereof ar on any Lot, excepts that
dogs,cats or other household pets may be kept,bred or raised solely as domestic pets
� 14
and not for cammercial purposes. Such domestic pets shall be kept under the control
of the Owner of snch pets or his/her guests. The Owner af any pet shall imrnediately
reinove excrement deposited by said pet upon the Streets and/or the sidewalks and/or
the Common Areas andlor tiie Lats in the Subdivisian. Habitual barking, howting,
yelping or atherwise noisy pets shal]be deemed a nuisance. No horses or barnyard
animals shall be kept or aliowed ta remain on any of khe Properties or any part
thereof or on any Lt�t at any ti�ne.
5. Dwelling Size. Na dwelling shall be erected or allowed to remain on a Lot if the
heated floor area of the main sfiructure, exclusive af open porches and garages, shall - .
be tess than Three Thousand {3,fl0�} square feet. The Declarant, in its sole and
absolute discretian,may grant a variance of up ta ten percent(10°/a)of the minimum
dwelling size.
6. BuildinQ Setbacks. Un(ess prior wrztten appravat is abtained from the Declarant,no
� dwelling shall be erected on any Lat so that the front of the dwelling is nearer to the
front lot line of said Lak than sixty{60)feet;nor nearer to the rear lot line of said Lot
than twenty-�ive{25)feet;nor nearer to either side lot line of such Lat than ten{10)
, feet; provided, however, that on cornsr Lots the dwelling may face either street or
may face The corner where said streets intersect but may not be Iocated nearer than
fifty(50) feet to one street and no nearer than thirty{30) feet fram the ather street.
For the purposes of this covenant, eaves, steps, stoaps, chunneys, uncovered c�ecks
not considered a structural part of the dwelling by khe I7urham County authorities,
and uncovered entrances shall not be considered a part of the dwelling, pravided,
hawever, that this shall not be constraed to permit any portion of a dwelling to
_ encroach upon another Lot or upon any Common Areas. Should there be any
� dzfferences between the minimum building set-backs requirements.depicted on any
of the platstmaps of the Subdivision iecarded in the Office of the Register af Deeds
of Durham County,Narth Carolina and the minimum buiIding setback requirements
imposed in the Declaration,the more restrictive provision shall take precedence and
shall contrpl.
7. Utilities and HVAC Equipment. All water, sewer, gas, electric, telephone,
television, cablevision and c�ther ut'rlity lines and connectians between the rnain
utility lines and the dwelling and other structures located on each Lot shall be located
underground_and_cancealed_.so as not.to be_visible, except that sepeic_tank_lids sha(1 __ __ _ _
be at a height per Durham County standards. Transformers,air conditioning,heating
. and other mechanical equipment on a Lat, including satar and other alternative .
energy deviees,which said devices must be approved in writing by the Declarant or
by the Architectural Review Committee should Declarant no longer own any
"Declarant's Property", shall be eitYier cancealed within a screen or ineegrated with
the building design of the dwell'urg on the Lot so as to be inconspicuous. Deelarant
or the Architectural Review Camrnittee should Deelarant no langer owner own any
"Declarant's Property" shall detenmine whether or not any such integratian is .
inconspicuaus.
8. COMMON AREAS. No C}wner or occupant shall remove or significantly alter any
tree or landscaping in any street, right-af-way, or other part af the Common Areas
unless permissian in wr�ting is frst granted by the Association and unless and until
pernvssion in wrzting has been obtained from the appropriate Durham Couniy
governmentat authorities,if such govemmental permission is required.
9. Waste. No part of the Properties and no Lot shall be used or maintained as a
dumping ground for rubbish, gass clippings, garbage or trash. Garbage and other
waste shall be kept in sanitary containers. Except on #he schedu�ed trash pick-up
day(s},all containers for the storage or dispasal of sueh materials shall be kept inside
the residence ar inside the garage or in an approved enclosure{such enclosure to be
approved by Declarant or the Architectural Review Cammittee should Declarant no
IS
longer own any"Dec(arant's Property"}_ Any such enclosure must be screened from
view from the s�eet or integrated with the building design so as to be inconspic�ous.
iQ. Unauthorized Vehictes. Trucks with tonnage in excess of one (I) tan shall not �ie
permitted tc�park or remain on any streets of the Subdivision or on the driveways an
any Lot or on any Lot overnig�t, axcept that construction vehicies utilized in the
cc�nstruction or repair of the dwellings on the Lots may be temporarily.parked on the
streets of ttte 5ubdivision and on the Lots provided such vehicles do not unduly
interfere with the flaw of traffic over said streets. Na vehicle of any size which
norma(ly transports inflammatocy or exp(asive cargo may be kept in the Subdivision
at any time. No mobile home, other than a mobile home used as a temporary sales
offce ar constructiQn affice for dweilings being canstructed in the Subdivision,shall
be ptace or ailowed to remain on any Lat or on any of the Properties. No boat,
marine craft, hovercraft, aircraft, recreationa( vehicle, pick-up camper, camper,
equipment vehicle, tractor, trave! trailer, trailer, truck (other than pick-up trucks},
commercral vans, camper body or similar vehicIe or equipment, ar other vehicle
{ather khan operable automobiles,sports utiiity vehicles and personal vans used only
far personal use)may be parked or stared or allowed to remain in any area on a Lot
except inside an enclosed building or behind screening, which said building or
screening shall have been previously appraved in writing by Declarant or by the
Architecturat Review Committee should I3eclarant no l�nger awn any "Declarant's
, � Property", or as otherwise consented to in writing by the Declazant or said
Architectural Review Committee. A,ny such vehicle or equipment must be stored on
a Lot so as to be screened and not visibie from the street of the Subdivision and the
adjoining neighbars. The keeping of inoperable vehic�es,with or without wheeis,on
. any public street in the Subdivision or on any Common Areas in the Subdivision.is -
. expressly prohibited. � �
� 11. Roofs. All roof pitches on any dwelling andlor garage on any Lot must be approved
� by the Declarant or the Architecmral Review Committee should Declarant no longer
own any"Declarant's Properry".
. 12. Driveways and Walkways, All driveways and walks on any Lot must be paved with
concrete or brick.
I3. Landscapin�. All Lots on which a dwelling has been approved and built in
. __ accr�rdance with the provisio�s of A:rCicle III-af the-Declaratian shall-be landseaped __ __ _.
in accordartce with landscaping pians approved by the Deciarant {or by the
Architectural Review C�ommittee) in accordance with the provisians of Article III of
the Declaratifln. All front yards are to be sodded through the frpnt ditch line,to the .
street, exctuding appropriate natura[ areas. All sod sha�l be laid so as not to rise
above the levei of the asphalt and impede Street drainage as required by the North
Caralina Departrnent of Transportation ("NCDOT"). Each Owner will be
responsi6le for the costs of any rework to such�wner's lawn and yard,including the
area in frant of the praperky owners lot in the DOT right of way, which may be
required necessary for Declarant to obtain NCDOT's acceptanee of the Streets in the
Subdivision for permanent maintenance. Each Owner shall also be responsible for
keeping itieir yard in a neat and orderly appearance, including but not iimited to,
mawing,weeding,pruning and including keeping the drainage ways in front of their
lat in the NC DOT Right of Way maintained.
24. S�_ •gnals. No radio signals, television signals or other farm o£ electromagnetic
radiatian shall originate from any Lot which may unreasonably interfere with the
receptian of television or radia signals on any flther Lot.
� i5. Antenna. No structure or facility for providing alternative sources or energy{such
as solar, wind or bio-mass) or for teievision, cablevisian, or other signal reception
{such as antenna or satellite drsh) shail be erected or allowed to remain on a Lot
without the prior written permission of the Declarant or of the Architecturai Review
ib
Committee should Deciarattt no longer own any "Dectarant's Praperty"; however,
small cable television satellite dish{es) having a diameter nat exceeding eighteen
{18) inches may he mounted on the dweIling on a Lat or placed on a lot without
permission if,and only if,such dish{es)is/are mounted/placed in such manner as nat
to be visible from the Streets in the Subdivisian.
16. Mail Boxes,Signs,Newspaper Boxes and Si�ns. No maiI boxes or newspaper boxes
ar signs shall be placed, altered or allowed ta remain on any Lot without the prior
permission of the Declarant or of the Architectural Review Gommittee should
Declarant na longer own any"Dectarant's Property". All mailboxes shall confarm
ta the appraved mailbox styte selected by Deciarant for the Subdivision.
1'7. Tempararv Structures. No structure of a temporary character or nature shall be
erected or allowed to rernain on any Lot, except for t�ose prgvided for in Paragraph
A.l ofthis ARTICLE VIII. No basement(nnIess said basement is part of a dwelIing
erected at the same time the dwelling is erected}, tent, shack, mobile home, barn c�r
ather outbuilding or temporary structure erected on a Lot shall be used as a residence
either temporarily or permanently.
I�. Fences and Walls. No fence, retaining wall or screening wall shall be erected or
permitted to remain on any Lot cioser to the front lot line of said Lot than the front of
the dwelting erected on said Lat. In the case of a comer Lat where the dweIling
faces ane street any such fence,retaining wall and/or screening waIl to be erected on <
" the side of the Lot facing the other street(the"side street")shall be erected no closer
ta the side street line than that side of the dwelling facing said side street and any
such fence, retaining wall and/or screening wall to be erected on the other side of
� said dwelling st�all be no closer to the front lot line of said Lat than the front af the
� dwelling erected on said Lot. In the case crf a comer Lot where the dwelling faces �
' the intersection of the two streets any such fence, retaining wall and/or screening
� wa11 shall be erected no closer to either street than the frant corners of the dweiling
erected on said Lot. Chain link fences and chain link animal pens shaiE not be
erected or permitted to remain on any Lflt. A31 fences and walls ta be erected on a
Lot must be approved in writing by the Deciarant or by the Architectural Review
Committee shauld Declarant no longer own any"Declarant's Property". All fences
an.d walls on Lots shall be maintained in gaod repair and in a clean, attractive
. __ zzaann_e_r__ and� _if painted ar._s__tained, shaIl_be in a__color :in harnaony with the -
_ _ . _
Subdivision.
19. DrivewaY�ulvert Pi�es. A11 ctriveway culvert pipes under any driveway servicing a
Lot in the Subdivision shall be constructed af concrete reinforced pipe which meets
or exceeds North Carolina Depacrtment of Transportation specifications and such
- pipe shall have each exposed end trimmed with stacked stone.
20. Accessorv Buildin�. No accessory buildings, including but nat limited ta, storage
sheds and workshaps, shaIi be placed or erected ar allowed ta remain on any Lot
untiI the design anci location of such accessory building has been approved in v✓riting
by the Declarant or the Architeetural Review Committee should Declarant no longer
own any "Declarant's Property". Any siding and roofing materials on such
accessary 6uildings shall be consistertt with that of the main dweliing situated on tlie
Lot upon which the accessory i�uildirig will be erected.
B. Use Restrictions for Lot 21.
i. Land Use and Buiiding��e_-_Residential. Recreation and Farm Use Only_ No
portion of Lot 2I shali be used for any purpose other than residential, recreation,
andlor farm purposes,unless approved by Declarant.
2. Resubdivision of Lots. Lot 21 shall nok be resubdivided except with the written
consent of the Declarant(or af the Association if the Declarant shall not own any of
"Deelarant's Pr4perly").
17
3. Nuisances. No nuisance ar noxious or t�ffensive activity shall be carried t�n or upon
Lot 21, nor sha(I anything be done ar maintained thereof whict� may disturb the
neighbc�rhood or occupants of adjoining property, or detract fr�rn its value as an
amactive residential community. The Owner(s) of Lot 2l sha11 maintain his or her
° i�uildings, impravements, landscaping and grounds in a safe, clean and arderiy
fashian. Use as a horse fann shall not be cansidered a nuisance or noxious or .
offensive activity for the purposes of the restrictive cavenants.
4. Animais. No pigs or poultry of any kind shall be raised, bred ar kept an any part of
Lat 21. Dogs, cats or other household pets may be kept, bred or raised solely as
domestic pets and not for commerciai purgoses and horses and cattle may be kept,
bred,or raised far cotnmercial purposes. Such domestic pets shall be kept under the
control of the Owner of such pets ar histlier guests. The Qwner of any pet shall
immediately reznove excrement depasited by said pet upon the Streets and/or the
sidewalks andior the Common Areas andlor the Lots in the Subdivision. Habitual
barking,howling, yelping ar otherwise noisy pets shall be deemed a nuisance. it is
expressly acknowiedged that horses and cattle may be kept, bred andtor raised for
conunercial purposes.
5. Buildin�Setbacks. Unless prior written approval is abtained from the Declarant,no
dwelling sha{l be erected on Lot 21 so that the front af the dwelling is nearer t4 the
front lot Iine of said Lot than sixty(60}feet;nor nearer to the rear lat line of said Lot
than twenty-five (25) feet; nor nearer ta either side lot line of such Lot than thirty
(34} feet. For the purposes af this covenant, eaves, steps, stoops, chimneys,
uncovered decks not considered a structural part of the dweliing by the I}urham
_ . County autharities, and uncovered entrances shall not be considared a part of the
dwelling,provided,hawever,that this shall not be construed tc�permit any portion of
� a'dweliing to encroach upon anather Lot or upon any Common Areas. Shouid there
be any differences between the minimum building set-backs requirements depicted
an any of the platslmaps af the Subdivision recorded in the Office of the Register af
Deeds of L7urham County, North Carolina and the minimum building setback
requireme�ts imposed in the Declaratinn, the more restrictive provis�an shall take
precedence and shall control.
6. Waste. No part of Lot 21 shali be used or maintained as a durnping graund for .
_ __ . __-- rubb�sh, garbage or _trash. __Garhag�, and other wastE shali- be kept in sanitary :: _. _. _.
- - - -- --- _ -__ ---
containers. Except on the scheduled trash pick-up day(s}, all cantainers for the
� storage ar disposal of such rnaterials shall be kept inside the residence or inside the
barns or garage or in an appraved enclosure (such enclosure to be appraved by
Declarant. Any such enciosure must be screened from view from the street or
integrated witlz the building design so as to be inconspicuous. .
7. Landscapin�. Lot 2l shali be landscaped in accardance with landscaping plans
approved by the Declarant in accardanee with the provisians of Article iII of the
Declaration. The Owner(s}of Lot 2 i will be responsibie for the costs of any rework
to such Owner's lawn and yard wiuch may be required necessary far Declarant to
obtain NCDOT's acceptance.of the Streets in the Subdivision for permanent
maintenance, The Qwner{s} of Lot 21 shali be responsible far keeping their grass
and pastures mowed and in a naat and orderly appearance. They shall also be
responsible for keeping the area along Stagecoaeh Road in frant of Lot 21 mawed
and free from trash..
8. Signals. No radio signals, televisian signals or other farm of electramagnetic
radiatian shall originate from Lot 21 which may unreasonably interfere with the
reception of television or radio signals an any other Lot.
9. Antenna. Ncs structure or facility for providing alternative sources or energy(such as
solar,wind or bio-mass)or for telavision,cab[evisian,or other signal reception{suctt
as antenna ar satellite dish}shall be erecked Qr atlowed to remain on Lot 21 withaut
18
the prior written permission of the Declarant or of the Architectural Review
Committee shauld Declarant no longer own any "Declarant's Property"; however;
srnall ca61e television satellite dish{es) having a diameter not exceeding eighteen
(I 8}inches may be mounted on the dwelling on the Lot Qr piaced an the Lot without
permission if,and only if,such dish{es}islare mounted/placed in such manner as not
- to be visible fram the Streets in the Subdivision.
10. Fences and Walis. No fence or waIl shall be erected or permitted to remain on Lot
21 without the e�ress r�rritten permission of the Declarant.
C. Easement to Repair and Maintain. If any Lot is not maintained, repaired and kept by the
_ Qwner(s) af such Lot in accordance with and in conforrnity with the terms and provisions
contait�ed in the Declaration,#he Assaciatian is hereby granted an easement to enter onto and
upan s�zch nonconforming Lot and to perform and pay for such functions as may be necessary
and/or recjuired to bring such Lot into confarmity with the terms and provisions of the
Declaration, and to charge the Owner{s} of such �..ot for the cost thereof, such cost being
deemed to be an assessmenE hereunder, payable by the Owner within thirty {30) days after
written demand therefore from the Association.
D. Waiver of Violations. The Dectarant, or tF►e Azchitectural Review Cammittee should the
Declarant nc� langer own any"Declarant's Property",shall have the power and right to waive
any vir�iation of the terms and provisions of the Declaration, such waiver to be in writing and
to be recorded in the 4ffice of the Register of Deeds of Durham County, Noz�th Carolina. -
Upon recordatian of such waiver such violation shall be cfeemed thereafter not to exist.
ARTICLE IX
RESTRICTIONS�N USE OF PRC7PERTY BY DECLARANT
D�clarant hereby specifically excepts,excludes and reserves the foliawing from each and
every conveyance as if set out fuliy in each deed and instrument of conveyance executed and
delivered by it tcr the Owner of a building site or living unit.
A. Sales Activities. The Declarant shall have the right for itself, its snccessars andlor
assigns,and the power ta grant to ane or more Contract Sellers or Builders the right
to maintain sales and administration offices, construction aff"ices or ixailers and �
madef hornes with parking facilities on the Properties and to conduct sales activ'rties
and marketing therezn and thereon, subject to approval by the appropriate Durham
Caunty zoning authority andJ or its successor agency.
B. Construction and Completion. The Declarant shall have the right, for itself, its
suecessors andlor assigns, but not the obligation, {i} for itself, its successors andlor
assigns, khe power to grant to one or more �ontract Sellers or Builders the right to
construct and complete the construction of singie-family resFdentiai hornes,
buildings, drives, lanes, road and a11 other improvements on the Properties; {ii} to
repair and maintain the Comman Areas; (iii) to use and excavate the surface and
subsurface of the graund for the erection, construction and installation of
improvements and foundations,footings,floarings and basements;{iv)to extend the
drives, lanes, streets and roads loeated, or to be located, on the Properties: {v) to �
lease or rent such residences; (vi) to sell, grant and canvey titte to purchasers such
subsequently canstructed residences; {vii) to use and occupy so much af the
Properties as may be neeessary far the consh-uctiozt,reconstruction,maintenance and
operation of any of said residences, Lots and Common Areas and other improve-
ments,including but not limited to,the right to lacate,install,maintain and repair all
utilities aad utility lines necessary for such construction,reconstruction,maintenance
14
and operation; and {viii} to convey ta any town, county, private utility company,
water district,sanitary sewer district or other municipal or quasi-municipal or private
corporation aIl sewer 3ines and mains and water lines and mains and pipelines and
wells and affiliated structures constructed or to be canstructed �n the Praperties,
together with suitable easements andlor rights-of-way over said lines and sites for the
required installation,maintenance,repair,replacement and operation thereof.
C. Erasion Cantrol. During site greparation and canstruction on a Lot, the Otivner of
such Lat {including Contract 5e11er anci Builders) shall take such action to contrQl
erosion on such Lot and sedimentation of streams resulting from erosion on such Lot
as may be required by the Declarant or by any governmental authority charged with
responsibility therefor. If the Qwner of such Lot fails to maintain such erosion
andfar sedimentation controls on such Lot, the Declarant may cause the required
actionlwork to 6e completed and charge the Owner of such Lot for all costs and
expenses incurred by Declarant in compieting such actian/work, including but not
Iimited to, court costs and reasonable attorney's fees incurred to collect such casts �
and expenses.
D. Easements. Easements for installation, maintenance, repair, replacement and
_ operation of utilities and drainage,faciIities and for Subdivision entrance signs and
landscaping are reserved as shown on the xecorded plats/maps of the Subdivision and
. Declarant further reserves an easement for and the right at any time in the future ta
grant rights-of-way for the ins#allation, maintenance, repair, replacement and
operat'ron of public and/or private utilities across, on or under each Lot at a distance
. of not more than ten (ld} feet from the front, rear, and side lines of each Lot.
I}eclarant further reserves the right to subject the Lots to a contrack with a local
• � utility company for the instaliation of underground electric cables and or the
installation.of street lighting, either or both af which may require an initial paytnent
and/or a cflntinuing monthly payment to said utility company by the Owner of each
Lot in tt►e Subdivision andlor by the Association. Declarant further reserves the right
to subject the Lots to a contract with one or more cablevision andior te(ephone
� and/ar gas companies far the installation of underground cablevision andlor
talephone lines,and/or gas Sines.
ARTICLE X
EASEMENTS AND RIGHTS
A. General Easement. Daclaxant, for itself, its successors anci/ar assigns {for so long as
� • Declarant shall own any "Declarant's Property"}, and tlze Assaciation, reserves unto
themselves,their successors and assigns,the perpetual right and easement to use the Cornmon
Areas and any Lot, or any portion thereof, as may be needed for the repair, maintenance
andttir construction on such Lot or Common Areas.
g. T3raina�e and UtiIity Easernents. Each Owner acknawledges and covenants to honor and
provide such easements for drainage and waterflow and utilities as are shown on the
�lats/maps of the Properties naw or hereafter recorded in tha Office of the Register of Deeds
� of Durham County, North Carolina. A psrpetual, alienable easement af ingress, egress and
regress is hereby reserved over and upon all Lots and on the Comman Areas for the purposes
af installation, repair, canstruction and maintenanee of alt utilities, including but not limited
to, underground utilities and drainage facilities,provided,however, no new utility Iines,may
be constructed or no existing utility line may be relocated without the prior approval of the
peclarant or of the Architectural Review Committee shauld the Declarant nn ianger bwn any
"Declarant's Praperty". Specifically included herein are easements far the location af under-
graund and above-ground eiectric 'transmission lines and equipment, sepkic canduits,
20
telaphone,cablevision lines and equipment and,gas lines, septic farce mains and communiry
water lines.
C. Easements for EmergencY Services. An easement is hereby granted to all police, fire
protectian, ambulance and all similar persons, campanies or agencies perfarm'rng emergency
services,tcr enter upon any Lot and the Common Areas in the performance of such emergency
services.
D. Additional Utility Easement. There is specifically(and in addition to the easements granted
and/or reserved elsewhere in this Declaration) reserved unto the Declarant and unta the
Assaciation, kheir suceessors and assigns, a perpetual, alienable and releasable easement and
right t�n,aver and under the ground with men and equipment to erect,maintain,inspect,repair �
and use electric and talephone pales,wires,cables,conduits,sewers{both sanitary and storm),
water mains, street lights and other suitabte equipment for the conveyance and use of
etectricity, telephone equipment, sewer {both sanitary and starm}, water or other pubtic
convenience ar utilities on,in or over the Lots and the Common Areas;provided,further,that
the Declarant and the Association, or their designee(s) may cut drainways for surface water
whenever actian may appear to the Declarant and/ar the Association to be absolutely
necessary in order to maintain reasonable standards of health, safety and appearance. These
easemenzs and rights expressIy include the right to cut any trees, bushes, shrubbery,
vegetation, make any grading of the soil, or to take any flther similar action reasanably
necessary to provide economical and safe utiliry installation and maintenance and to maintain
reasonable standards pf health,safety and appearance.
E. Easements Run With the I,and. All easements and rights described in this Declaration are
� easements appurtenant,running with the land,and shall inure ta the benefit af and be binding
on the Declarant, its successors and assigns, the Association, its successars and assigns, and
, the Lat Owners, future Lat Owners, Mortgagees and other persans and/or entities having an
" interest 'rn any Lot; or any part or portion thereof, regardless of whether ar not reference to �
said easements is made in the respective deed of conveyance to sueh Lat Qwner or in the
. martgageldeed of trusi to such Mortgagee.
_ - : =_ �TICL�XI - _
PROTECTION OF MORTGAGEES
A. Baok and Records. Any owner or holder of a first deed of trust or first mortgage on any Lot,
or its agent{s), shall have the sight, during normal business haurs, to examine capies of the
Declaration,the Articles of Incorparatian of the Associatzon,the By-Laws of the Association,
and the bc�oks and records of the Association and,upon written request to the Association,to
receive a copy of the financiai statement of the Associatian far the immediately preceding
t�5���y��.
S, Notice to Association. Upan written request to the Assflciation,the owner or holder of a first
deed of trust or first mortgage on any Lat shall be entitled to timely written notice of any 6fl-
day delinquency in the payment of assessments or charges owed by any Owner of the Lot
securing such owner/holder's loan.
C. Pavment of Taxes. The owners or holders of first deeds of trust or first mortgages on Lots,
jointly ar singly,may pay taxes or other charges which are in defattlt attd which have or may
become a charge or lien against any of the Common Areas of the Association. The persons,
tirms or carporations rnaking such payments,shall be owed immediate reimbursement by the
Association.
21
ART[CLE XII
OBLIGATIONS TO COMMENCE C�NSTRUCTIOt�I
A. 4biiQation to Commence Construction. Each Qu,�t�er acqUiric�g an unitnproved Lat, includin�
without limitatian any Contract Seller ar Builder,shall be obligated to cotnmence construction
of a single-family dwelling-uniE on each Lot awned by such Owner within two years
following the data of the recording of the deed of conveyance af such Lot tQ the 4wner. For
purposes hereof, the tenn "commencement of construction" shall mean the date when {a) all
plans for such construction have been approved by the Declarant or the Architectural Review
Co�n�nittee; (b) a i�uilding permit has been issued for the dwelling-unit by the apprapriate
jurisdiction;and{c)lhe pouring of footings.
B. Re�urchase Ri�ht. In the evcnt caminencement of construction has nat begtin �vithin the
two-year period provided in Paragraph A abave, Declarant shall have the right, but not the
obligation, to repurchase the Lot for a purchase price equal ko the then "Fair Market Value"
{as defned below}, exercisable at any time thereafter and prior to the time that the Contract
Seller ar�3uilder co�nmences constructian. Once the�tvner ca�ninences canstruction, it shall
dili�ently prasecute such canstructian to completion within an ei�;hteen-month period
thereafter. ror purposes hereof, co�npletion of the dwelling-unit sha11 mcan that a tinal
certificate of occupancy has been issued by the appropriate jurisdiction for the dwelling-unit.
If an Owner fails to commence construction within a two-year period,but Declarani does not
exercise its option ta repurchase such Lot, or if the Owner eominences, but fails to diligently
prosecute such canstruction required hereinabove, such Owner wifl be assessed a $SOQ per
month fee for each tnonth or part of a manth that such Qwner is in defautt hereunder, which
fee shall be a lien against the Lot until paid.
C. Pair Market Value. For purpases hereof,the"Fair Market Value"of lhe Lot wil) be equa( to
the amount agreed to by the Declarant and such Owner at that titne. If the parties are unable
to reach an agreernent,eacl3 party shall seleck an appraiser who is qualifred to perform an MAI
appraisal to appraise the Lot,and the"Fair Market Value" will be equal to the average of the
two appraisals. In such case, each of the Declarant and the cJwner will pay all costs wit}3
respect to the appraiser selected by such party.
D. Force Majeure. lVotwithstanding anything herein to the cantrary,the time periods sct forth in
this Articie X[I shai) be subject to extension, at the elcction of the Declarant, by reasons of
Acts of God, Force Majeure, and other matters outside the reasonable control of the Owner.
Further, the provisions contained herein shati automatically terminate as to any Lot seven
years from the date the dced into the Owner is duly recarded.
E. Restrictions in Deeds. No O��ner may transfer title to any Lat as to which construction has
not been completed as required herein, un(ess the deed conveying such title specificaily
acknawledges the restrictions contained in this Article X[I and subjects the Lot to_these
restrictians.
22
ARTICLE XIII
GENERAL PROVISIONS
A. Revacatian and Amendment. For so lang as the Declarant,its successors andlor assigns,shall
own any"Declarant's Property", Declarant, its successors andtor assigns, shall have the right
to revoke and/ar amend any of the terms and provisions of the Dectaa'ation, so long as snch
revocation ancL�or amendment is not in violation of the ordinances of the County of Durham,
North Carolina. Any such amendment or revocation shall be effective when duly recarded in
the Qffice of the Register af Deeds of Durham County, North Carolir�a. Thereafter, tl�e
Declaration shall not be revoked nor shall any of the terms and provisions thereof be amended
unless approved in writing by at least si�y-six and two-thirds percent {6b-2/3%) of the
Members voting in person or by proxy on such matter at a meeting cal3ed for such gurpose,
written notice of which shall be given to ali Members at least thirty(30)days in advance and -
shall set forth the purpose of the meeting. Any such amendment and/or revocation must not
be in violation of the ordinances of the Caunty of Durham, North Carolina. Any such
amendment or revocation shait be effective when duly recorded in the Office of the Register
of Deeds of Durham County,North Carolina. '
' B. Term. The cavenants, conditions and restrictions di the Declaration shall run with and bind
the land subject to the I7eclaration,and shall inure ko the benefit af and be enfarceable by the
Owners, the Dectarant and/ar the Association and their legal representatives, successors and
assigns, for the term of thirty(30}years from the date of tha Declaration is recarded in the
. � Offce of the Ftegister of peeds of Durham County, North Carolina, after which time the .
Declaration shall automaticafly be extended for successive periads of ten{1 b)years unless an
instrument signed by the majority of the then Owners of the Lots has been recorded in the
Office of the Register of Deeds of Durham County, North Carotina, agreeing to change the
Declaration in whole or in part. �
- C. Severabiliry and Governin�Law. Invatidation of ona or more of tha terms and provisions of
trte Declaration by judgment ar court decree/order shall not affect any other prc�visions,all of
which sha(1 remain in fuIl force and effect. The terms and pravisions of this Dectaration shalt .
be construed and enfarced in accordance with the laws of the State ofNorth Carolina.
_ _ _ _ __ _ .
D. Waiver af Enforcement and Enforcement. Waiver of enforcement of any provisiatt contained
in the Declaration shall be limited to that particular provision and shall not be construed tfl be
a waiver of any ather provisian. All waivers shafl be in writing. Enfprcemettt of any af the
terms and provisions of the Declaration shall be by proceedings in law or in equity against
any persan or persons or entity or entities violating or attempting to violate any term andJor
provision,either to restrain vialation or to recover damages.
E_ Assi�nment bx Declarant. The Declarant shall have ihe right to assign iks rights under the
Declazation, in whole or in part,ta any person or entity hy an express transfer of such rights,
including but not IimiEed to,the right tfl transfer Declarant's pawers under Article III herein to
an Architectural Review Committee.
�sEE�TTACH��srG��e�r�PAC�s� -
,
z� .
IN WI7NESS WHEREOF, the undersigned Declarant has executed this Declaration the
day and year first above written.
Teague-Hankins Development Corp.,
a North Carolina corparation
} .
$� i^-0,.,-°-, �.,, . �
Thomas C.Hankins,President
STATE OF NORTH CAR.t3LINA
CQUNT�C1F WAKE .
I, the undersigned, a Notary Public of the County and State aforesaid certify that
THOMAS C.HANKINS personalIy came befare me this day and acknowledged the that he is
President of TEAGUB-HANKINS DEVELC}PMENT,CORP., a North Caralina Carporation,
and that by authority duly given and as the act of the corporation, the foregoing instrument
was signed in its name by him as its President as the deed and act of the corparation.
� WITNESS my hand and officiai stamp or seal,this � day of ?ta� ,2fl08. .
My cammission expires: i t�p512a�a ��� j�, la�iJ'�
Notary Public �
JOHANNA K.fAYiOR
Notary Pubiic,Norih Ca�olina
Wake County
__ _ __ __ __ . _My Gommissior�-Expires _
____ _ _ � ____ _.
Novemher E15,2010
24
B
E�CHIBIT"A"
(LEGAL DESCRIPTION)
All af those certain parcels or tracts of land in Triangle Township, Durham County,
North Carolina,and being more particularIy descrjbed as follows:
TRACT C}NE: Being all of Lots 1,2,3,4, 5, 6, 7, 8,9, 14,1 I, I2, 13, 14, 15, l6, I7, I8,
19,20 and 21 ofKEENELAND MANOR SUBDIVISION as depicted on that certain pIat
of survey entitied"FINAL SUBDIVISION PLAT AND STAGECdACN RQAI} RIGHT
OF VVAY DEDICATION: KEENELAND MANOR SUBDNISION dated September 20,
2007, by Sullivan Surveying and recorded in 20Q$ Piat Baok 181, Pages 123, I25, 127,
124, ]31,and 133 Qurham County Registry.
TRACT TW4 : Being all of those certain parcels or tracts Qf real property depicted as
"WINNERS CIRCLE {45' PUBLIC RIGHT C}F WAY}', KEENELAND COURT (45'
PUBLIC RIGNT 4F WAY), OPEN SPACE 1, OPEN SPACE 2 AND OPEN SPACE 3
AND SEPTIC AREAS & ACCESS, as depicted on that certain plat of survey entitled
"FINAL SUBDNISION PLAT AND STAGECC?ACH R4AD RIGHT QF VJAY
DEDICATIDN: KEENELAND MAN(aR SUBDI�ISION dated Septernber 24, 2007, by
Sullivan Surveying and recorded in 2008 Plat Book 18I, Pages 123, 125, 127, 129,.131,
and 133 Durham County Registry.
_ __ ____ __ __ _._ ___ _ _ __ _ ___ . ___ ___ __ __
' 25
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WILLtE L. Ct��/Ii�GTO�!
REGISTER C.}F DEEDS, DURHA�ti C�JU�ITY
DURHAM Ct�UNTY CC.�l1RTHUUSE
20{} E. N(AIN STREET
DURHAM, NC 277Q1
�LE��E RE1"��t� �E�L�VlI' T' ILE F�A�E
It is part o� recorded document, and must be submitted with ariginal for re-recording
andlor cancellation.
��*��*�.��.*.������,�������������*�**�������*�*�����*������*��*���*¢*�.¢�*�.,�.��*����.�����*��,*�.�*�.�����*�*����,*�*�*
Filed For Registration: 05123/2008 12:32:19 PM
�oc��t: RE 59B� Page: 715-740
Docut�ten�No.: 2008Q2124�4
DECL 26 PGS $86.(!0
_ __ Recorder: JENNIFIER H SIV{1TH _ __ __ _ _ _ __ -- ,---
2oa�a2� 2��
r. - `•�
� � I(��I�III I��I��I'il�I �II�(��I II�I�I I I������I�('I
2008025075
FOR REGIS7RA7ION REGfSTER OF flEEDS `
Willie L. Covingtan
DURHp�t CCUNTY, NC
2048 JUPd 17 �3;49;40 PPi
BK:5988 PG:278-281 FEE:$2�,a�
IN�1���EPdi # �D���2����
Prepared by and return to Stephen D.Lowry,8358-144 Six Forks Rd.,Raleigb,I`TC 27615
CC?NSENT ANID SUBORDINATIC}N TO DECLARATION QF COVENANTS,
CONDITIONS, ANI� RESTRICTIONS FOR
KEENELANU MANflR SUBDIVISIC}N
The undersigr�ed, WACHt?VIA k�ANK, NATIONAL ASSC}CIATI�N, a national
bank (hereinafter referred to as the"Bank"}, and TRSTE, INC, a Virginia corporation, as
Trustee (hereinafter referred ta as the "Trustee"}, hereby each acknowledge �ach and
every term and provision of the Declaratifln of Covenants, Canditians, and Restrictions
for the Keeneland Manor Subdivisit�n recorded in Boaki 9�`�, Page 71�, Durham
Cour�ty Registry (the "Declaration"), �nd each agrees that the lien of the Bank's first
Deed of Trust on the Property described in Exhibit A attached to the Declaratian and
incorporated herein by reference, which said Deed of Trust is recorded in Boak 4543,
Page 974, Durham Caunty Registry (the "Deed of Trust"}, shall be and is hereby
subarciinated to all the terms and provisians of the Declaration; provided, however that
any lien for assessments shall at all times be subardinate to the lien of the aforesaid Deed
of Trust in accardance vvith Article VII, S�ction J of the DecIaration.
iN WITNESS WHEREOF, the Bank and the Trustee ha�ve caused this instrument
to be executed in their respective corparate names by their respective duly authc�rized
officers, all by authority of their respective boards of directors, this the � day of
����,c ,2008.
jSt�-rxatur�e page,fallowsJ
_ ej
WACH�VI�1 �ANK,N NAL
ASSOCIATIC}N r,J
B �'� �
Y�
Title. ��r� President
TRST�, iNC., a Vir�inia orparatic�n
By: it
Title:� �� President
STATE t�F Nt}RTH CAR4LINA
COUNTY QF f.��
I, �,��{s '�'¢j. �(��fl�' , the undersi�ed, certify that
�!hrt�c�(��',er S. l�}��,��,•,�--�� personally appeared before me this day ar�d
acknawledged that he/s� is �;� President of WACHCJVIA BANK,
NATIONAL ASSQCIATIC�N, a national bank, and that helshe as 1/r( �
President, being autharized to da so, executed the foregoing instr�zment on behaIf of and
as the act of the corporation.
V4j[TNESS my hand and afficial seal, this th� �e��� day of_��is.��-'_ ,
2408.
__ _ _ _ __ _ __ _ . _ ��t��Q�� ._ . _. _ __ _ _
Notary Public
My commission expires:
� -a�-� 3
��AMIV �, �A �
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w�cournr.��rv►
iaiy Corrtmissiun Exp[res 2�,2Qt3
.. . . i�
STATE OF NOR'I'H CAROLINA
CQUNTY OF E.��
I, �yn�� `� . ���r' , the undersigned, certify that
���t`�ph�e.�° �. l3J i ll`+ttt��i persanally appeared before me this day and
acknowl de ged that he/s�e is �_ President of `TRSTfi, INC, a Virginia
corporation,Trustee, and that heishe as ����� 1'resident,b�ing authar°ized to da so,
executed the foregoing instrument on behalf of and as the�ct af the cotporation.
WITNESS my hand and official seal, this the ��' da of��i��
Zoas. y 9
� � ���
Notary Public
My commission expires:
�j-2�l-l�j
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'� 24,2U13
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VV�LLIE L. �C�VIN�TON
RE�I�TER OF DEEDS, DURHAfVI �OU�TY
DUF��AM Ct�UNTY C�URTH�IJ�E
2{JO E. NlAIN S°fR�E°� .
DURHAfVI, NC 2770�
lt is part of recorded document, and must be submitted with ariginal for re�recording
andlr�r cancellatior�.
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Filed For Regisfration: 06117120d8 03:49:40 PfVi
S��k: RE 5988 Page: 278-281
Dacument t�o.: 200842�a�75
CAN�ENT 4 PCS $24.Od
--- __ _ ___ __ ___ -
- _ __ _ - -_ _ -
Recorder: APR1L,7 WILLIAMS
44 7
{i} Broker: PauI W.�aker,Jr.
Cuttbow Froperties,L�,C
205 Syivan Gro�e I?rive
Cary,N�27518
TeIephone:(919)632-9886
e-mail: wellington@sprynet.cam
i.2 Pra e . Subject to the terms and conditions of this Agree�nent,Seller agrees to sell to Purchaser,
and Purchasar agrees to pnrck�ase fro�n Sellar, approximately 67.37 acres af land ]acated in prar�ge Cqunfy, N���
Carolina, known Iocally as 23{I1 Mount Sinai Road, Chapel Hill, NC, and fiirkher ciescribed pn E�ibit A attached
I�ereto ("Land"}, together with {i)ai1 and singular the appurtenances appertainit�g thereto, and Seli�r's rigl�ts,
ease�nents o�� ather interests, if any,in and to adjacent stceets, alieys and rights-of=way abutting sach real property;
{ii)any improvements sitaated upon the Land; {iii} ail intangible properry and all p}ans, pernzits, specifications,
studies, and reports owned and controlled by Selier reIated tc�the Land, including rights of access, utility capacities
anc!compiete cantrol Qf the s�rface usage of the Land and(iv)such other assignable rights,interesfs and propertias
as may be specified in this Agreement{collectiva3y,the"Pra e ").
l.3 Earnest Monev. �irithin ttzree (3} Bnsiness Days of receipt of a fuliy executed copy af this
Agreeanent, Purchaser shall depasit the b;itial Earnast Money with the Title Company, No later tlian eighteen (Ig)
manths fron�the Bffective Date,i'urchaser shall deposit the Ac�ditianai Earnest Money with the TiEte Company. The
Earnest Ylc�ne;=shaIl be applied%ttte Purchase Price a#Closnig. The Bamest IVloney shail be hetd and disbursed by
the Titte Cornpany pursuant ta tha terms hereaf.
ARTICL�Z:INSPECTI�ll�t PER3OI3 A�TD CLOSING CONDi7"IC)NS.
2.t Se31er's 33eflvery_af Speci�ied Dacuments. Tha follawing infortnation re2aezng ta tha Property t�
the e�teea$ it i� in fhe po�session ot- contral caf�elter sh�ll be delivered ta Purchaser by S�ller within �ve {5}
business days of the i)ate c�f this Agreement {the "Pro e Infarmafion"}: {i)any environmentaP reports and a
schedu(e Iisting any such reports; {ii)any st�ils and engiiteering repprts; {iii)Seller's e�sting title poi�cy; {iv) alt
existing plans, specificatians, permits, approvais(and any applications for p�rmits or approvats),maps and surveys
(including, withaut limitation, archaeoiogi�at, 6tiundarY> topagraphlc and tree stu-veys);any surveys, plats or site
pJans {v) arty deed restrictzons, restrictive �ovenants or construction or architectw-al guidelines tha� affect the
�'QP��Y; (��3 any in#'ormation or docuenentation associated with any property owners' association affecting the
Property; (vii)docutnents,wri##en no�ices,reports, citations, orders, decisions,eorrespondence,or memoranda fram
atry governmentai authority(including,but not limited fia,�copies of any zoning Ietters);and(vii�)the most recent tax
bilIs and value renditions. Seller shall provide to Purchaser any documents described above and comittg inta
Seller's possession o�'produ�ed by geIlec af�er fhe inifial de2ivery above and shall cantinue Yo provide saene dur€�tg
the pendency af this Agreement, .
2,2 Due �tili�ence. Purchaser shal! have ti�-ough ti�e last day af the Inspection �°ei-iod in which to
examine, inspect, and investigate the Property and, in Purchassr's sole and abso�ute judgment and discretion, to
detem�ine wt�ather tfie Property is acceptable to Purchaser. Aloiwithstariding anytj�istg t� ghe contrary in this
Aareem�nt, Purch�ser may tenninate this Agreement by giving natica of tsrmina�aan to Seller and�scrow Aget�t on
or before the last day of the Inspection Periad. If Purchaser does not tertninate this Agreernent as provided in
preceding sentence, Purahaser shall be deemed to ha�re waived its right to te��rttinate under this Sectian 2.2 and ti�is
Agreetnent shall continue itt fizii foz�ce and effect.
Purchaser and its agents,empioyaes,and representatives shall have a continuzng right flf reasonabie access to
the Property during the pendency of this Agreement, far the purpase of conducting surveys, engineering, soil,
geofechnical, and envirozimenkal fnspections aud tests, and any other inspections, studies, ar tests reasonably
reqnired by Purchaser. In the caurse of its investigations Purchaser inay mak� inquiries ta Seiler's corasultan�s or
conh�actors who have performed work ar pi•epared reports in coz►nection with the i'roperty, or to third pai-tties
including, witl�aut liynitatio�t, Ienders,ebntractot�s,and government officials and representatives,and Seiler consents
to such inquiries. Purchaser shail keep the Property free attd ciear af any tiens and witl inden!tnify, defend,and hoid
Setler harmless from a1i ciai�as at�d Iiabitities asserted against Selier as a resu3t af any such entry by Purchaser, its
agents, employees, or representatives. Purchaser, at Purchaser's sole expense, shati repair any and ail damage
-2_
resulting from any c�f tha tests, siudies, inspections and investigaEions perfotmed by or on behalf af Purchaser
pursuant ta the Article inc3uding, 4t�ithout li�nitatia�, restoc�ng tl�e Property to reascrnably the same condition as
existed pris�r ta such test,study,iriSpBG�LOD OI'lt1V�5�lg�YlOti.
2.3 Project Ap�rovals. Purchaser shall not be obligated to clase this transactian unless Purchaser shail
have obtained fron3 Orange Connty(Yha"Cotu�ty"}approval of(i)Purchaser's requested zoning and(ii}Purchaser's
site plari for the Property, and devetc�pment pe�mits for a minirrzum of thirty{30)single fan�ily lots with any system
that can be appraved the Caunty to accammodate a four bedroom house, ihereon {collectively, the "PrroJect
Appr4vai"). Purchasei�'s efforts to Qbtain the Project Approval sha€! be at its sole cost and expense(sitciuding the
pasting of any #iscal reqoirements}. Purchaser agrees ea subinit the site plan far the maximum ailowed lot density
For the Land and to dil'zgen#Iy pursue the E�ibhast number of lats allowed per ail appir`cable codes and ordinances.
Pur�haser witl keep �eller updated on�he status of the Froject Approval and wili infarm 5eiter of any unavoidable
Iost lats and the rsasons bel�ir�d cl�e Ic�t reductian. It shall bs a eondifian to Purchasar's obtigation fc�elosa that the
Project Approval must ba�vithaut conditions ar restricti�ns(inetnding the payment of assessmants ar tha postittg of
sect�-ity) tttat are unaecepta6le Eo Furchaser, as deterrc�ined by Purchaser in its sole disoretian, and that alt appeai
periods with rsspect to the Praject Approval shall have eYpired without any appeaJ havuzg been filed or, if fiied,
st�ch appeai shaE1 have been resolved to tha satisfaction of Pure�taser. In the event that fhe Project ApprovaE is
obtained and results in apprr�val of a site ptan consisting of Eess than thirty (3{}}single famiiy lots, Purchaser wil[
have the opeion�f eitl�er(i}terminating this A�eament and receiving an immediate refund ofthe Earnest Money, or
(ii}proceeding to Closing witho�t a reductian in Furchase Price.
Selter agrees to cooperate fully with Purchaser, cyz#hout expense to Selter,Yo enable I'urchaser to apply for
and abtain tlae Praject Appraval,tha initial s��bmissions for Project Approvals to be made within ninety(90)days of
the Effeetive Date. Selter shall exacute ait documents r�q�ired for the Project Approva� process anfl �nake such
dedications as Tnay 3>e required by Ehe City. S�lier shail provide easemeYts, in form and substance reasonabty
satisfactary to 1'urchaser, for access and utilities as cnay be required in cannectiott with ths Project Approval and as
required by utiiity compani�s ar a�y governmental aufhoritzes with respect to the Purchaser's intended deveiopment
{the"Proposed project"}. Such plats and dedications shall t�e made ancl granted by Seller at such time as is required
by#he appiicable gavemmental authori#y. niotwithstanding contrary provisians of this Sec#ian 2.3,any ptat or replat
c�f the Praperry and/vr dedication of easemen�s shali not be fifed of recard until ixnmediately pric�r to the Closing; if
st�ch aTe filed and Purchaser fails to acquire the I'rc�perty,the same sha3t,at Seller's option,be removed,at Purchaser's
sole cost and expense(such to survive termin�tifln of th`rs Agreemeni}. The Property description and Survey shait be
revised to take into account de minimis changes ta the Praperty boundaries requested by Purchaser that are
ttecessat��to pertnat the development ofthe Proposed Prcrject.
If Purchaser determin�s at any time that it has heen or witl be unable tcs satisfy the Praject �.ppraval
contingeney set forth above,then Purchaser nla�,by deiivering written notice to Seiler,{i}terminate this Agreement
(such natice being hereitz calle�a"Proiect A�prr�val'I'ertnination Nfltice"};or{ii}waive s�ach condition and praceed
with the Closing on svch date to wh[ch the parties may mnt�aily agree but in any evsnt, uo later than the Ctosing
Deke set forth in Par�graph t.1 fh). If a Project Approvai Terminatiot2l*totice is sent ta Se11er,the Earnest Iv�c�ney on
deposiE witi��scro�r Agent shali b�released to Seller,unless the reas�n for the Prc�ject Apprflvai Termination I�otice
is that Purchaser�vas not able to obtain appt•oval af a s'rfe pian consisting of a tninimum of thirty(30)sittgle FamiIy
1ots,and in such latter event the Earneat Money shai[be reteased to Purchaser.
2.4 Conditi4n to Closin�. There shall b� r�a materiai changa in any condit3an of nr affecting the
Property naf caused by Purchaser or its contractors, employees,a��iates or other re(ated 4r sztnilar parties,that has
occurred a�er the Inspection Period inciuding �vithout limifation {i}any dumping or discovery of refuse ar
enviranmental cc�ntamination; (ii) access; (iii) the avaiIability, adequacy or cost of ar for ail uniities (including
with4ut limitation, water,sanitary sewer,storm sewer,gas, eiectrie,cab]e and aay other utiizties required to serve�r
service the Praperty); (iv)the imposition af at�y rnoratorium which would proiaibit or delay the commenaement of
canshvction; c�r (v}condernnation, in the eyen� Of fhe occurrence of an adverse condition as described�ierein(i}
Purciiaser�a�ay 2erminate this Agreement and receive a ref�ind of the Earnest Money,�ii)Purchaser tnay waive such
�anditian and proGeecl with the Closing in accordance with the texms of#his Agr�ement ar {iif} either party may
extend the ClosirEg Date, at no cost ta Purchaser, far a period of nat#o exceed tl�irty(3fl}days eo attempt to cure or
resolve such condi�ior�to Parchaser's satisfactian.
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f1RTICLE 3:TITLE AI�ID SURV�Y REVIBW
3.i TitIe Review and Obiectioi�s. Within fif}een(15)days following thw Effective Date,Purchaser, at
iis sale cost and expense, request Title Com�any to deliver to Purchas�r an ALTA title commitment (the °°'i'ttle
�ommitment") covering the g'roperty, issusd by the Titis Coinpar�y and addressed to Purchaser, binding ihe Title
Company to issue to Pvrchaser at Closing an owner's pc�iicy of titie insura�ce (the"Title Policy"} on the standard
fc�rm of polic}� in the fu1l an�ount of the Pw•chase Price subject to th� Permitted Exeeptions (hereina#ter defined).
Purchaser shati also req�iest that a co�y af any instr��ent referr�d in the Title Commitmei�t�hae affects tha t�tle of
Seller to the Property or Yhat constitutes a�� eYCeption or restriction upan the title of Seiler to the Peopert}r be
delivered with the Title Cammitment (#he "�x�eption Daeume�ts"), except capies af any ]ien(s) to be re(eased at
Ctosing. Purchaser shall have nventy (2p) days fr�m Chs dafe purcl�asar receives the 'I'itle �airuz�i�rnent and
Exeeptioiz Dacaments (the`°Titie Review Period"}and tn c�eiiver writtei�objections ta Seller to anything eantained
ar set forth 3n the Titie Commii�nent ar Exceptian Dacurrien4s which is ernaccepEable to Purchaser(collectively, the
"Title Objections"). Any i�ems ta which P�u-chaser daes not object to wtthin such period sball be deemed to be
permitted exceptiQns{as de��ed herein}.
3.2 �tuve�Review and Obiectians. Purchaser, at its soIe cost and expense, may Qbtain a curren#
survey Qf the Praperry (the "St�rve ') to review. Pc�rchaser shall have iwenty {2t7} days ftom the date Purchaser
receives the 5urvey, �a deliver writ�en objections to �eller to anything cantained or set forth on the Survey which is
unacceptable to Purchaser (the "Survay Ob�ections"). The Survey and the isgai descriptian of ehe Property
cflntained therein are subject ecs the apprtsval of Selter, such approval not t�be unreasanabty nor untimely withheld
or condi#ioned. If Seller does not provide Furchaser with written objections to fhe Survey within three {3) days of
Seller's receipt of the S�rvey, Seilar shait b�deemed to have�pproved the Survey and the lega! description of the
Property contained therein.
3.3 Cure crf Ti�ie and Survev (}bject9ons, Selier witi cooperate with Furchaser, withaut expense ta
Seller, in curing any Title t3bjections or Survey Objections Purchaser mxy have to �tte to the Property, ba# Seiler
shaii have no obligakion to cure titl� objections except (a} liens af an ascertainable amo�uit ereated by, thraugh or
under Selier, which shall be released at thP Clasing, and (6} any exceptions or encu�brances to title which are
created by, thr°ough or under Seller a�er the date of this t�greement without the written consent of Purchaser,which
shall be removed by the Ciosing Date. Purchaser may terminate this Agreement a�id receive a refund of the Earnest
Maney if the 7'itte Cc�mpar�y revises the T'it3e Cammitm�nt after the expiration of the Inspection �eriad ta add flr
modi#y exeeptions if si�ch alditions or madifications are not acceptabie to purchaser and are not removed by the
Closing Date. The term"Permitted Exca�tiaris"shali meau#il�specif�c exceptians in the Title�ommitment(i)that
Purchaser did not objec# to; (ii) that the Titie Company has nnt agreed ta ansure over or remove from the Title
�otnntitme���as of the expiration of th�Inspaction Period;and(iii}real estate taxes not yet due and paya6le.
3_4 Title and Survey Cosfis, Upon Closing, Purchaser shalt pay the cgsts associated with the Title '
Policy,the cost of any endorseznents Purchas�r may requiri and the cost of the Survey,
�R'I'iCLE�d:CLOSING
4.1 C(asint�. The consummation of the transaction cantemplated herein ("Closin�") shall accur on
khe Ciosirtg Date at the a�ces of Cl�sing Agent;provided however,that Peu�chaser shall liave a one-time right to
u:�cterid the Closing Ilata up to ninety(90) days. In the svent Pw-chaser desires to exercise such extensifln rights,
Purchaser shall:
(a) give written notice to Setler and Title Company tin or before 5 calendar days prior to #he
Closing Date;and
(b)pay Eh�sur�of Fi�teen Thousand DalIars($15,OQ0)to Seller as an extensiozt fee. Said att�ount
will not be credited against the Purchase Fric� and witl be non-refandable under a]l circumstances otlier
than Seller's defautt.
_�_
4.2 �eilsr's �elivaries at Closin�. C)n or prior ta the Closing I7ate, Ss11er shail deliver to #he Title
Campany the foltowing:
(a) Deed_ A specia3 wananty d�ed conveying good and indefeasible £ee simpie titie to
Purchaser, subj�ct only ta matters filed af record(the"D�ed").
{b) FII�PTA. A Foreign I►tvesfinent in Real Praperty Tax r�ct affsdavit executed by Sellar. If
Seller faiis to pro�ide ehe necessary a�davit and/ar daci�mentation of exemptian an the Clasing Date,
Purct�aser r�ay proceed vvitl��vitht�olding provisions as provided by law.
(c) Authori . Evidence of existence, organization, and authority of Seller and the autharity
of tha person axecuting doauments an bel�adf of Seller reasonabiy satisfactory Ya Purchaser and the Title
Company.
(d} �?.dditiona( i}ocumsnts. Any additional documanYs that Pt�chaser or the Title Campan}r
tnay reasonably require fur the proper consumma4ion of the transaction contemplated by this Agreement.
4.3 �'trrchaser's Deliveries at Clasing, On or priar to the Closirig Dare, Purchaser shall deiivar t4 the
TitEe Compan�r the following:
(a) Purchase Price. t� wire fransfer of Yhe Purchase Pr�ce, less the Earnest Mc�ney, plus or
minus appFicable prorations,payahle to the order of�ell�r.
{b) �dditionai Uo�tuz�ents. A��y additional documents that Seller ar the Titie Company may
reasonably req��ire for the proper cansummation of the transaction cantemplated by this Agreement.
4.4 Pc�ssessian. SeiEer sl�ati deliver passession of the Propsriy to Purchaser at the Clpsi�g.
ARTICLE S:PI�ORATIf�NSlCLUSING C{��TS
5.1 Ta.�c Proratians. Aci ualorern taxes and associatian du�s,if any, shall be prorated as of the Ctosing
IJate. Punchaser shatt pay the recording fea for the warranty deed fram Seller and the costs of recording any
documents assaciated with Piirc�aser's lin�:cing. S�il�r shaIl pa} t3�� cost of reeording any reteases, all It3arth
Carolina#ransfer taxes and excise starr�ps a�ct�•ollbacic#axes attribufi.�ble to the Pr�perty,if any. Each party shall pay
its own attarney's fees. AI!costs ar expenses ncst speci�caliy provided far in th'ts Ageem�nt shall be allocated as is
customary in C3range Co�znty,Nart1�C�ralina.
ARTIGLE 6:REPRESENTATI{�NS�4NJD WARRANTI��
fi.l Sedler's R��resentatiQUS and Warl•anties. As a material inducement ta Purchaser ta execute this
Agreensent and const�nunate this trarrsaction,5eller represents and«+arrants to P�rchaser as follaws:
(a) Fee �im le Oryrte_r. SelIer is the fe�simple owner of f�e Praperty, subject to inatters af
recard as af the Effective Daee.
(b} Environmentai. SclIer has no actuai frnQwledge of any violatian af Environmenta] Lati�rs
related ta the Properiy or the presence or release of I-�azardous Materials on or from the Properiy. Sellar
has not manufaetured, introduced, released or discharged from or onto the Property any Hazardous
Iutaterials, and S�II�r has not used ti�e Praperty Qr any part thereof for the genezation, treafinent, storaga,
handlirtg or dispasal of any Hazardous Materiais. The term "Envzranmentai Laws" inciudes withaut
13mitation the Resaurce Conservatfan ar�d Rec4very f�ct and the Comprehensive �nvironmen€ai Response
Compensation and Liability Acf and other fedaral Iaws goveming the envirar�rnent as in effect an fhe date
of this AgreemenE tageth�r with their imple�ttenting regulations and guidetitzes and aIl state, regional,
_�_
county, municipaI and other loca; lav�s, regutations and ordinances that are simiiar to such federal laws or
that regtzlat� Hazardous ;VIat�ri�ls. The term "Hazardous Materials" includes petroleum, including �rude
oil or any fraction tflereaf, natural gas,natural gas liquids, liquified natural gas, or synthetic gas usable Par
£uel (or mixhires af natural �as or such synthetic �as), asbestos and �sbestos contait�ing materia(s,
palychtorinated bipl�enyls and any subst�nce, mat�rial waste,pailutant or confaminant tisted or defined as
hazardous or toxic urs�iei•any Environ�nental Law.
{c) Undereround 5torage Tanks �eptic Fietds. �'i�ere are no underb ound storage tanks or
septic fielcls present�:r..t�lze Pror�erky, wi#h fhe etception of the tank ar tanks associated with the house and
targe stable b��i3dit�g situated c�n#he Pmperty. Seller�n�ill show the Iocation of atl st�ch tank(s)to Purchaser
prior to expiration ofthe tiispection Period.
(d} Tenancies,_gthe�� Parties in Possessian. AY Closing there will be no leases, tenants, or
ather parties in pc�ssessic�n of tl�e Pro�erty, Buy�r a�ees that Seller may lease ta tenants during the tetm of
�kiis Ageement prouir�ed s�ich tena�tt is req2aired to vacata the Proparty no less than thirty(30}days prior to
Closing.
(e) Vir.la�i�n af�aws. 5�11��• has not receivad zio#ice of violatian of any iaw, ordinance,
regulation,4r reqttir�ment affecting the Property or Sei�er's ns�of th�Property.
(fr} C�tademnatian;_Loning; Lanc�Use. Seiier has not��eceived notice af any condemnatian,
zaning, or tand�usP prac��din;s affecting the Prope►ty, and is aware af no fact or condieion, inciud'uig
campliance with any apn3icable res�rictive cavenants ar municipal reguia€ians that af�ects ar co�Id afPeet
l�urchaser's intend�ci reside��tiat construction and use of the Pp•operty,
(g) I€ti;,ation. Tl�ere is no litigation pending c�r thraatened against�eller or the Fraperty that
woulc�affect the Prop�rty or Seiler's ahility to gerForm it�obiigatigns under this Agreement.
(h� Na CJther OYrIi aEi4n to Selt the Fro�ertv or Resiriction agair�st Sal�ing the FroperLy.
Excepe fflr lien{s)of r�aartgages car deec3s of truse,if any,that will be paid in fu�l at closing with the proceeds
of ths sale, 5eller t�as not obligated itsalf#o sel! the Property to any party other than Purc�aser. 5elier's
per�ormance of this A.s7rePment tivili not caus�a bsear.h of any other agreement c�r obIigation to which Seller
is a party ar to w}�ich if is bound.
{i) Nc�Lie�s. �n the Clt�sing Date,�he Prr�perty wili be free and clear af aIi meehanic's�nd
materialman's Iiens arad other li��s and erscwnbrances af any nature excepf the FermiEted Excepticans, and
no work or znaterials will have heen fumish�d to the Property that mzght give rise ko mechanic's,
materialtnan's, o� o�er tiens against the F't�opec[y other than K�ork ar materials ta which Purchaser has
consentecl.
6.2 Pnrchaser's Representation� and Warranties. As a material induceme�t to Se11�r to axecnte this
Agreement�nB consummate this tra�saction,Purehaser represents and urarrants to Seller that:
{a) Au;har�tv. Purchaser has the futl right and autharity and has obtained any and all
consants requireci th�refor fc� enter into this A�;reement at�d perfarm its obligaiions hereunder. This
Agreerrrent has heen a€�d all of tlie documanfis to be dslivered by Pu��chaser at the Ctosing will be auEhorized
and prpperty executed and wiii constitute #he �alid and hiriding obtigatians af Purchaser, enfarceable i�i
acco�•dance with their terms,
(b) Con#'fic�s and Pendin�Action. There is no agreernent ta which Purchaser is a party or to
Purchaser's ta�owledge bindi�zg on Purchaser which is in conflict with this Agreament. There is na actian
ar proceeding pendi�g or to Parchaser's knowled�e, threatened, against Purehaser whicb chalIenges or
impairs P�rchassr's abil�ly to execut�or perfarm its abliga�ious under this Agreement.
6.3 Survivai of Re resentatians and Warranties. The representatians and warranties set farth in tl�is
Articie 6 ara made as of the date of this Ab eement and are remade as af the Ctosing Date and shal! nat l�e deemed
ta be merged irtta or uraived by ihe in�truments of Clasing, but shall survive the �losing for a peri�d of 6 inaraths,
-b-
Each party agrees�a defend a�d inc�emnzfy r.t�e other agaiitst any�l.ai.m; liability,damage ar expense asserted against
ar suffered by such ott�er part}°aris�ng aut of the breach c�r ittaacuraa}�of any siich represei�tation car«rarranty.
A[�`t'i�LE 7: DEFAt_'LT
7.1 SelIer's�ECattlt. If S�II;t•fail�3r refuses ta cor,sFUr�mate the sale of ihe Property pursuartt to the
ter�ns c�f this Aga-eet�ient or fails to pertor�n any of Seller's obligations hereui�der either prior to or a#the Clasing for
atty reason ather thari a tenni�3atian of this Agreema��Y by Seller pursuarrt to a right so to temunate e�ressly set forth in
the Agreement or Purclraser's fail�fre to �erfonr_ Purchaser's abligations under this Agreement, then Purchaser shalt
ltave the right, as its sale anci exclusive rem�diPS hereunder, �o either (i) terminate this Agreement and receive an
immediate refund of the Eartlest .N[c�ney tt?e�� on de�asif ��ith �scro�v Ag�nt, in fiall and final satisfaction of a11
obligatians of Seile��1�Preunder, or(iil et�force specifio perti�nnanGe oftfus A�rsert�enz. p�u�chaser hereby waives an},
and aiI other remeclies to ivi-�i�1t �urchaser n�ay otherwise be entitl�at law oi'in equity, inclu�luig the rigtrt to seek flr
recover manetaiy damages fi�om Se31er;�rovided,however, arld notivithstandiag anything contained in this Secrion 7.1
to the confrary, Purchaser shali have th�right to seek.�•�covery�f ciamages if the remedy of speczfic performance is not
available.
7.2 Purchase��'s I)efault. If Yhis transaction fails to close due 4a the default of Purchaser,#�en Ssller's
sole and exclusive rerned_y in such event shall he to terminate this Agreement and to retain the Eart3est Maney as
liquidated tlamages, Seller wai+ring ali ather r`t,�ts or ram�dies in tl�a event of such default by Purchaser. The
parties ackn,�wtedgg that Se11er's actuaI dama�es in tit�ev�r�t tsf a ciefau�t by Purchaser under t�s Agreement vriii be
difficult to asce�tain, and that such liquidated damages ra�r€sen�the parties'besfi estiznate af such damages, in lieu
of tha Earnest�4oney Seiler n�ay elect to rec�ive�fi[I�out any rvpresentations ar tivarranties from Parchaser,any rtan-
proprietary reports ar r�nateri�ls genera#ed by or on behaif of Purchaser, including,but not Iimited to,envaronmental
reports, surveys, sewer studies a�tc� site dngineering, immediately ai�er tt�e Earnest Money has been returnad tta
Purchaser.
7.3 Oppor�canit�° ic� Gur�. Noiwithstar�ding anything herein to the contrary, neither party shaD b�
deenied�a be in default here�tnder uniess and tzntil such party has teceived writ�en noYice of defanit frc�m the other
paifiy and I�as faile�to cure.�ny s?�cil aeFa�alt svithin f�een(l.S)ciays of a•eceipt of natice af default.
ARTI�LE�: EARN�S'T"tv1i�NEY PRt3VISIONS
8.1 Deiiyery at Cios�-i�, tf the Closin�;under tltis Agreetx►ent occurs,the Title Compan}+sha13 deliver
tha Earnest Maney to SelIer nn the Closi��g Date.
8_2 Terminati�n_P��rsuant to Section 2.2. If Purchaser terminates this Agreement in accordanca with
Section 2.2 Ti#le Com�al�y shaii}�ay tlie entire Earnest Money to Purchaser within 2 business days following receipt
of Purchaser's natice of terminatian �d this Agreem�nt shall thereupon terminate, No natice ta 'I'ztle Company
from Se(ier shall be rer{uired for th� releas� of the Earnesi �rloney to Purchaser l�y `[`itle Company pursuant to a
terminatian ander 5ection�.2 of this ��eement. Seiier agr�es i# shall have no right to bring any actian against
Title Company which�vo��ld have the effect of del�yir�g> }�reventing, or in any way interrupting Title Company's
deiivery of tl�e Earn�st �toney ts� P�irchaser pursuan# to this p�ragraph, any remedy of SelIer being against
Purchaser,not Titie Companp.
8.3 Other Terminations. Upan a tennivation af thEs Agreement ather than as �3escribed in
Para�rat�h 8.2, either party to this Agr�ement (the "Tertninatin Pa ") may give wi•itten notice to the Title
Campany and the othe�� pat�.y {the `�Non-Terminating Partv„) Of Si1CI1 1�2'ICIIII��IOY9 and the reason for such
termination. Such r�quest shall also constitute a rec�uest far the re3ease of the Earnest Money ta fhe Terminating
Pa►`ty The�Ton�Termanati�g Party sha11 then have fve(S)6usiness days in which to objsct in writing ta the retease
csf the Earnest 3�foney to the Terminating Party. If the Nt�n-Ternlinating Party�arovides such an objection,then the
Tit1e �ompany shall retain the Eamast Money uzt�il it receiyes �vritten instn.TCtions executed by both SeEler and
Purch�tser as to the dispasitio��and disbursement of the Earnest�Ianey,c�r until ordered by fina3 caurt order,decree
or judgment, E�hich is no# subject to appeal, to cfeliver the Earnest Money ta a particular FartY> in which event the
Earnest Maney sha3i be dei[vered in accordance with such natice,ins�-uction,order,decrea or jndgr�lant.
-7-
8.4 Inte�-pleader. Except�s p�•ovided�n Para�raph 8.2, Seller and Purchaser mutually agree that it�t��e
event of any controversy re�;a�r3irtg t�?e :�r�est��toney, u�!es,mah�aI w;�itten instructions are received by the Titie
Company direeting tl�e�arnes:l�loney's dispasiiian, the Ti�le Cotn�,�y shali not take any action,but instead shall
await the disposition of ae2y pr�c.:eding r�;l�ting tc� the E�rtiest�oney or, �t the Title Company's option, the Title
Company may inter�tead a,i p��:..ies a�d de�o,it the �arnest Money vrith a court of cornpetant jurisdictian in which
event the Titie Company n�ay i•e,over ?11 of iis ca�.�?-t cos�s and reasoi�able attorneys' feas. Selier or Purchaser,
urhichever loses in any sizch interpteadr:r aati�n, sha11 be sc�!e1y o�,1ig.�ted to pay such costs and fees af the TitEe
Company, as well as the reasc�:table attc,n�eyr° f�es of ttic�revaii.tu�;pacty in accordauce with the other provisions of
this Agreernent,
8.5 �,iabiJi?�r�o�Tit?.e Con�pany_ The n�rfies er.kno�uledga tl�at the Titie Company is acting solely as a
s#akeholder at their rec}uest su�ct for their convenien�e,that the'Citle Campany shatl��ot be deemed to be the agen4 of
either of tYte parties, a�id tl�at the�`itle Compac�y shall nof�e liable ta eittter of the parGies for any acfion or omission
on its part talcen or 3ua�ie in good faith. a��d not in disre�a.rd of this Agreement, but sha11 be tial�le for its negligent
acts and for any loss,cost ar expense inc��rr�t�by Seiler or Purchaser resuiting from the Title Ca�pany's tzaistake af
law respecting the Tit}e Coz�lpany's sct�pe ar nat��re af i#s duties. Saller and Pur�haser shall jaintly and sever�lly
iIltfemt�ify and hold the T'stle Company harmless fro�n and against al( casts, claims and expenses, including
reasonable at�omeys' fees, incurred i�t conneciio�i witf� th� par�'�ra2ance af E�'�e Title Gompa�y's duties hereunder,
except with respect tc� actia�s or ornissic�ns taken or made by the T3tIe Cotnpany in bad faith, in dfsregard �f this
Agree�nent or invoiving negti�ence on the par#Qft}3e Title Can�pany.
8•6 Escro��� Fee. Exctipt �s �xpr�ssl�� provzdec[ her�iri io the contrary, I'urchaser agrees ta pay a
reasonable escro�v fse ct�argPd by tiie 1'i�l��arnpaay for haldi�zg ttie Earnast�ilaney ar co�ducting the Clasing.
ARTICLE�:MISCELLAN�f�US
9•I Cai�3tnission.s. If the purchase and sate contemplated h�rein occurs, Seller wi11 pay Braker a faur
percent (4°!0} c�mmissian at Closinb, �e11er and F�r���aser represent and warrant aaeh to the other that with the
exception of Braker they �ave nat dealt +�rith any real estate braker, sal�s psrson or finder in connection with this
transaction_ in the svent of any cEaim for brnker's cammissions,finder's fees ar similar campensation in aonnection
with the negotiation, executian c�r consummatiQn of this Agreeartent or the�ransactic�ns cc�ntemplated hereby, each
part}r shall indemnify and haid hat'm}ess th�other partv fi•om and against any such cla�trt based upt�n any s�#ement,
representatian or agreement c�f sucl�pai'ty.
9.2 Parties�iound. This A�reerne��sitall be bintiing u�on and inure ta the bene�t of Seiter's heits and
representatives and the parties'respecrive successois and assi�ns af the p�-#ies.
9.3 �ther t�ffers_ L)w�ing the p�ndency af thas�.greeinent, Selier wi11 not enter intcs any cantracts o�.
agreements {t�hether binding or nat) regarding auy dispasition of the Property. Natwitl�standing �he faregQing,
Salter may engage in discussians with third parti�s regarding the Property and a possib7e a back—up position shouJc!
this Contract tenninate. �uch disc�zssions shall not inctud�arty mentian af the tarnls ar conditions eontained herein,
which 5eiler agrees to k�ep confdentiaE. B�yer a��ozv[edges�hat Seller may enter into a lease for all or a pflrtian
of die Property prc�vided stach tenant cfoes nat interfere with Pzu�chaser's inspections,testing and other aperatyons on
the Prc�perty and is raquired to varate the PE•operty zto Iess#.han#hirty(3Q)days prlar Yo Closing.
9.4 Conditions ta Gia_sin�. It sliall t�e a con�ition to each parEy°s obligatio� to close that the atttter
parEy's representations and warranties hereiu contained are t�e �s all materiai respecis as of tYte Date af fi�is
Agreement.
9.5 Headit��s. The article and paragrapl� headings of fhis Agreement are for canf�enience anly and in
no way limit ar enlarge tt�e sco�e or meaning of tl�e languag�13ereof.
9.� InvaIidity and Waiver. If any poition oi th[s�greentent is held invatad or inoperative, then sa far
as is reasanab6e ar�d possible t4xe remait�der of ti�is Agr�emer2t shall be deemed valid and oparative, and effact shaEl
be given to the intent manifested by the partion heid invalid or mop�rative. The failure by either party to enforce
_g..
against the other any te�-m Q�•��rot�isia��of t�is��r�ement shall be deemed n4t to be a waiver of such party's right�o
enforce against the other parry the same or any other su�li tertn ar provision.
9.7 Gova�•r.in� f�a�h�. This .��r�ement anc? sni� ��th:.r irtstkvman#s shafi, in all r�spects, be governed,
eonshved, appli�d,and et�for•ced in accardance wifh th�!aw of ihe state in whict�the I'z'operty is (ocated. Venue for
this ta-ansactian shall lae deemed tn hY in t?rat�ge�.oui�ty,ht�rth Cat•c�lzna.
9.8 Su���•ii�al. The �rauision.s oP this Aareement. that canter�plate performa�ice after the Closing and
the obligatians of tlze �iarties nat iu11y�ei•f�,-ned at the Clflsitig shail survive iize Closing and sha11 not 6e deemed to
be merged ir�to or waived by t;he instnattents of Closing.
9.9 No Ttiird Pa�-ty Be��e_ficiary, This.Agreecnant is not intenc�ed to give or confer any benefits, rights,
privileges,claims,actions c�r rerr,e��es co any person or earitti�as a ttcird party ben�ficiary,decree,or otl�erwise.
9.I0 Entireh� and_Amencunei�ta. Thas Agreement embodies c��e entire agi�eemene between the parties
and supersedes all prior a�re�n�er,ts and ttnd�rstandings relating to the Pra�e�-ty. Tltis Ag�-eement may be an�ended
or supplenlentad only by an instrulnent i�7 ixrriting executed by Che�art�a�sinst whom enforcement is sought.
9.12 Tiine. Tittta is of ttte ess���ce in ti�e perfoc�nance of this A�eemet�e,
9.12 Artoanevs' f�ees. �3ot�vithsta��ding any contra�y �ra�isio�s iri this Agr�ement, should aither Farty
e�npEoy attomeys to enfol•ce ar�y aF the provisions }�ereof', the p�ty Iosing in any final judgment agrees to pay the
prevailing party aIi reasonable costs, cl�a��es and �Yp�rses, i��c.iuding reasonable attorneys' fees, e�aended or
inCtliT�d ill GOnileCtlOII t1182�ewit�l.
9.13 atotices. �1i n�tices ret��,ir��or�ermitteti her�u�der shaEl be in writing wd shall be served t�n Ehe
parties at the addresses set farih i�� Par��raph 1.1. Azty such ncstices st�a11 be ei�ter(a) sent hy overnigh#delivery
using a natianally recognized overnight cc�urier, i�� which case notice shatl be deemed deliv�ered ane business day
after de�osit with sucl� caurier, (b) sent k�y facsimile, in which cas� notice shall be deettie� delivered upan
confirmation of trans�nission by t)�e senc?er's tefefa.e c�•si�n�far fnachin�,{c)sent l�y personai cielivery,in which case
notice sha11 be deetried r3elivered upon rQcei�t or(d)sent by electz•onic mail, in wl�ich case notice shal3 be deemed
delive��ed upon receipt. ,�party's address may be changed by varitte�notiee�o tha ather pariy; p�ovided,however,
that no notice of a change of address sf�a31 be effective untii achiat t•eceipt of such notice. Copies of nofices are for
informatianal purposes only, ant� a faiiu�-e tc� g�ve ar receive capies of any nofice shail rtat Y�e deemed a failure to
give »otice. 1`�atices given �y cr,unsel to tl�e i'urc�aser shalt be ciesmed �iven by Purehaser an$ notices given by
cc�nnsel to tlte Seller sltall be d.eemad given by Se11er.
3_14 C4i15�I,�liCfIOTI. TI1C par#ies a�k�owledg� tL�t the �art�es �n�i their counset have revis�ued and
revised this A�r�ement and a.�ree t13at th� nonnal r�.�le o�co.nst�vctio� to the effect Ehat any ambiguities are to be
resalved againse the dra�tin�party sh�i[nat be empiny°�:d in tl�e interp3•eY�tion af this Agreement.
9.15 Calculatian af Time Periods. LTnless athetwise specified, in computing any periad af titne
described herein, the clay o€the act or�:vent a.fter which the desi�nated per�od af time begins to run is not to be
included and the last day of ti�e per"sod so computed is to be includQ�i, un]ess such last day is a 5atw-day, Sunday or
legal hoiiday, in wtricl�event th�pexiod shall run�ntil th�end of the nexe day�vhich is neither a Sattarday, Sunday,
or legal haliday. The last day of any periotl gf tirne descr-ibed herein shalI be de�r�zed to end at 5:04 p.tn. Central
tune. In addition;if the dat�r,pecified fo�•the perfot°mance af any act herennder sl3all be a Saturday,Sunday or legal
hoiiday, then �ch date shatl be deem�d tca be the next day which is neither a Saturday, Svnc�ay or Iagal haliday.
�e�rther for ptuposes of this A�reement a t�usinass �fay shail be deemed to be a day wP�ich is naithar a SaturdaY,
Sunday or legal haliday.
9.16 Fur�her Assurances. In addiiion to the acts and deeds recited herein and cantempiated to be
perforrned, executecl antUor dElive�•pd by Seller to Purchaser ai Ciosing, Seiler agrees to perFr�rm, execute and
deiiver, but with�ut any obligation to incur any additianal liability ar expense, on ar after the Closi�g any further
detiveries and assurances as nlay be reasonabty necessary to cot�summate tt�e transactians contemptated hereby ar to
fisrther perfect the c4nveyanee,transfer and assignment of the property to Purchaser.
-9-
9.17 Exeaution in C��i�te arts. This A�:•eement n��v be executed in any nurn6er of counterparts, each
af whreh shall he de�med to be an origulal, and ail of sueh counterparts shall canstitute one Agreement. To
facilitafe execution of this A��eai�lent;the pai�ties may exacute and exchanbe by telephone facsimi�e counterparfs of
the signature pages.
9_i$ Ai•bitratian a�zd Mediaiioii. Any disputa betwean Purchaser and 5eller, whether sounding in
contract, tart, or ot3iarwise, sha11 !�e resotved by t�indil3�arbitration. tJniess the partizs agree to usa other rules, or
the arbiEra�or deerns at�er �ules ta be appli�able, the arbitration shaPi be epnducied in accardance with the
Constnlc�ion Indtist�3z A�-bit���tion Rules o�'the Ameriean Arbitration:4.ssociatian {"AAA") 9n eff'ect at the time the
den�and far arbitcation is f'rled, and either the Federal Arbitration A.ct (Title 9, U.S. Code} or the applicabie state
arbitration statute. Svch claims,disputes or causes of action, inctude, but are not li�nited to,those arising aut of this
Agreea�ent and any ath�r rights,obEigations or agreeme��ts between Purchaser and Seller relating to this A�reement
or the Property("the Bispute"). After a de��3and for arbitration has been�Ied and the filing fee paid, any party may
require that the I�ispute be sub�nitted to mediat'son prior to cammencement of the ftnai arbitra�ian l�earing, If tlie
Dispute is nat resoived by niediation, t1�en ttte arbitration proceeding sltali continue ta conclusion. The arbitratian
award ar decision may be ca�lfirined, enCered and enfarced as a judgme�st in a court having j«risdiction, subject to
appeal only ut the event af the a�•bitratar's n�isappiicatic�n af the lativ,no evidenca to support the award,ar such other
grounds far appeal of arbitration a��=axds that exist by seat�zta, commfln Iaw ar the applicable ruies. This arhitration
provision sha(I survive closing, breach or ter�ninatfon of this A,�t•eement and shall not be superseded by�he doctrine
of n�erger.
-I4-
StGNftTURE PAGE'i'(J
AGREEA�iENT OF PURCHASE AND SALE
BETW�EN
.T.3.F.�t�iZii�t,L.L.C.
A3�I3
W,�EKLEY HC1IviES,LLC
IN tWI'I'1�iBSS WKERE�F, the patrties hereto have execueeci this Agrsen�ent an tl�e cEay a��d year set fortE�
below.
SELLER: 7.3.F. FARNt,L.L.C.,
a i�3ort1�Caroiina limited iiai�ility company
�Y= �..f-.�!�Ctl�l.,/�-- � !1.{.t'.��v*-�C-
I�iame; Donna L.Freela�id,Manager �
I3ate: `�c�� �� r.A� ( �---
i
PURCHA�EIZ: WE�KLEY HOMES,LLC;
a Delativare Limited t,iability Co�npany
By:
Name: �$.Jt7�1
Ti#le: Pr �
Date: _ ' _ � ��l�--
_��_
��4�a&ai�;�,
�Aid��I. t : BEGINNINC'.s at a�� exi�iing rock �i1e, iron stake �i�d painters, a control mpnume�it in the
pro�erty line r�f 3ames M. .iahtistan as shown an the ptat h�reina"sei•referred to; thence from said baginning
point along the West ]i��e of th�3arnes M. J�iinston prone�•ty SoEith 6 de�rees I O minutes V,test 520 feet to a❑
existing iron stake;thence continuing aIc�rg the t�'est iine of.Tames M. ,Tohnstan property South� degrees 24
minutes 09 seeancls West t,733.7Q feei to anQther exisiin�? it-a�� staice, a eantrc�i cornar in tha Northeast
znonurnent of the 3itnnly Preeland Property in the West lin� of said dohnstat� property; thence a(ong the
T�Iorth Ii�le of fhe Jicna�y Freelancl Prropert}�as fotlows:NorEh 8� degrees d0 minutes 1 Q seconds West 582.4�
feeE to an existing iron stake, a3id North 88 degrees Q7 n�inutes l 1 seconds West 324.90 feet to a�i existing
irnn stake at the Nc�rthwest �oi��ier of said Jitnmy Free�and property; thence along the LVest line of said
,iimmy Freeland prope�•ty Sozith g dagrees 25 minut�s West 27(3.02 feet go an iron sfake, anct South 33
degrees 58 mint�tes Ease 3g.55 feet ta an Iron stake; then�e �IorCh 5b degrees 45 �ninutes 40 secon.ds West
50.12 fcet to a paint ia� thd center of tE�e s�i�ing ttotzse; a corttr�i poir�t: thence along the Northeast iine of t13e
Sec�lrity Buildit�g Co��pany property as shown on saicl p3at, I�3orth 42 degrees 33 minutes 37 secands West
607.13 feet to an existing stane a1�d iron stake; thence continuing with the prt�perty iine of the Security
Building Co�npany North I deg;�ee =�l minutes 33 seconds East 108.b8 feet to an existeng iron stake at the
Sautheast ca�•ne►• af the Freeland Hifis S�.tbdivision anr� the Northeast corner of ihe Security Bnilding
Company prope3�ty; th�nce along the East lir�e aFthe Fr�elat�d Hit1 Subdivision property t�Torth 5 degrees 07
�3in�ttes 54 seconds East 1,242.47 f�et to an existinb iron stake at the camman c�rner between the Freeland
Hi11s Subdivision property and th� Spence Dickinson property as described ir�Deeri Book 231 at page I6$l,
Drange Caunty Registry; thence along the East tine of said Dickiz�son property North 4 dagrees 56 minutes
39 secands East 433.13 feet to an [ran stake aitd existing poioters at the Sauthwest corner �f the Thurman
Lucas property in tl�e E�st line of said Dickinsort pra�erty; Yhen�e along the Lucas praperty line South �2
degrees I3 minutes East 406.;0 feet to an iran stake, and Nortl�4 dagrees 57 minutes East 105.2t� feet ta an
existing iron in the East line of said [.ucas property the So�ithwest corner of the Nell Maddry Jenkins lat;
thence aiong the So�►th Iine of the denkins l�t SoutY� 85 degrees QO rninutes 199.94 feet to an existing iron
stake at the Sou�heast corner o£Yhe said Neii Maddry 3enkins lof in the We�t lins oEthe Charles Freeland lot;
thence along the West line of the Char.les Freel2a�►d Lot South 4 degrees 57 mintEtes 3b seconds Wes�?2,6 feet
to at� iran stake at the Southwest coi�ner c�f the�harles Free3and Lot; Ehence along tha SauYf� t�ne ot'the Charles
Freeland Iot South 8S degrees f�3 minut�s �ast i_5Q.2.t feet to an iron stake at the Southeast corner of the
C1�arles Free�anc3 lat; th�nce with the �ast line of said Charles FrPeland lot�Iorfh 4 degre�s 59 minutes East
293.58 feet to an iro�� siake in the South rigl�t-of-way af NCSR No. 17I8, the Northeast corne�•af the Charles
Freeland Lot; flfence continuing l�to��th� degrees 59 minu#es East 30 feet ta a point in the center af said ro�d,
said paint being in the old 1ine; tl�ence teavin�saiti r�acf and foilo.i�ing the old line a partion of which 'ss the
South line c�f then J�mes M, Johnston properey in an Easterly ttirection a distance uf approximateTy 675 feet to
the BEGINNING, consis#ing of 66,3� acres, tnore or less. The first cail is based upon survey of Rabert A_
,ivnes, RegisEered Su�•veyor, date�l A.ugust 29, 1967. The �fteenth, sixteentl� and sevenfeenth calls are based
npan survey of Rabert A.Jon�s dated Marc�i 30, I476.All ather calls are based upon plat and survey a#'Robert
A. Jones, Registered Surueyar, dated C�ctober 15, 1976, entitl�d PROFERTY OF JAMES J. FREELAND,
3AIvIES RAE FREEL.ANI),SQAN F. HC3PPER,DC}NNA F. I�IIITCH�LL ESfiID JACK FREELA1�tD. This is the
sante presperty as described it� I}ead Boak i 68 at page 575 �f the Oa-ange Counfy Registry,
t'AB��I.�: BEGII�NII'1G at an iron stake in the 5outh right-of-way Iine of NCSR No. l 71 (l�ft. Sinai Read)
said �oint being the Northeast corner of the Mrs. Panzy Free3azzd Hame Iot now Panzy Freeia�ad's estate.
IZunning thence frotn said beginnir�g point a3ong and with the South Iit�e of aforesaid NCSR No. 1718 South
&9 degrees 18 minutes East i S�.4I feet co and iron stak�, a new carner with James.T. Freeiand.Thence along a
nerv line with said 3ames J. FraeIand 5auth 4 degrees 59 �ninutes West 293.68 feet to an iron stake, another
new corner. Thence aian�another new 3ine with Jarc�es J. Freeiand North 88 degrees 03 minut€s West 15Q2]
faet to an iron stake in the East Iine of the Panzy Freeland Estate. Thenee aiong and witli the East line af
Panzy Freeland Estate�torth 4 degrees S9 minutes East 2�0.4 fe:.t�o the pc�int or pEaca of BEGINNING and
consisting of Qne acre according ta Survey of Rot�ert A, 3ones Registered Surveyc�z-, dated March 3f?, ]976.
See deed recorded in Deed Book 264 at page 1 El4 of the Orange Caunty Registry.
_�2_
i����
��
I��
�j�� I
� �
R E .r� L. � S �" .�1, 7' �, I_. L.. �
June l9, ��I�
Mr. .���`f Aik�n, �►bv�sian �'r�sider�t
I)avi€1 �leekely Hames, LLC
RE: flpiz�iar� af i��pact a� adj�ce�� �a�d values, ]C►ur�hi�l subdivisi+�n, C)ran�e �a�anty,I"NC
J�ff,
lw�illriclge Real Esta�e has pre��red+aur evalivatia�x c�f e�ist�ng l�nd �d h�me values ad�ace�t ta
the prcapased C��axhz�� su�divxsi+�a� and t�e r�esul�ing impac��n future values ofthese�r+�perties.
L�ndersta�d e�a,�����l��rrr�ne, �arad and�rap�r�y values we�e take�directly fr�rn �!r�nge county tax
rec�ar�s and that �h�s capinit�a� caf�rmpacted value As nc�t to be c�nsider�d an ap�araisal of prapert�
value. Th�met�at�dalt��Y u��d�ae��a-w is ca�rr�rnon�l�ce ir��h�real e�tia.te rnarl�et and is an
acceptabl�apprc�acl� wh�n res�arclaal�g�a�aper�y va�ues.
Sca� �: LJtilizi�g the �r��ge C+�unt��ax rec�ards adjac�nt prap�rty va���s vv�r�abtained and
s���n �r� the att�clt�;d�arc�per�y list. Pr�p�rtie� th�t were�at vacant land �vith dev�la�rrnent
pc�t�ntial (ie. Tri�ng1� Land �Cons�rva��y� ar�er� cu�rently�:�sed/�ented far something ather t1�an
sin�;le ��amily r�sidez�tzal ��v�aership (ie. :1 & J rnc�bile ham�park} vaere nc�t sirniIar and t�erefore
�ot consitiere�., �C+arnparing siani�ar adjacent praperty values wit�tfie proposed salles prices ��
ct�mpleted lats �d hame5 �s a via�le method Cc� d��errm�ine hc�w the propc�sed develo�ament�rrri�l
in�luence similar adjaeent praperty values.
Adj�c�t prc���rty val�es: T�e at�a�ck�ed "L�u�kail� Parcel Ma�p>' sho�ws the adjac�ilt parce�s c,f land.
fJf�hes� 19 parcels, eigh� are vacant re�i+der�ti�lle�ts, sev�n I�ave harnes, tl�e Triangl�Land
Cortse�van�y awns ane anel c�ne i� a rno�il�hame parl�.
A) Vacant residerntiallots: $ ��ts wit1� ar�average valu� a�'$48,��7/acre
B} Existir�� sin���-�'arr�ily homes: sev�n�ames ar�gin�in val�e fram $59,781 t4
�3,28�,725. The amedna�a haa�r�;value�f adj�a�ent pxc�perti�s with existin�ho�ases is
��85,10(J. 4?Vith�ane hcarne be�i7�naore t1��n �45#� �� in �ize and havin�a value ir�
�xcess t�f three millian t�ollars t�e avera�ge va�ue o�all seven hornes is dramati�ally
a��ect�d �nd�herefc�re usia��this h�nr�e tca determin�:a�� averag�val��will nc�t�� a fair
representatic�r� of the va��ae a�'tl�e c�the�six cxisting horn�s. T1�e �ame can p�assila�y be
said �'�r t�e larwe�� value hcr�e be�mg?5C square feet in size and �alu�d at $59,?$1.
152�APCC7M A.WENUE• SUITE 1'�73� W&f4E FO�EST„NC 2758?= P-919-b54-�1F5 A• €-9I9-554-p879• WWW.Mq,LLRI€]GE�2EALE�TATE.G��1
r���i�
i�
. �
� .
1� � AkL EST �. T �, LLC
�� Thear��`c�re, w�b�li�v���e av��a�e�ralue derived frt�m re�nav�n�the h�g�est �r�d
�owest lac���es ta�be � ���d rep�'eser��a�ipn s�ft�e sur-roundun�harra�s.
Based up�arn�his��rr�nciple c�f determining avear�ges, it is cauar opi�ian t��t th��verage
adjac�n�single farnaly harne is �38(�,�Qt�9.
Pr� asec� �unhill subd�v��7�an values: T�av�d `i�'ee�Cely�ornes (IDW�� in��nds tc� cnr�stntct its
`<eustarn Classics" s�ries �af hornes at I�unhill. The�e�+�rnes a�e curren�ly being ccanstruct�d �n�l
sald in tk��tarian�le ar�a i��he��llowing c�,��nua��ties:
A} �actavisF�, raarth�m wak�caunty� Aver�g� sales price$ 627,?�"7
B) ViJyrtdcroft, north RaleAgka: Avera�e sa1e� price � S 1 S,?T 3
C} Nieadawmtant, ��iap�l Hil�: Average sales pr�ce $ 655,330
D!} K��nland Manor, nork�ern ��rharta cour�ty: �verage sales price � 650,828
It is my understanding tha� t�� average�am�pric� a�t�eip�ted for D�nhi�� wilY be $64a,0{�0 a�nd
twa-acre 1c,ts wi�1 be purchased a� an awerage pr�ce+��'$�75,�(�d� (ar$8?,SOQ!/acr�}. Th�vvebsite
�Qr each af these corta�nu�ities �s we11 as at�ers c�n fau�d a.�www.davidweek��vk�c�naes.cam.
�C��clusic�n.; gased�poi� the �bc�ve values of existir��vac�nt sin�le-farn�ly l�ts being.
$48,99'7/acre it i� our o�inior�that the sale o�'�ots i�.�ua�hill �t $�7,SOfll�cre�vill ma�ntain ar
incr�;as�th�varue c�f a�j�cent vacant fland anel lots, �'urth��t is �ur�pinaon �hat the adj�c�ant
existing kaame valu�s tialc�;ra frcam the 4range ccrunty tax re�ards and the m�ethodolagy used to
detea�ine the av�r�ge adjac�nt hc�me va�lue of$38�7,t�4� �s ce�mp�ed tc�the average sale5 price
�fY��r�es in lbur�h�l�b�zng ��4Q,�t�(�, �hat this d�velo�rtr�en�will mai�tain or i�creas�t�e val�e of
adjacent hom��.
S�aou�d yau ha�re an�quest�an a��g�reiing this,pleas� da�'�hesitate tc� cantact Haward �olca�mb
ar rne at (919) SS6-S4l 8.
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Fraperty Uist
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2. 98g116�256 �&,12 $"�6,652 SF residenc�
3. �8�� 1SC190C1 1.4� �72,C1�$ S�'residence
�. �88�65739� 2.61 $28�,10� �F residence
5. �5���5?1?3 2.46 $b�4,23a vacan� lcrt
6. �881���806 1.31 $5�,�8$ vacant lot
7. ��81�4'7516 1,�}9 �1�3,287 SlF home
�. �581�47385 1.16 $l 94,71� SF reside�c�
9. ��$1f�48(914 8.25 �13�,161 v�can� 1at
�Q. '�8$�1��83'7 7.84 $458,�70 JB�J rn€�bile he�mes
��. ��$14�5?�4 266.27 $4�,��7,242 Tt�an�Ie La��d Cans.
12. �8812,5�2�3 1Q.Q�2 $��2$fi,?2� SF residence
�3< �881�565"74 2.4� $242,f 33 vacant �ot
1�. 9�81�5�79$ 2.25 $222,}$l va�ant 1at
15. 988126'74�2 2.87 $8�8,�Ca� 5F residence
1�. ��8126720� �.43 $�3�,425 vacant lati
17. ��8126563b 3.7�I $�88,f24 �racan�lat
18. 98811?'�43fl 9.82 $�4(�,C31 SlF residezace
1�, ��$1177Q2� 5.� $12�,f�3� vacan�lat
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7Uly 1l, 2012
To: Michael Harvey
From: Alan Clapp
RE: Environmental Health Comments for:
Dunhill Subdivision PIN: 9881-15-7138
Proposed Lots: 26
Proposed Septic: 221ots on-site septic, 41ots off-site septic
Proposed Water Supply: Community Well
l. Community Well—The well site must be approved by NC Division of Water Quality
Public Water Supply Section. Environmental Health must receive a copy of well site
approval prior to permitting. Once well site is approved by NC DWQ and application is
made, Environmental Health will issue the well permit. Inspections on the well are
coordinated between Environmental Health, well driller and Professional Engineer of the
water system.
2. Septic—Lots are evaluated based on an application for a specific number of bedrooms for
each lot. Soil evaluations are conducted in the same manner for each proposed lot
whether it be on-site or off-site. Orange County Environmental Health requires backhoe
pits to be used for soil/site evaluations for major subdivisions. However there are some
differences between permitting for the on-site lots versus the off-site lots.
A. On-site septic systems are evaluated and permitted in standard fashion with
the entire septic system and repair area located on the lot itsel£ Wastewater
Construction Authorizations are issued once the lots are recorded.
B. Off-site Septic: Please find the attached "EH 38.0 Offsite Wastewater System
Procedure". The major differences between on lot systems are noted below.
a. Easement: Off-site or remote septic systems as proposed for lots 23-26
will require a dedicated easement from the dominant lot to the
drainfield area. A NC professional engineer(PE) will be required to
design the"ganged"force main since the flow through the easement is
cumulatively greater than 1500 gallons per day. The minimum width
of the supply line easement shall be 15 feet. The PE shall submit a
written certification that that the supply line components were installed
in accordance with approved plans and specifications. The supply
Envir�ra�m�emtal H�e�lf1�S��ices
1�"1 'U4�. �'l�r,��:rct L�a:nc,�aaitc 1C}�t r E-�a1Ns�7��r�u�;��,�«1'C`�'�2r"�;
T'~'��r�ar�r�: �!��7�J)245-2�r5U � �'ax:(�J7tiJ}��-;:�U�G
�nawvv.�ara�gecvuntync,g�av/e�v�tlth
lines should be installed prior to subdivision recordation just like a
utility.
b. Permitting: A Wastewater Construction Authorization may be
required for each phase of installation including a) supply lines, b)
drainfields, and c) tankage. All tri-party agreements, easements,
encroachments and Operation and maintenance contracts shall be
recorded and executed prior to placing the systems into use.
c. Access: Since the drainfields are proposed in a common area, a
dedicated 20' access from the end of the proposed cul-de-sac to the
drainfield areas. This will allow for full access for vehicles and
equipment to install, maintain, replace and repair the system.
d. Permanent markers: Each individual septic field and repair area
should be surveyed and marked with permanent markers inside the
common area. These permanent markers will need to be clearly
labeled as to which lot it serves.
e. Operation and Maintenance: Since the supply line network and
drainfields are located in common area, a higher standard of
maintenance and monitoring is required. Orange County
Environmental Health classifies off-site systems as Type N (d)which
requires a private certified operator(ORC) to inspect the systems and
components once per year with a reporting frequency to
Environmental Health of once per year. Environmental Health will
inspect the system and components every five years as required for all
pump systems. The owner(HOA, tri-party, etc.)is responsible for all
maintenance and repair of the system including mowing of grass and
maintaining access of the supply line network.
Let me know if you have any further questions.
ORANGE CO�CJ�ITY HEALT�I DEPARTNTENT
"T4 ENHANCE THE QUALITY OF LIFE, PROMOTE THE HEA�TH, AND PRESERVE
TITE�NV�RONM�NT FOR ALL PEOPL�11�TI-�E O1tANG�GOUNTY COMMUN�TY."
�,°�'rt� He���`�
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North Ctsrolina Public Healrh
� FI� 35.� Offs��e Wastewater Sys�err� Procedures .
ApPROV.a�, naTE:
A�ri1 17, 2408
SIG�ATURES:
�
�-.--..�""�viara�mental Health Director
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Er�viro en�al Health Super�isnr
Page 1 of 7 �.a
Review Due I3ate: Aprtl 17,2009
Revicwcd by:EnvirorrmentaC Health Direcror
012ANGE COUNTY HEALTH DEPARTM�NT
ENVIRONIVIENTAL H�A�.xH SERVIC�S POLICY ANU PROCEDURE MANUAL
Sect'ron:Environmental Health Appror�ed By: To�n Konsler
Effect'rve�ate: April 17,2�U8 Reviewed By: Environme�tal Health Directar
Original Effective Dafe: A�ril]7,ZQQ8
Poiicy 35.0 Off-5ite Septic Systems Procedure
This document sets forth mi�imum c�esign.criteria a�c�procedures�oz the us�of o�'f site
or reamnte drain�"ield sites. The design criteria are rr�inim���n nature and rr�ay nat
address all aspeci� of remate sysfems, All ofher appropriate requirernents of 15NCAC
18A .1900 atad "O�ange County Regulations for Wastewater Disposal Systems"shall apply.
Use of the praposed reannote system and any conditXOns s�ail be described in tt��
Ca�zstruetion Authorization. Suc� iz��orz�atian shal� a.lsa he cleseribed on�he Op�ra�ion
Permit ta be issued upon t�ie acceptable completzan of the systezn installation
Pur�ase
The purpose of this polic� is fia ensure�hat the public rec�ives t�►e l�ighes�quality of service
�'ronn fihe Health Depar�tnent in its irr�plementation of the onsite wastewater progra�x�.
38.�.Remate Syste� Terms '
3$.k.� C��'F sit� sys�crr� means.�hat��ortian or ail o�the wastewater s�s�'etrz is
Ioea��d in an�asement area, is ar�another property, c�r is greater than SOQ
�e�t f�azn the �acil�ty..
38.�.2 TriWparl:� agre�ment—An agreement in accardance with .1937{h) between
t�e Develaper, Ho�eowners Associat'ron, and Local Health Department.
3$.1.3 Ea�ement—A documen�that is reeorded a�.�he Regis�er o�Deeds and
co�tai�s alI applicable�rovisians of rule .1935 j.
38.1.4 Comm.a� Area—An area in a subdi�visiqn�hat is owned and eontrolled by
the Ho�:�eowners Assaciatian.
38.1.5 Special Purpose Lo�—A nan-build able lnt designated �'a�r the sole puarpase
of installing, maintaini�g, rnonitoring and repairin.�a reinote was�ewater
syste�.
38.1.6 �u�ply line—A watertight pipe used to convey ef flu.ent from the septie
tanlc or p��np tank to the distribution deviee or drainfi�ld,
�S.l.7 �upply line network--A group of two or more su�ply lines ganged in one
easernent.
38.1.8 Facility-means one or rnore dwelling uni�s, plaees of husiness, or places
a�public assembly t�at generates wastevvater.
38.1.9 Iarainfiel�.Alternati�g Devzce—a man�a.l oz autamat�c device that diverts
flow of wasl:ewater from on�drainfield(nitrif cation field)to ano�:her,
38.1.IODaminanl;Lot�-the lot ar parcel of land on which the facility served by a
remote syst��n is loeated.
3$.2S�stern Descri�tion
Pa�e 2 of 7 �-
Review Bue Date: April I7,2009
1Zevicwed by:Environmental Flealth Birector
38.2.1 Minim��n pret�eatment by septic tank ant�ei'fluent filter as required in
15A NCAC 18A .1952
38.2.2 Pt�mp Dosing Tanlc, i£nec�ssary
38.2.3 �'ump and a�purtenances, zfr r�ecessa�y
38.2.4 Press�re manifold, LPP distribution system, valve{s) or othet�pressure
dispersal device if r�ecessary
38.2.5 Supply lz�e a�d appurtenances
3$.2.6 Nitrification fi�ld(s)
3$.3Responsibil��ies and Permit�fng Procedures
38.3.1 A�application for a re�ote systerr� sha1�include ev�rything as required in
Ruie ,1937.
38e3.2 �'�or to the iss�az�ce of an Improvem.ent Permi� far a rernote system si1;e
the fallowing 'rtems sha11 be completed.
38.3.2.1 Ni�rification field laterals shall be stal�ed ou�by use of an
engine�r's 1�v�I or laser�evel to ass�re canformatior�with na�ural
Cpl]tqEYT'S.
3$.3,2.2 The proposee� laterals s�all l�e mease�red to verify design
reqr.�iremen�s �o�r si�ing, Xacation anci sepaaratians. Allowance shall be
made �'o;r additzonal az-ea as z�eedeel to accarr�modate staging of
rnata�als az�d nnaneuvering af construction equiprnent.
38.3.2.3 A site drawin� sk�all be pz-epared that inclu�es: line length; flag
colors; line e�evations (as applieable); and proposed easeinen� a�dlor
praperty lines.
38.3.2.4 All prvposed easeme�f andlor p:rape:�y lznes s�all be stal{ed in the
field and Iabeled for LHD review
38.3.2.5 Other site specific data as deemed�ecessary by the LKD such as
moundin�anal�sis (�nr level sifies), la�earal ar�d vertical flow analysis
(�or s�opzng sites), anei c�eap sozl borzngs {�48"),Permeability and
hydra�lic conduc�ivity measurem�nts,r�ater level z-eac�ings, and ather
in�'c�rmatian.
38,3.3 All rez�ate wastewater systerns s�all be designed hy a professional
engi�z�er, loca� health depa�-tz�n.ent or by individuals with dernonstrated
knowledge. The sysiem sha11 be desigr�ed by a professiona� engineer when:
�retreatrnent camponents have nc�t receiv�d prio;r s�ate approval,or daily
eve�i flow exceeds 3,QQ0 gallor�s per day, aar dup�e�pum�s are r�quir�d -
(dt�plex putnps ar�required if linear�'ootage o�r�itrifieafizon trenches excceds
2000 feet), or supply�zne netrn+'a�'I�s wzt�in a�e easeznent are conveying mpre
tl�an �500 gpd total flow, oz-whe� dee�ed necessary Uy the loeal health
de�ar�ment.
38.3.4 Plans and specifications sk�all be prepared, reviewed and ap�roved in
accordance with Rule .1938 (z)
38.3.5 Prior to t�e issuance of an Authoxization to Canstruct, any easements for
the rerriote septic system sl�all be executed and recorded with the cot�ty
re�ister o�deeds. All easez�zaezat areas and property Iin�s s�all be surveyee�
and marked in fik�e field. Any required c�raft tri-�arty agreemen�in
accordance wi�h .193'�(h) shall be sub�itted ta the local health depart�aent
for appraval
Page 3 of 7
12eview I�ue bate: AprU 17,Z009
Reviewed by:E'nvironmentnl f�Iealth Director
38.3.6 An Autha�-ization to Cons�ruet sk�all be zsstzed fhat addresses eaeh
campanent of the remote systeixa. Aut�arizations to Constnxct�irnited
portions of'the system{i.e. s�ppiy Iines, ni�rification�elds, taz�ks and
ap�urtenances}may be issued provided �hat the en�zre systeam is installed,
tested, and a�aproved prior to ��e issuar�ce af the Operation Permit. Supp�y
Iine network(s) require an Authorization to Co�st�uct�hat acldresses
installafion a�'�he entire network at one time.
38.3.7 A11 system campanents shall t�e installe�t by a contractor who is registereci
with Oraa�ge Coun�y Health D�partment. Prior to issuance of an operation
pern�it for a z-ez�r�ote system aI1 af the fbllawing criteria shall be met, as
applicable:
• A contract for opearatian artd maintenance shal�be e�cecuted between the
system owner and an ORC as zequireci in accardanee with Rule .1961{b)
and Section VII of t�is document and sha��remazn i�e�fact as lang as the
syste�xa is in t�se
� The �inal tri-party agreernent sha11 be executed and recorded at the
Regzster of Deeds office
• All inspections as required by the LHD shall be coznple�ed
• For syste�s or system coampozae�.ts arequired to be design.ed by a
prafessional engineer ar an au�horized design indi�idual, the owner shall
submzt a�rri�ten certificatian signed by tY�e c�esigner tY�at the sy�tem was
installed in aCCOrdance vvith the approved p�ans and specificatinns
• All in�.ivzdual easement areas shall b�surv�y�d and marked with
permanent amon�amer�ts tha� are cXearly laY�eled as to�he easerne�� a�rea
and t�ie lot i� serves. Monuments shall xzaeet z�ni�i�nuna surveyzng
standards in accarciance wzt�the appendxx.
38.4 Sys��ar� S�zing a�c� Design Griteria
38.�.1 Septic Tank: The septic ta�ak s�all be designe�. and.constructed in
aecordance with Rule .1952 and .1954 and sizecl in accordance with .1952
(b) {1}.
38.4,2 Pump Tank: The pum}� dosing tank volurr�e shall be not be less than the
required septic tank volume and shall also provide for:
• Minim�ran puxnp s�bme:rgence z�equi;remer�t: E�`fl�e�t valume t�at cavers
the pum� and the pump hausi�g, or i� accordance wi�h pump
znar�ufactuz-er°s suggestioz�s, but in z�a case shall �ess than J.2 inches of
effluent remain in�he tanlc at all times. The pump intake sha11 be at least
5" fram �he interior hotta�n of the tar�k.
• Minimum I]ase Volume: T�e�alume needec��a fill�he nitrifzcation lines
to &6°/a o�'their capacity at each discharge except as required for low
p�ess�t'e pipe distribution, Modified Systems (.1956), and I &E systems.
• High-Water Le�el Alanm: Th.e high-water alarzan��at activates within six
inches above t�e pump-on level.
• Emergency S�orage Capaeity requzare�ent: Effluent val�tme that equals t�e
design daily flaw for�he residenee above the high-water ala� activatian
level.
38.4.3 Supply line
._._ ______ __.___�_ Page� of� ..__—
Review I3ue I7ate: April 17,2009
Reviewed hy:Envir�onrnental Flealth Directnr
38.4.3.1 S►�ppXy lir�es sk�al�be�acated either inc�ivad�ally i� dedicated
easemen�s or as st�pply l�ne�e�woarl�s (gaz�gs} zz�corz�nan easements.
Easez�ez�ts shall exte�d co�pletely fram tl�e dorz�inant lot to the
drain�ielc� az�ea.
38.4.3.1.1 Supply lines s�al�be �c�cated a minaz��anra af 5 feet from the
edge o�an easeme�t
38.4.3e1.2 VLmenever"flagpole"�y�e accesses are requir�d for remate
drainfields on"flag" lots, The access m�s�be at least 20 feet wide
and allow full aecess for vehicles ar�d equipment fpr installatian,
re�air, or replacement of the system. "Ganged" foreeannain
acc�sses may be reduceci ta 1 S �eet in width as long as there is a
mutual eneroachme�t for each of the system ow�ers ta use for
acce�s.
38.4.3.1.3 Sup�ly lin�network easements sl�all be�a�dear coinz�no�
ownership and provide for accessibility�o all corz�pp�ents �'or
o�eratio�i,mainte��ance and repai;r.
38.�.3.1.4 Easements s�all:remaan free of any encum�rances, stn�ctu�res,
or other encroacl�nents and shall be��pt maintained and
accessible.
38.4,3.�,5 Supply line design specifications sha11 ineet the �ollowing
�ninim�,uri criteria:
• The discharge �zpz�g a�;d s�pply line shall be at least 2
inches in diarneter,
� 'I`he ultirnate pu�np size and s�pp�y line size shall be
selected such tha� a velocity af at least two #'eet per s�conr�
(nninimurn scour velacity) and �n mare tk�an eight feet per
second{to minimize water�a�nxanering) is achieved.
. � An aecessible bali valve and unzan and a check valve in�e
vertica� po�ition shall be provided on the pump discharge
pipi�g.
• Ac��quate antz-sxphan cievices {pr�feral�ly a svcring check
valve that opens ta atrnosphere upnr�p�unp shutoff} shall be
pravided wher�ev�r i;he disck�arge orifice is at a lowe�-
elevation t�an f1�e pump shutoff level,
• Watertzg�t, flexible �i�e seals (bo�ts} shall be used on
pipes exiting the p�mp tar�l�.
• Force a�x�ains shail be cans�cted of Schedule 40 PVC pipe
labe�ed NSF-PW wit� solve�� welded joints unless
othervvzse specifically designed and apprpr�ed. AI1 pi�e,
�zttz�gs, joir�ts, installation and testing methac�s shall b� in
ca��'oz-�aance with�he appropriate ASTM or ANSI/AW�WA
standards as re�ere�ced in the appendix.
• AlI �ipes seg�nents shall be ma��ec� at the ends with an
identifier (eg. lot number}. Al� supply 1'rnes shall be ei�her
provided wi�h a con�inuous tracer-wzre syste�n ar their
Page 5 0�7
Review I7ue I7ale: Apri117,Zpp9
Reviswcd i�y:Environmental Fteakh Director
�ocation shall be docurn�nted and platted by a registered
�and surveyar.
s Pipes withi� a su�ply line netwark shall not cross each
pther ax�d shall �e located at minimum 6" apazt and
propearly bedded ta avo�d contact �etween the pipes and
eontact with rock.
• An apprpved and accessible aar release valve shall be
pro�ided at a11 high points to �revent air lockin� af �he
supply line whenever
o An intermediate high poin� exis�s in the supply Iine
befiwee� the pump and the dischar�e poin� and the
d'zstance between the low �aoint ar�d high point in the
force rnai�exceeds 10 vertical feet, ar
o t�e �eng�h of the forc��nain e�eeeds 1000 feet.
n The valve station and distal end o�`eaeh supply line
shall be permane�tly ma;rked r�ith the �o� number
a�d shall coz�tai� iso�atian(ball)valves.
• A minimum burial depth of three feet and a maximum n�'
six feet, as m�asur�d fra� the crown o£ the pipe �o the
ground sur�'ace, shall be �ravided thra�ag�Zaut the lengt�i of
the force rr�ain.
• Each end of the supply pipes shall be terminated r�vith a
turnup at least 12 inclaes above grade and sha11 �e
pez7ma��n�1y �abeled wxth an ide�tzfzear.
38.4.5 Drain fieTd: The nitrifieation field shall be sizec� by the ZTAR as det�rmined
in .1955, .1956 and 1957.
38.4.5 Drain fields and other s�pply Iine components sha11 be z'easonably protected
fram tzaffic ar a�her uz�autharized access.
�8.5 Installa�ian and Tes�ing Proced�res:
38.5.1 A precanstructian ca�ference sha11 be required to be attended by�he
systern designer, installer, local health departm�nt, and th� 1"ace�sed soil
scientist and registered professio�al �;ngineer, as app�icable, prioz�to
begi�aing cozastruction of�he remote systein.
3$.5.2 Tl�e septic tar�k, dosing ta�k, and�ipe penetratioi�s shall be de�Qnstrated
to be watertight lay az�acceptable �eak test.
38,5.3 Ni�i�ication fieids s�all be graded to shed surface water and 'zn a matter
�hich �acilitates easy mainter�ance with staz�darci znowing equipment. A
grass pr a�her suitable vege�ative cover sha11 be established so as to preve�t
ez-asap� and�a allow for effective system inspection.
38.5.4 Force maii�a shall he press�re tested anci�eak tested aceording to the
�rotacol out�zned in the appendix. Testing results rnust be verified and
documentec�by eithez a�'.E. or�he LHD representative. Appropriate
iso�atian valves shali be pro�ided if the force�nain is�ested ir�segments.
Page 6 of"7 ��
Review Due Bate: April 17,2009
Reviewed by: �nvironmentr�l Flealth Director
38.S.S A£�ear bacl�fi�ling the supply line ar�d prior to syste�n approval, the pump
delivery rate sha11 be measured and veri�ea�ion made€��'t�e flaw at t�ae
distal end of the supply line o�distrib��zon device.
38.5.& Drainfield alternati�g device(s) and other distrib�tio�deviees s�:all be
demonstra�ed to be functional and accessible from the finished graund
su�face.
38.G Opera�ion, Maintenance and �om�toriug Req�ireaEn�nts
38.G.1 Systerri mana�ement shall be requir�d in acca�rdance with Rule .1961{b),
Table V(b). However the �'ollawing mini�x�.urx� inspection/maintenance and
repa�ti�g require�e�ts shall apply unless otherwise specifiec�in t�e
Opera�ion Pe�mit.
3$.6.2 T�e follawi�g ztems s�a11 be rr�onitared:
• visual observatza;�a�the drai�field,
• cheeking/cleanin� filter sc�eez�(s),
« chec�Ci�g sIudge levels of tankage,
• measuring deTivery rate,
• visual observation o�tl�e supp�y line and app�rtenant valves for
leaka�e and damage,
� a�ter�a�io� af drainfield alternati�g deviees,
• measuring of pressure heac�aa�d fl�shing of distribution de�ices a�
applicable,
• assurance that the graund surface anc� vegetatian ov�r the
drai��'ield and supply li�es az-ee xr�aintained.
38.6.3 The owner shall he responsible for assura�ce of all rnain�enance and repazr
. of t�ie systert� includin�t�e mowxng o�g�-ass over�he drainfield and
maintenance of access o£tk�e supply line easement areas. The repair and
maintenance respa�sibili�ies sha�l be clearly defined and speex�ed i� �he tri-
party a�r�ement and eas�ment as applica�Ie
38.7 Repair of Syste�: The provisions af 15A NCAC �8A .196I shall gaverr� the
use of the rernote septic sysiem for repair� to existing�nalft�nctioning wastewater
system.s.
38.8 Related Palicy, Prncedur�, Guidelines and For�s: .
38.8.� Saznple Tri-party Agreern�r�t
38.8.2 Sample Easement Docu�r�ents
38.8.3 �arnple Declara��on Dacuments
38.8.4 CA �ssuance�'racedure
38.$.5 O�' Tssuance Proced�"e
Page 7 af 7
P.eview Uue Bate: A,pril 17,2009
Reviewed by:Envir�onmenl�rd Heal[h 1]irector
MEMORANDUM
TO: MICHAELHAFBVEY,CU�8E8ENT PLANNI NG StJPVR,ORANGE COUNTY PLANNI NG& I N�ECTI ONS
FROM: JEFF SCOUTEN,ORANGE COUNTY SOLID WASTE MANAGEMENT
SUBJECT: DUNHILL(DAVID WEEKLEY HOMES)StJBDIV180N CLASS`A'StJP
DATE: JULY 17,2012
I ha�e completed my review of the subject application and offer the following comments that must be
addressed prior to approval:
• Solid Waste Mana�ement Plan — This document must be completed and returned to me for
review and approvaL It can be downloaded from our website.
• Solid Waste (Trash) Collection—Trash collection will be by a private collector/hauler.Please add
a note to this effect to the plans. In lieu of a private contractor, the residents can elect to carry
their trash to one of our Solid Waste Convenience Centers (SWCC). The closest one to this
project is located on Eubanks Rd. across from the County landfill. The annual 3R fee which is
paid as part of the real estate t�bill covers the cost of operating the 5 SWCC's and must be paid
even if a resident elects to contract for private trash collection.
• Rec,��clin� Collection — Recycling collection to this project will be by Orange Community
Recycling and will be rural curbside (orange bins) with collection every other week. Orange
Community Recycling has recently gone to `single stream' (all recyclables in 1 bin) so each
prospective homeowner will be issued one (1) orange recycling bin upon their request. A second
bin may be purchased for a nominal fee.
• Standard OCSW Notes —Add the following notes to the plan cover sheet as well as the site plan
sheet in a prominent location:
Construction Waste:
1. By Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all
present in construction waste,must be recycled.
2. By Orange County Ordinance, all haulers of construction waste must be properly licensed.
3. Prior to any demolition or construction activity on the site the applicant will hold a pre-
demolition/pre-construction conference with the County's Solid Waste staf£ This may be the
same meeting held with other development officials.
Thank you for the opportunity to review this application and please let me know if you have any
questions or wish to discuss this matter further.
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
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Administration �` ��
��� �� 306F Revere Road
(919) 245-2575 �����' �p��� P. O. Box 8181
(919) 644-3002 (FAX) �- �" Hillsborough, NC 27278
www.co.orange.nc.us �,°''J� ����'°��
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MEMORANDUM
TO: Michael D. Harvey, AICP, CFM, CZO
Current Planning Supervisor— Orange County Planning
FROM: Abigaile Pittman, AICP
Transportation & Land Use Planner— Orange County Planning
DATE: August 7, 2012
SUBJECT: DEVELOPMENT REVIEW — Submission of a Class A Special Use
Permit request for a 26-lot single-family residential subdivision
(`Dunhill Subdivision')
Weekly Homes proposes to develop Dunhill Subdivision, a 26-lot single-family
subdivision with public collector street access off Mt. Sinai Road (SR 1718), and a
second interior public local street within the subdivision. The proposed subdivision is
located on property currently identified as PIN 9881-15-7138, totals approximately 68
acres, and would have a development density of 2.64 lots per acre. The proposed
subdivision is zoned Rural Buffer (RB) and is designated as a Rural Buffer area on the
Comprehensive Land Use Plan Map, with a portion of the site in the southwest corner of
the site designated as a Resource Protection Area. The proposed development is
subject to the development criteria specified in the 2011 UDO, the 2008 Orange County
2030 Comprehensive Plan, and the 1986 Orange County Joint Planning Area (JPA)
Land Use Plan with Chapel Hill and Carrboro.
Comments regarding the proposed Dunhill Subdivision follow:
1. Per the Orange County UDO, Section 2.5.3(H) a traffic study is not required
because the proposed development is less than 40 lots, and the 26 lots proposed
will only generate an estimated 249 vehicle trips per day (per the Institute of
Transportation Engineers ITE Trip Generation manual, 8th Edition).
2. The proposed public streets comply with the minimum construction standards
adopted by the N.C. DOT for acceptance of streets as additions to the State
Highway System.
1. Section 5.15.6(A)(1)(f) of the Unified Development Ordinance requires that on
off-road, pedestrian plan be submitted. To satisfy this requirements, a 25-foot
access easement is noted at the terminus of Moinear Lane to access a rec/open
space area.. The applicant is providing a rec area on-site (picnic shelter) and are
planning to provide a payment to the County for park development as part of the
payment-in-lieu program. The area in the protection area is being left in
protected, dedicated, open space.
3. Possible connectivity to the adjacent Freeland Hills residential subdivision to the
west was reviewed. The transportation staff concurs with the applicant that the
only potential stub out location for connection to a current roadway would be at
the western edge of the property where it appears to meet George Circle.
However, what appears on the map to be an unimproved extension of George
Circle is in fact two very small 30-foot wide residual lots at the terminus of
George Circle. Additionally, as noted by the applicant, any potential road
connection would involve a jurisdictional stream crossing and disturbance to the
required 65-foot riparian buffer than separates these two properties.
4. The southwest corner of the subdivision site is designated as a Resource
Protection Area on the Comprehensive Land Use Plan Map, which is also
addressed by the Orange County Joint Planning Area (JPA) Land Use Plan with
Chapel Hill and Carrboro. Section VI of the JPA states that: "Resource Protection
Areas in Transition Areas have been designated on the land Use Plan to include
flood plains, and wetlands along drainage tributaries and steep slope areas
(15%) or greater). These areas form the basis for a comprehensive parks and
open space system which provides the framework within which other land use
categories are to function. Parks have been generally located throughout the
Joint Planning Area using a neighborhood park one-half mile service radius. The
parks are linked together by a system of greenways extending along
drainageways, and pedestrians routes (sidewalks) along thoroughfares." This
issue will be addressed by the Orange County Department of Environment,
Agriculture, Parks & Recreation (DEAPR).
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ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
<��'�� �°�a,
Erosion Control Division � � � .:. , �A 131 W. Margaret Lane
(919) 245-2588 ,� �„=� '� ,� P O Box 8181
(919) 644-3002 (FAx) F��� Hillsborough,
www.co.orange.nc.us �,�Q � �' ,,�a North Carolina, 27278
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MEMORANDUM
TO: Michael Harvey, Current Planning Supervisor
FROM: Terry Hackett, Stormwater Resource Officer
DATE: August 6, 2012
SUBJECT: Dunhill Subdivision - Preliminary Review Comments
COPIES: Ren ivins, Erosion Control Supervisor
Erosion Control/Stormwater Division staff have completed a review of the proposed Dunhill
residential subdivision. Overall the project appears that it will meet the County's erosion control
and stormwater requirements. Obviously, the project will require both an approved erosion
control plan/land disturbance permit and an approved stormwater management plan. We
understand that detailed engineering design is not completed at this time, but we add the
following comments for the developer to include during detailed engineering design.
Erosion Control
1. Mass grading will not be allowed. Typically we prefer that roads and utilities be
completed prior to individual lot construction is started.
2. Skimmer basins with baffles will be required for drainage areas 1 acre or greater
3. Project will require an approved stormwater management plan from Orange County
Erosion Control Division
Stormwater Manaqement
1. Pursuant to Section 6.13 of the Orange County Unified Development Ordinance the
entire project must meet the following nutrient loading requirements for stormwater
runoff:
Nitrogen 2.2 Ibs./acre/year
Phosphorous 0.82 Ibs./acre/year
2. Nutrient calculations shall be completed by drainage area, account for any run-on, and
will be based on a full build out scenario.
O:AAdminstrativeASW Comments Dunhill Subdivsion 08062012.docx
Erosion/Stormwater Comments
Proposed Dunhill Subdivision
Page 2
3. However, based on preliminary calculations completed by Orange County stormwater
staff, it appears that the proposed low density development will be close to these limits.
Total nitrogen may be slightly higher than the limit while phosphorous was just below the
limit.
4. If the project does exceed the nutrient limits, we prefer that reductions be made on-site
utilizing the proposed stormwater treatment area.
5. The proposed the 6,000 square foot potential stormwater treatment area appears to be
adequately sized based on preliminary calculations completed by Orange County
Stormwater staff. We prefer that this area ultimately is designed as a stormwater
wetland or bioretention.
6. As we understand, the roadway stormwater will be conveyed by grassed swales. We
prefer that to the extent practicable the swales be designed as flat-bottomed, trapezoidal
shaped swales. If possible they should be designed as water quality swales with flat side
slopes (5:1), but should be no greater than 3:1.
7. A common septic area is proposed to serve 3 of the lots; stormwater runoff from
impervious surfaces should not be directed to this area. In fact, concentrated flow should
not be directed across any individual lot's septic field.
O:AAdminstrativeASW Comments Dunhill Subdivsion 08062012.docx
Michael Harvey
From: David Sykes
Sent: Tuesday, August 07, 2012 422 PM
To: Michael Harvey
Subject: new subdivision
Michael,
I have a couple of questions in regard to the proposed subdivision that will be located on Mt. Sinai Rd.The roads will
need to be at least 20 feet wide. I assume that if they are being built to DOT standards that the roads will not be an
issue. I would also like to know I there are any plans for any type of water supply on the property that could be used for
firefighting operations. A pond somewhere on the property that could be accessed by the fire department year round
would be valuable to the entire area. I am sure the fire department would be willing to cover the expense of installing a
dry hydrant at the pond if a pond were built. I don't know if there will be any open space where there could possibly be
a pond built. I would at least like to have a discussion regarding water for the subdivision. Let me know any comments
that you might have regarding this issue.Thanks.
David Sykes
Assistant Fire Marshal
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ATTACHMENT 4
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
Bureau of Economic& Business Research -University of Florida
Modified 4/15/97 -Orange County, NC Planning Department
SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
�
�% `F���F F F F F F F F F �iFi �i�,✓,%��iFrF��s�F F F F F F F F F F F F F F F F F F F F F F F F F F F F F
TOWNSHIP: Chapel Hill
CONSTRUCTION PERIOD: 2012 to 2014
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Ending Year: 2017
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CHARACTERISTICS OF HOUSEHOLDS:
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Children/Hous ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.36
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HOM E SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes ($) by Year
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2014 6 , ,';% ;; % 23.08%
2015 6 ;';� "; % 23.08%
2016 6 ;';� "; % 23.08%
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SCHOOL DISTRICT DATA: ENTER "1" IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE.
School District: School Attendance:
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Middle School 23%
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SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
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COUNTY POPULATION: (NC Demo) for July 2011 134484
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COUNTY EMPLOYMENT: POSITIONS PER CAPITA
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Public Safety 256 0.0019
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Human Services 292 0.0022
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SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
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COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA
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Intergovernmental 13,515,810 100.50
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Other Sources 3,332,872 24.78
� Miscellaneous 798,340 5.94 �
COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE� PER CAPITA
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Public Safety 20,121,532 149.62
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Human Services 30,711,556 228.37
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Non-Departmental (Transfers to Other Funds) 5,435,131 40.41
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE�'ER EMPLOYEE
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Public Safety 20,121,532 120705.05
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Non-Departmental (Transfers to Other Funds) 5,435,131 32604.27
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE�PER STUDENT
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TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
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School District Tax Rate ($) 0.0000 Per$100 Assessed Valuation
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Elderly Exemption 0 $11,000 Where Applicable
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
YEAR ` % 2014; ` 2,016: %�
j �
HOUSING UNITS f 6 f 6;
POPULATION � � 15 ��/����������� /
SCHOOL CHILDREN � � �
Elementary � 0.99; �� � � � ?
Middle % � 0.50 %, � 'i ; �� /
TOTAL chool � � 0.� � ,� /% ' j �
, , ���,.
ADDIT O AOL EMPLOYEES � � /
� �
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General Government 0.02,
i/ � i/,, /,,, 1 �
Public Safety ����� OA3 �� � �� �� �
Hum��a Se�rv�ces %��� OA3 ; ;��, � , 1 i�;
i�� 0.09; %� �; �%� �; ����
TOTAL ��
SCHOOL DISTRICT ���� 0.21 �" ;; ���"�; ��
ADDITIONAL EMPLOYEES // ; // � �
SECTION 4-PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
YEAR % 2014 � 2016 �
TAX BASE ($1000) 1 7745 ; �� �� `� �
REVENUES ($) � �/ �
� ,,;� , % �
, , �
Property Tax r 1� 66455 ���„ � � �
lOnteerovernmental ' �� 15 0 . %, �;,' � �
Servg e Charges � 1079 , % / / j
Miscellaneous �� 93 // �j�
TOTAL ($) 71061 ;
EXPENDITURES ($) /� / /�
Publec S ety rnment � � 2337 ��/ ��/%;' %i %
Humlla SerrvSCes / j 3567 "% � � i �/�
Education � � 8056 �j! � ; ! � �
Non Departmental � 631 �
TOTAL ($) /� " � 18220 „'`//', '° ', %j
NET FISCAL IMPACT($) % 52841 ; �%� � ' ' � ��
SECTION 5-PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR `% 2014; % 2,016; i
REVENUES ($) � � , �
County - - ' j 37384 ` ° �� „°�'% , ,�
School District �/ 0 , � � ,� ; �j�
State ,� 7092 ; , , , , � ��
�� �, , , i, , ! //�
TOTAL ($) _; l 44476 ; � �
EXPENDITURES ($) � � ,
� � , i i , / �
County - - ! j 37384 , � ' � �; �
School District /� 0 � � � �/�
State 7092 �� � ; � ,
, � , ; , , , ; /�
TOTAL ($) ;, % 44476 �;f
NET FISCAL IMPACT($) / % 0 ; / � ' � ' f�
SECTION 6-SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
,�/ ,,;�
YEAR � 2014 j 2,016; �
,,,
HOUSING UNITS � 6 ; ��
��
POPULATION ! 15 ; �
SCE 00 n aHILDREN � 1 ; �
Y 1 p , � %
High�School � 1 ' �
TOTAL � / 2 ; / / ,/
COUNTY EMPLOYEES %� 0.09: � ; � ; /�
� , ��
SCHOOL EMPLOYEES � � 0.21 '" �
TAX BASE ($1000) 7745 � � � � / �
COUNTY BUDGET($) � � /��
Revenues � 1�� 71061 �,' �/% � � �
Expenditures � � 18220 �/ j � /�
BALANCE % 52841 ; , �` � % �� ;,%
SCHOOL DISTRICT BUDGE�% ; /� / , /�
� �� ��� r ��� ;,/
Revenues � / � 44476 , �//j, f j , ////
Expenditures � 44476 �
BALANCE � 0 ; ' ' �
COMBINED BUDGETS ($) � � �
�� � �
i,/ ,, !° , � �
Expend tures � '� 162696 I �%� ; /�, �; �
BALANCE ' � � 52841 ; ; ;' ��/'�'% i "/%
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
� ; � ';
, ; / "
1 , �i/ � , � � � �
��F F � FiF,F,, F F F F F F F F ,/ F F F F „�� � F F F F „/;� Fi,� F�F ,�/IF ,F ,, F F F F F F F F F ,✓�F /.
Middle School 23%
/,;-�, ,� �������,,�„ �,,���,�%%%%%% ` %'%%i%.//%%%%// %,'�� �,�,,,����%%%%%%%%%%%%%%,, °„
YEAR 2013 2014 2015 2,016 2017
SCHOOL CHILDREN �
Elementary % 1 ; � `�f `�
Middle ,/ 0 ,� � `�
TOTALSchool /'� 2 ; ; /'; �
�
SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS
/ / ;; ,
� / /; ,�
,, F ,,�F�� F;�'�r F F F F F F F F F F F F F F F F F F FiF � ,F ,, ,, F ,,�F�� F;�'�� F F F F F F F F F F F// ;i F�
Middle 2166 Middle 1704
����;�o�� ���r��,i;'����������������������; o����;�o�� ���r���i;��������������%�, '%
TOTAL 8418 TOTAL 7335
YEAR 2013 2014 2015 2,016 2017
PROJECTED ENROLLMEN ; � � � �
„�j �
Elementary �, 3458 : j 3,573;
Middle j/�j 1787 � �� 1,847; �� �,
High School � �"�j 2339 � � � 17, ���
TOTAL � �
Neighborhood Information Meeting
Weekly Homes LLC — Dunhill Subdivision
Mt. Sinai Road Property (PIN 9881-15-7138)
West Campus Office Building - 131 West Margaret Lane
August 6, 2012 — 11:30 a.m. to 12:30 p.m.
There were approximately 33 people in attendance.
Staff reviewed the Class A Special Use Permit process and informed those in
attendance of the public hearing scheduled for August 27, 2012 to begin the review of
the proposed subdivision. The BOCC will adjourn the hearing and refer the application
to the Planning Board for review. Staff indicated the BOCC was expected to reconvene
the public hearing at their November 20, 2012 regular meeting to receive the Planning
Board's recommendation and make a formal decision on the application.
Staff indicated the review and approval of a Special Use Permit application was
conducted in a quasi judicial setting meaning all parties wishing to speak for and
against the project would be sworn. Staff said that the County will base a decision to
approve or deny a project on the sworn testimony, competent material, and evidence
entered into the record demonstrating the project's compliance or non-compliance with
County regulations.
Staff reminded those in attendance that the approval or denial of the project can only be
based on the testimony and evidence offered into the record and while the applicant
bears the burden of providing sufficient evidence the project complies with applicable
standards, those in opposition also bear a burden of submitting evidence demonstrating
that the project is inconsistent with County regulations or demonstrating that the
applicant had not met their burden.
The applicant's engineer, Ms. Michelle Kempinski of Summit Engineering, summarized
the proposed development as follows:
• Development of a 26 lot single-family residential subdivision, each 2 acres in area, on
a 68 acre parcel of property located at 2301 Mt. Sinai Road ,
• The lots are intended to be served by a proposed community well and individual
septic systems,
• Access will be from Mt. Sinai Road. Internal roadways serving the project are
proposed to be constructed to applicable public road standards, with the eventual
goal that they will be turned over to the North Carolina Department of
Transportation for perpetual maintenance upon completion.
• The overall density of the proposed subdivision is 1 dwelling unit for every 2.6 acres
of property.
Question: Will there be external access to proposed open space areas to allow
adjoining property owner to walk within the open space/buffer area of the property?
Answer. No
Question: The site plan denotes the location of a stream on the southwestern portion
of the property. Is the stream really there?
Answer. Yes. Orange County Erosion Control completed a Surface Water ldentification
Determination (SWID) and verified the location of the stream on the property. The
stream is buffered in accordance with the provisions of the Orange County Unified
Development Ordinance. The area around the stream shall be kept in a natural ,
vegetated, space.
Question: A concern was expressed that the project would lead to further pollution of
local waterways with the development of 26 new septic systems.
Answer. Planning staff responded that a preliminary assessment of the property had
been completed by the Orange County Health Department denoting that there were
sufficient soils to support the project as proposed. Staff indicated that individual septic
permits would have to be secured to authorize the development of the proposed
individual lots.
Question: Why are the lots 2 acres in area?
Answer. County development regulations require lots located within the Rural Buffer
general use zoning district to be 2 acres in area.
Question: Had the applicant already purchased the farm?
Answer.� No they had an option to purchase based on the issuance of the permit.
Question: What was the anticipated water usage of the community well?
Answer. There was no data available as no test wells had been completed yet. The
applicant indicated they may have no choice to abandon the community well concept
and utilize individual wells for each lot if there is insufficient flow and re-charge rates but
that their proposal, as submitted, envisions the development of the community well as
the main water source for the neighborhood.
There were numerous comments made about the failure of well systems in the area.
Question: Will public water be extended to the area?
Answer. No. Development within the Rural Buffer zoning district is intended to be
supported by well and septic systems. There are numerous policies articulated within
the County's Comprehensive Plan and various agreements with surrounding
municipalities indicating utility services could not be used in the area.
Question: How will adjacent property owners be compensated or assisted by the
developer or the County if their existing wells run dry?
Answer. There was no requirement for the applicant to assume liability for well issues
experienced by adjoining property owners. Many different factors impact well viability.
It would be difficult to definitively prove this project would create problems for adjoining
property owners.
There were numerous comments made about this issue. A local resident indicated she
was very concerned over the possible installation of geo-thermal wells on the these
proposed single-family lots, and on properties throughout the county, and that such
wells were responsible for removing water from the area and destroying existing well
systems. This individual indicated the County should ban the development of such
wells for this project and county wide due to the hazard they create for local residents
and the unnecessary waste of water resources.
There were numerous comments made indicating the community well was a concern for
adjoining property owners and that individual wells should be used on each lot.
Question: Will this development raise property taxes?
Answer. Staff indicated they were not experts on the subject and could not answer
either way but did indicate that there was a report from an appraiser submitted with the
application package indicating the project would not negatively impact property values.
Question: The site plan appears to indicate the existing driveway for the property is
being re-located to accommodate the proposed road. Why?
Answer. To comply with NC DOT road standards. There is insufficient site distance to
allow for the development of a public road at the point where the existing driveway is.
As a result the existing driveway will be abandoned and the road moved to comply with
DOT requirements.
Question. Are there restrictions limiting the size of the house?
Answer. Staff indicated there are regulations requiring a specific amount of open,
recreational, space on Rural Buffer zoned lots but there are no limits on the size of the
house that could be constructed contained within County development regulations.
The applicant showed the various home renderings denoting the architectural style of
the residences that would be built if the project was approved.
There were general comments that the applicant should abandon their plan and develop
a maximum of 10 homes on 5 to 6 acre lots.
Question: How will trees be preserved on the property?
Answer.� The applicant reviewed the land use buffer and landscaping plan denoting the
street tree requirements, the proposed land use buffer around the perimeter of the
project, and the stream buffer area where existing vegetation had to be preserved in
accordance with County development standards.
Question: What will the price range be for the property and proposed homes?
Answer. A land and development package would run approximately $500,000 to
$700,000 dollars per lot.
There was a general comment made that this project will increase the taxes on
adjoining property.
Question: Why should my taxes be used to maintain your roads?
Answer. The applicant indicated property owners within the development would be
paying the same taxes as adjacent property owners to maintain all public, NC DOT,
maintained roadways. Local residents would not be directly responsible for paying for
the roadways developed as part of this project.
Question: Will you encourage the protection of existing vegetation and will you
encourage green development within the project?
Answer The applicant indicated they are a green certified builder who is very interested
in preserving and protecting existing foliage. The applicant and the engineer reviewed
the land use buffer and landscape plan denoted on the site plan again.
The applicant further indicated he likes to encourage rain gardens, the use of water
barrels, and innovative stormwater management systems within his developments and
reiterated his company's commitment on incorporating environmentally friendly and
sustainable development practices into his projects.
Question: What will the setbacks be?
Answer.� County development standards require a front yard setback of 40 feet, a side
yard setback of 20 feet, and a rear yard setback of 20 feet.
Question: Will there be street lighting installed?
Answer.� Yes in accordance with County standards. The applicant indicated he would
work with the residents to address their concern over street light placement.
Question: What are the anticipated impacts on Alexander Drive?
Answer.� There should be none as the project will access Mt. Sinai Road. According to
our figures, and based on NC DOT standards, the project can be handled by the
existing roadway without any off-site improvements required.
Question: Will the road be paved first?
Answer.� Yes.
Attachment 6 I
i
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT '
Craig N. Benedict, AICP, Director �,
�ountP of� II
Current Planning a� 4� ��'s 131 West Margaret Lane I
(919) 245-2575 �7� ° _> P O Box 8181 '
(919) 644-3002 (FAx) �� Hillsborough, 1
www.orangecountync.gov �°r�� �&����°" North Carolina, 27278 ,
�
I
� � n �
i � �is , ,�
.. �,,: � �
i , �-
'�i .
I
FINDING OF NO SIGNIFICANT IMPACT 1
David Weekley Homes LLC —Dunhill Subdivision
CLASS A SPECIAL USE PERMIT —MAJOR S�JBDIVISION
APPLICATION:
On July 3, 2012 planning staff forwarded a copy of the Weekly Homes LLC major subdivision
proposals Application for Environnzental Assessment und Site Plan to the State Clearinghouse for
review(Scoping Document) by the various State Clearinghouse agencies.
The State 30-day review period began on July 13, 2012 and ends on August 13, 2012. �i
i
No negative impacts from the proposal were noted by any agency. Additionally, there were no
changes recommended to the project. Additionally, staff has forwarded the application internally
and externally through the normal agency review process.
,
Based on the applicant's adherence to a minimal disturbance on the site, protection of streams
and natural areas, analysis completed by Planning and DEAPR staff finding no protected species �
or flora will be impacted, staff makes a Finding of No Signi�cant Impact with respect to the
proposed project.
�...�
By: �
Date: e� �t �`��`` �-
;
I
�!
�t������� �
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
��v��0e' �oy`'A
Administration 131 W. Margaret Lane
(919) 245-2575 �7 az Suite 201
(919) 644-3002 (FAx) P O Box 8181
www.co.orange.nc.us ='`��� �ac°"'`e Hillsborough, NC 27278
��.,
� ,
�
�
� �=--= - „, -
� , -a
CERTIFICATION OF MAILING
CLASS A SPECIAL USE PERMIT— DAVID WEEKLY HOMES LCC
ORANGE COUNTY, NORTH CAROLINA
I, Michael D. Harvey, Current Planning Supervisor with Orange County, North Carolina, DO
HEREBY CERTIFY that in accordance with the provisions of Section 2.7.5 of the Orange
County Unified Development Ordinance I have mailed, or have caused to be mailed, a
Notice of Public Hearing to be held regarding the processing of a Class A Special Use
Permit application submitted by David Weekly Homes LCC proposing a 26 lot single-family
residential subdivision on a 68.5 acre parcel of property off of Mt. Sinai Road (PIN 9881-15-
7138)
Notices were sent via certified mail to all property owners within 500 feet of the subject
property. The owners were identified according to the Tax Records and as required by
Section 2.7.5 of the Orange County Unified Development Ordinance.
The mailed notice specified the date, time, place and subject of the Public Hearing.
WITNESS my hand, this 10t" day of August 2012.
�- c
Mich e . Harvey
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
�tA"�e ` �������a
Current Planning � :�, 131 West Margaret Lane
(919) 245-2575 ,7 � -° � 5z P O Box 8181
(919) 644-3002 (FAx) �� Hillsborough,
www.co.orange.nc.us ��o � �,rQ North Carolina, 27278
tt/ �ara
—� �
— ��" � ��
� »_u�
'� n== ` � �,
6➢ 1�
July 26, 2012
RE: NOTIFICATION of a NEIGHBORHOOD INFORMATION MEETING
(NIM) to review a MAJOR SUBDIVISION CLASS A SPECIAL USE
PERMIT application concerning the development of a 68 acre parcel (PIN
9881-15-7138) of property off of Mt. Sinai (1718) road as a 26 lot single-
family residential subdivision .
TO WHOM IT MAY CONCERN:
This letter is being sent to inform you that the Orange County Planning Department, in
accordance with the provisions of Section 2.15.2 (D) of the Orange County Unified
Development Ordinance (hereafter `UDO') is scheduling a Neighborhood Information Meeting
(NIM)to allow for review of a proposed major residential subdivision.
David Weekly Homes LLC, the applicant, has submitted a Class A Special Use Permit
application proposing the development of a 26 lot single-family residential subdivision on a 68 acre
parcel of property located at 2301 Mt. Sinai Road (PIN 9881-15-7138). The property in question is
approximately 2,800 feet east of the intersection of Mt. Sinai Road and NC Highway 86 across from
Running Green Road. Please refer to the attached vicinity map for additional detail.
According to the request the applicant is proposing the development of 26 lots, each
approximately 2 acres in area. The project is intended to be served by a proposed community well
and individual septic systems for each lot will provide wastewater disposaL
Access to the project will be fiom Mt. Sinai Road. Internal roadways serving the project are
proposed to be constructed to applicable public road standards,with the eventual goal that they will be '�
turned over to the North Carolina Department of Transportation for perpetual maintenance upon
completion. I�
'�
The overall density of the proposed subdivision is 1 dwelling unit for every 2.6 acres of '',
property. I�
,
The property subject to this petition is located within the Rural Buffer land use category as
denoted on the Future Land Use Element Map of the Comprehensive Plan and the Rural Designated
Area as denoted on the Growth Management System Map.
The purpose of the NIM is to allow interested property owners to view and discuss the
proposal with the applicant. Planning staff will be present at the meeting to provide an overview
of the Special Use Permit review process as well as dates of future meetings where the County
Board of Commissioners and Planning Board will review the project.
Comments made during the meeting will be presented to the Board of County
Commissioners, who are salted to review this proposal at the August 27, 2012 Quarterly Public
Hearing. Additional correspondence shall be sent to you providing additional detail on this
meeting.
As an adjacent property owner within 500 feet of the subject property, staff is sending
you this invitation to attend the NIM and learn more about the project. The meeting to review
this case is scheduled for Monday, August 6, 2012 at 11:30 a.m. at the West Campus Office
Building located at 131 West Margaret Lane in Hillsborough North Carolina in the lower level
main conference room. Parking is available within the adjacent parking deck.
If you have any questions concerning this request,please contact staff at(919) 245-2575. '
�
'i
Sincerely,
�L 1r-.
Michael D.�Ha � AICP, CFO, CZO
Current Planning Supervisor
Orange County
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
a�e ' �o
Current Planning ��� - 4�f`� 131 West Margaret Lane
(919) 245-2575 „ � ` ° Sz P O Box 8181
(919) 644-3002 (FAx) ���' Hillsborough,
www.co.orange.nc.us ��o ��r� North Carolina, 27278
�'t/ �LQCO
�. - �➢
� ..a��ri : � ��� �
August 10, 2012
RE: NOTIFICATION of a PUBLIC HEARING to review a MAJOR
SUBDNISION CLASS A SPECIAL USE PERMIT application concei�ning
the development of a 68 acre parcel (PIN 9881-15-7138) of property off of
Mt. Sinai (1718)road as a 261ot single-family residential subdivision .
TO WHOM IT MAY CONCERN:
This letter is being sent to inform you, in accordance with the provisions of Section 2.7.5
of the Orange County Unified Development Ordinance (hereafter `UDO') the Orange County
Board of Commissioners and the Planning Board have scheduled a joint public hearing to review
a proposed major residential subdivision off of Mt. Sinai Road.
David Weekly Homes LLC, the applicant, has submitted a Class A Special Use Permit
application proposing the development of a 26 lot single-family residential subdivision on a 68 acre
parcel of property located at 2301 Mt. Sinai Road (PIN 9881-15-7138). The property in question is
approximately 2,800 feet east of the intersection of Mt. Sinai Road and NC Highway 86 across from
Running Green Road. Please refer to the attached vicinity map for additional detail.
According to the request the applicant is proposing the development of 26 lots, each
approximately 2 acres in area. The project is intended to be served by a proposed community well
and individual septic systems for each lot will provide wastewater disposal.
Access to the project will be from Mt. Sinai Road. Internal roadways serving the project are
proposed to be constructed to applicable public road standards,with the eventual goal that they will be
turned over to the North Carolina Department of Transportation for peipetual maintenance upon
completion. I
I
The overall density of the proposed subdivision is 1 dwelling unit for every 2.6 acres of �'
property.
The property subject to this petition is located within the Rural Buffer land use category as
denoted on the Future Land Use Element Map of the Comprehensive Plan and the Rural Designated
Area as denoted on the Growth Management System Map.
As an adjacent property owner within 500 feet of the subject property, staff is required to
send you this certified notice informing you of the public hearing to review this item.
The public hearing is scheduled for Monday August 27, 2012 at 7:00 p.m. at the Central
Orange Senior Center located at 103 Meadowlands Drive, Hillsborough,North Carolina.
It should be remembered that the review of all special use permit applications are carried
out in a quasz judicial format meaning that decisions relating to the approval or denial of a
application are based solely on the sworn testimony of all parties involved with the case, both
those for and against an application, as well as the review of competent material and substantial ',
evidence submitted during the public hearing. '
While County regulations and State law do not require that parties be represented by an
attorney, it may be in your best interests to secure legal council to represent your interests at the
hearing.
Further the applicant has the burden of establishing, by the submission of competent
material and substantial evidence, the existence of facts and conditions that demonstrate the
projects compliance with the various requirements and standards detailed within the Unified
Development Ordinance. Those opposing approval of the application shall have the burden of
establishing, also through the submission of competent material and substantial evidence, the
specific manner in which the proposal does not satisfy the requirements for approval of the
application.
As previously indicated, the Board shall render a decision only on the sworn testimony of
all parties and on the competent material and substantial evidence submitted during the hearing.
If you have any questions concerning this request,please contact staff at (919) 245-2575.
Sincerely,
M chae rvey, AICP, CFM, CZO
Current Planning Supervisor
Planner III �
Orange County
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