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WESTREN CAROLINA FOR TOMORROW WEB SITE
http://www.wnct.org/mtnhome.htm
9 Important Factors Before
Buying Mountain Property
or
Building A Mountain Home
9 Factors Before Buying Mountain Property:
1 Site Stability -- the ability of
the land
to adequately support a house.
2 Sewage Disposal -- the proper and
safe
disposal of household sewage.
3 Drinking Water -- sufficient quantity
and
high quality drinking water for your
home.
4 Slope -- building-site preparation
is complicated
by shallow bedrock and high erosion
rates
that
commonly exist on steeply sloping land.
5 Access -- legal access in and out
of your
property to a state-maintained road;
a properly
planned
and constructed access road.
6 Flood Plains -- whether or not the
property
is subject to flooding
7 Stewardship of the Land -- how you
maintain
your land can benefit you in the future;
a
well-landscaped homesite is attractive
and
prevents erosion.
Viewsheds -- how can you help preserve
the
scenic quality of the mountains.
River Preservation -- the stream running
through your land provides water for
many
others down-
stream.
Wildlife -- how to manage visits from
wildlife.
8 Solar Energy Potential -- the orientation
and expo-
sure of a house to the sun partially
determines
ease and expense of heating.
9 Mineral Rights -- who owns the mineral
rights to the property?
--------------------------------------------------------------------------------
For More Information Contact:
Phillip Gibson
Natural Resources Program Manager
Western North Carolina Tomorrow
Western Carolina University
Mountain Resource Center
Cullowhee, North Carolina 28723
Phone: (828)227-7492
Fax: (828)227-7422
--------------------------------------------------------------------------------
ACKNOWLEDGEMENTS
This publication was originally created
by
Dr. Susan Smith, formerly of WNCT,
and David
Plott, a planning analyst. The contents
were
updated in 1999 with information and/or
written
contributions made by:
Jim Boyer, NC Department of Environment
and
Natural Resources, Division of On-Site
Wastewater
Mike Carraway, District Wildlife Biologist,
NC Wildlife Resources Commission
Bill Eaker, Land-of-Sky Regional Council
Avram Friedman, Friedman and Sun Access
Store
Gary Gumz, Mountain Partners in Agriculture
Max Haner, NC Department of Environment
and
Natural Resources, Division of Water
Quality
Kayla Hudson, Natural Resources Conservation
Service
Elizabeth M. Hughes, NC Wildlife Resources
Commision
Richard Phillips, NC Department of
Environment
and Natural Resources, Division of
Land Resources
David Quinn, NC Department of Commerce,
Division
of Community Assistance
Al Slagle, NC Department of Environment
and
Natural Resources, Public Water Supply
Section
Robin Suggs, Yellow Creek Botanical
Institute
Ron Thomas, Buncombe County
Geoffrey Willett, North Carolina Department
of Commerce, Division of Community
Assistance
Thanks to each and every one of you
who work
to improve the life of our people,
communities,
and natural resources in the mountains
of
North Carolina.
--------------------------------------------------------------------------------
A MOUNTAIN HOME GUIDE
Every year in the mountains of North
Carolina,
people lose money and suffer hardships
due
to the lack of awareness of important
factors
when purchasing land or a mountain
home.
This booklet will share some examples
of
those hardships and provide a guide
to making
wise investment and development decisions.
TWO AVOIDABLE SITUATIONS
A woman who lives in the rugged mountains
of western North Carolina saved her
money
for many years with the intention of
buying
some property and building a home.
She finally
purchased a half-acre lot by a mountain
stream.
Since the property was not serviced
by a
sewer line, the woman had to have the
local
health department check the suitability
of
her land for a septic system before
she began
building her home. When the environmental
health specialist checked the property,
he
discovered that solid rock lay just
below
the shallow soil. Any septic system
on the
woman’s small, rocky lot would be inadequate
for treating and absorbing the sewage
before
it reached the nearby stream and, consequently,
would create a potential health hazard
for
her and her neighbors. Since state
law requires
that each new house have an adequate,
approved
septic system, the woman could not
build
on her lot.
A man bought a small lot in a subdivision
that provided a splendid view of the
mountains.
His trouble began when he drilled a
well
600 feet deep that did not yield a
drop of
water. He drilled a second well 485
feet
deep that yielded a water flow of only
two
gallons per minute. The total cost
of obtaining
those two gallons of water per minute
exceeded
the cost of the lot alone.
Within a year after buying the property,
the banks along the excessively steep
access
road to the man’s lot were terribly
eroded.
The road ditch that was six inches
deep when
he bought the lot was now four feet
deep
and was eating away at the road. The
developer’s
promise that the state would assume
maintenance
of the road never materialized, and
the developer
refused to take the responsibility
for maintaining
the road. The lot owner is now considering
taking his case to court.
If the property buyers in these true
cases
had taken some time to examine the
environmental
limitations on building a home in the
mountains
of North Carolina, they would have
saved
thousands of dollars and avoided a
great
deal of trouble.
THE MOUNTAIN ENVIRONMENT
The mountains of western North Carolina
are
a complex and varied environment. Differences
in elevation, slope, precipitation,
and orientation
toward the sun create environmental
conditions
ranging from desert-like environments
on
south-facing, dry rock outcrops to
temperate
rain forests in areas where average
annual
rainfall exceeds 94 inches.
Extensive hardwood forests at lower
elevations
give way at elevations above 4,000
feet to
spruce-fir forests that remind one
of Canada.
On a western North Carolina mountain,
a thousand
feet in elevation is equivalent to
a horizontal
latitude distance of 200 miles at sea
level.
By walking to the top of the tallest
mountains,
a vertical climb of 5,000 feet, you
can travel
ecologically 1,000 miles — the distance
from
North Carolina to Montreal, Canada.
Steep slopes, shallow, rocky soils,
and flood
plains are a few of the many site limitations
on building a house in this region
of highly
diverse environments. The types of
limitations
will vary depending on the elevation
and
specific location of your house or
property.
Every site will have some limitations.
However,
with proper planning, design, and construction,
the environmental limitations can often
be
overcome and future problems avoided.
You may want to consider the following
nine
factors before buying property in the
mountains.
Although some of the considerations
apply
only to existing homes, most of them
apply
also to buying undeveloped land with
the
intention of building a new home.
1. SITE STABILITY
The ease of construction and the ability
of a piece of land to adequately support
a building are basic concerns of the
home
buyer or builder. Site stability depends
upon the land’s slope, soil characteristics,
and water drainage. It also depends
upon
manmade alterations to the land required
to make it a more suitable building
site.
Certain types of soils are unsuitable
for
home construction. Some clay soils
will expand
as they absorb water and contract as
they
dry. This shrinking and swelling of
the soil
exerts great stress upon the foundation
of
a house. The house’s foundation may
crack
severely unless it is specifically
designed
to tolerate such stress.
Many houses in western North Carolina
are
built on steep mountain slopes. Building
on these slopes requires careful planning
and construction to minimize unacceptable
or undesirable changes to your land.
One
solution is to choose a multi-level
house
that follows the contour of the mountain.
This type building can be constructed
to
lessen the need for land leveling.
Building
your house on pilings can also protect
the
natural contour of your land and help
minimize
the costs of site preparation.
In many cases, some amount of leveling
is
necessary to prepare the house site
for construction
and to build an access road. On steep
slopes,
leveling involves a process called
“cut and
fill” whereby rock and soil are “cut”
from
higher slopes and used to “fill” in
the land
below. It is important to stabilize
both
the cut and the fill banks in order
to control
erosion and slippage of the site. Slopes
of cuts and fills should ideally not
exceed
30 percent, depending on the type of
rock
and soil that is present. In other
words,
the cut bank and the fill bank should
rise
or fall no more than 30 vertical feet
for
every 100 feet of horizontal length.
Vegetation should be established on
exposed
land as soon as possible. The local
Soil
and Water Conservation District can
assist
you in evaluating your land for site
stability
and in developing plans to protect
it.
2. SEWAGE TREATMENT AND DISPOSAL
Approximately 75 percent of the homes
in
western North Carolina depend on individual
sewage treatment and disposal systems.
However,
a large percentage of the land, 90
percent
in some counties, has severe limitations
for conventional septic systems.
Every prospective property owner should
realize
that an adequate septic system approved
by
the Environmental Health Section of
the county
health department is required before
a new
home is allowed to be occupied or connected
to a source of electricity. It is important
to evaluate the site for septic suitability
before purchasing the property.
Sewage treatment and disposal on an
individual
lot is done with the combination of
a septic
tank and a drainfield. The effectiveness
of a sewage disposal system depends
largely
on the soil characteristics of the
drainfield.
The soils at a particular site may
be inadequate
for absorbing and
properly treating the septic tank effluent
if the bedrock is at a shallow depth,
the
slope is excessive, the water table
is high,
the area is subject to flooding, or
the soils
are too dense. A failing septic system
is
a direct health hazard to you and your
neighbors.
It can contaminate surrounding drinking
water
supplies, pollute creeks and rivers,
and
cause an unpleasant odor in your home.
If you are considering buying a house
or
lot, obtain as much information as
you can
about the soil conditions and the existing
septic system (if applicable). Locate
the
house’s septic tank and drainfield.
The owner
or real estate agent should be able
to tell
you where they are.
The septic tank and drainfield should
be
at least 100 feet from the drinking
water
supply, preferably down-slope and never
upslope
of your water supply. Since all septic
tanks
must be pumped periodically, they should
be accessible by truck. No trees or
shrubs
should be planted near the septic system
because their roots could clog the
drainlines
or break into the septic tank.
Sites identified for septic systems
and sites
where repairs are needed on existing
septic
systems must be designated through
an evaluation
by your county health department prior
to
any excavation AND must remain unaltered
through any site modifications such
as cutting
and filling. Septic systems MAY NOT
be sited
in cut and filled areas.
IF BUYING AN EXISTING HOME
To avoid the unpleasant surprises later
on,
get answers to the following questions
before
buying:
Ö What is the capacity and type of
septic
system for the house? Soil characteristics,
combined with other site constraints,
give
the environmental health specialist
needed
information to determine the Long Term
Acceptance
Rate (LTAR). The LTAR can differ from
site
to site. The septic tank, however,
should
have a minimum capacity of 900 gallons
for
residential -- most are typically 1,000
gallons
or more. An existing septic tank system
of
an older home may require expansion
under
today’s rules or if an addition to
the house
is desired.
Ö What is the age of the system and
how frequently
has the tank been pumped? A pumping/cleaning
record of every 3 to 6 years is considered
a normal preventative maintenance schedule.
A properly maintained septic system
should
last a minimum of 15 years. This, however,
may vary more or less due to unforeseen
problems
over those 15 years.
Ö Does the lot have a suitable site
for changing
(repairing or adding) the system? This
can
be a significant problem on lots that
are
smaller than an acre. Regardless, expansion
or repair of the drainfield must maintain
a minimum setback of as much as 100
feet
from surface waters or streams, depending
upon the water quality classification
assigned
by the North Carolina Department of
Environment
and Natural Resources.
Ö Is the drainfield site adequately
protected
from surface and subsurface (groundwater
flow)? Surface run-off from upslope
areas,
roof drains, roads, and spring outlets
can
rapidly cause a septic system to fail.
Septic systems are designed to handle
only
the wastewater from the home. The county
health department can help you answer
these
questions. You can also do some simple
checks
yourself. Run the water in the house
and
watch the lowest plumbing fixture (a
drain
or toilet in the basement), for sewage
backup.
Outside, unusually lush, dark, green
grass
or vegetation, as well as moist areas
over
the drainfield, indicate that the sewage
may not be absorbed properly and that
system
rehabilitation may be needed. Check
water
drainage on the property during or
right
after a heavy rain. Raw sewage from
a failing
septic system may rise to the surface
and
stink during rainy periods. See section
entitled
“Flood Plains or Water Constraints
on the
Property” for additional discussion
about
building lots.
3. DRINKING WATER
Residential drinking water supplies
in the
mountains may generally be divided
into four
categories as follows:
Ö Municipal supplies, which are classified
as community public water systems,
and are
regulated by the state and serve cities,
towns, and some rural areas.
Ö Small water supplies, which serve
15 or
more homes (connections), or 25 or
more people,
and are regulated by the state and
classified
as community public water systems.
Ö Private individual water supplies
using
wells or springs serving individual
residences
and not regulated by the state.
Ö Privately owned, shared water supplies
using wells or springs which serve
more than
one home but are not large enough to
be classified
as community public water supplies
and are
not regulated by the state.
Municipal systems typically use a surface
water source such as a lake or river
and
have a treatment plant where the water
is
processed to make it safe for human
consumption.
A few municipal systems and almost
all small
community public water systems use
drilled
wells as a water source. Most of these
systems
disinfect the water with chlorine and
no
other treatment is necessary. Private
individual
and privately owned, shared water supplies
may use wells (drilled, dug or bored)
or
springs as drinking water sources.
Community public water systems are
required
to test water supplies for various
types
of contamination on a regular basis.
Tests
for coliform bacteria are used as an
indication
of microbiological purity, and other
tests
are run to gauge the chemical purity
of the
water.
Owners of private water supplies are
not
required to test their drinking water
for
purity, but should do so periodically
to
make sure the water supply is safe.
Testing
for coliform bacteria and some of the
inorganic
chemicals is available through local
county
health departments for a reasonable
cost.
There are also private labs which can
run
tests for microbiological or chemical
contamination.
Inorganic chemical tests are run to
determine
if chemicals such as lead, iron, manganese,
or nitrates are present. The pH, which
gives
an indication of the corrosion potential,
is usually determined as part of the
inorganic
chemical test. Much of the well and
spring
water in the mountains tends to have
a low
pH, which can lead to corrosion in
copper
pipes joined with lead solder and in
metal
fixtures. This in turn can cause lead
and
copper to be present in drinking water.
Iron
and manganese are present in many drilled
wells in western North Carolina. While
these
are usually not considered a health
hazard,
they are “nuisance” chemicals which
can stain
clothes and fixtures and may cause
taste
and odor problems.
If surface water enters a well or spring,
it can introduce microorganisms such
as protozoans,
bacteria, and viruses into the water
supply.
These can cause illness - sometimes
severe
-- and can be especially dangerous
to very
young or elderly individuals or to
those
with immune system disorders from illness
or medical treatments such as chemotherapy.
Organic (man-made) chemicals can be
present
in wells and may be caused by gasoline
from
nearby leaking underground storage
tanks,
chemical spills, or herbicide and pesticide
use. Testing for these chemicals is
more
costly and is not done routinely by
local
county health departments.
If there is reason to suspect organic
chemical
contamination of a water supply, such
as
chemical odor, a sheen on water surfaces,
nearby ground water contamination,
or heavy
herbicide/pesticide use nearby, environmental
health specialists from the local county
health department should be contacted
for
advice or assistance.
Springs, dug wells, and bored wells
provide
water from relatively shallow ground
water
sources and tend to be more susceptible
to
surface water contamination than bored
wells.
If there is any question about the
quality
of water from these sources, the owner
or
potential buyer should have the water
source
evaluated by a professional.
Sometimes the local county health department
provides this service, or it can provide
the names of qualified consultants
who do.
Surface water contamination may be
indicated
by changes in color, odor, or taste
of the
water, especially after heavy rainfall
events.
Positive coliform bacteria test results
may
also indicate surface water contamination.
Dug and bored wells typically penetrate
unconsolidated
materials such as soil, gravel and
highly
weathered rock. Deeper wells of this
type
(more than 20 feet deep), can provide
safe
drinking water supplies if properly
constructed
and protected, but shallow dug and
bored
wells, especially those near streams
or in
floodplains, should be avoided. Dug
or bored
wells should be tiled and should have
concrete
poured around the outside of the tiles
to
a depth of at least 20 feet. A concrete
slab
should be poured around the tile at
the ground
surface and surface water should be
diverted
away from the site. The well should
be sealed
to prevent insects, rodents, amphibians,
etc. from entering.
Springs can also provide safe drinking
water
supplies, but they must be properly
constructed
and protected to prevent contamination.
Springs
used as drinking water sources typically
consist of a collection system or “spring
box” to collect the water, a reservoir
for
storage, and a piping system to transport
water from the collection system to
the reservoir
and then to the home.
The following items should be considered
in determining if a spring is adequate
and
safe:
Ö The better springs originate in bedrock
(solid rock) as opposed to unconsolidated
materials. Springs that originate in
floodplains,
low areas, and drainage ways or valleys
are
much harder to protect from contamination
than those originating in higher, well-drained
areas.
Ö All parts of the system must be sealed
to prevent surface water from entering
and
to prevent insects, rodents, amphibians,
crustaceans, or other “critters” from
entering.
Ö The area upslope from the spring
should
be free from development or heavy agricultural
usage. There should be no potential
contamination
sources within 100 feet upslope of
the spring.
Ö Burrowing animals upslope from the
spring
can lead to contamination. The area
within
at least 100 feet of the spring should
be
inspected periodically for signs of
burrowing.
Ö Some springs cease to flow, or the
flow
drops considerably during late summer
or
fall. Before investing too much in
developing
a spring, flow observations should
be made
during dry periods to determine if
the spring
continues to flow. If the spring flow
fluctuates
significantly in response to rainfall
events
or seasonally, there may not be enough
water
to supply the home during extremely
dry periods.
If the spring has been in use as a
drinking
water supply in the past, previous
owners
or neighbors may be able to provide
information
regarding the flow.
Ö Spring flows as low as one-half gallon
per minute can provide adequate volume
to
serve a single residence. For low-volume
springs, a larger reservoir is needed.
The
local health department or a professional
consultant can provide information
as to
sizing the reservoir.
Drilled wells are the most common type
of
residential drinking water source for
newer
homes. This type well is usually six
inches
in diameter, has a steel or Thermoplastic
casing extending to bedrock, and is
drilled
into the bedrock in hopes of encountering
a water-bearing fracture zone. Drilled
wells
tend to be less susceptible to contamination
than springs, dug wells, or bored wells,
but in some areas the inorganic chemicals
can be a nuisance. In other areas,
there
may be difficulty in drilling a well
and
getting an adequate yield.
There are state regulations on well
construction
that require that wells be “grouted”
(concrete
poured around the casing) to prevent
surface
water or other contaminants from entering
the well. Wells are also required to
be tested
as to the yield; a log is to be kept
specifying
the depth of the well, depth of casing,
depth
of yielding zones, and geologic conditions
encountered. An ID plate is to be placed
on the well indicating total depth,
casing
depth, the level water rises to, and
date
the well is drilled. If this information
is not readily available, the well
drilling
contractor may be able to help provide
it.
State regulations governing on-site
sewage
(septic tank) systems and well construction
standards contain separation distance
requirements
from several potential contamination
sources,
and, for most homes constructed since
the
mid-1980’s, these requirements have
been
met. Buyers of older homes should check
to
see if separation distances are adequate
to minimize the potential for contamination
of the drinking water supply. For example,
on-site sewage systems are required
to be
a minimum distance of 50 feet from
wells
in all cases, and in most cases are
required
to be 100 feet away. If springs, dug
wells,
or bored wells are downslope from an
on-site
sewage system, an owner or potential
buyer
should seek advice from Environmental
Health
Specialists or a qualified professional.
If a drinking water source is tested
for
contamination and a problem is indicated,
the owner or potential buyer should
get help
in interpreting the results from the
local
county health department or a qualified
professional.
If a drinking water source tests positive
for coliform bacteria, the source should
be disinfected (usually using chlorine)
and
retested. It is important to wait until
all
traces of the disinfectant are gone
before
retesting. If the water has tested
positive,
a series of tests should be run over
a period
of time to make sure the contamination
does
not recur over time.
There are treatment systems on the
market
that are geared toward residential
use; however,
homeowners should get professional
advice
before purchasing one of these units.
Most
small treatment systems are meant to
take
out a specific type of contaminant
and, if
improperly applied, may cause a worse
problem.
Some buyers are served by water sources
on
an adjoining property. If this is the
case,
a potential buyer should understand
the water
rights provisions and make sure there
are
legal rights that guarantee continued
use
of the water source and provisions
for maintenance
or improvements to the source. If a
home
is to be served by a community public
water
system, the potential buyer should
find out
who is responsible for maintaining
the system
-- a municipality, the developer, the
homeowners,
or a public utility. Information on
public
water systems can be obtained from
the North
Carolina Public Water Supply regional
office
in Asheville. The local county health
department
can provide the phone number and name
of
the PWS representative serving the
county.
4. SLOPE
Over three quarters of the land in
western
North Carolina has a slope in excess
of 30
percent. The financial and environmental
costs of building on such steep terrain
are
substantial and significant. Building-site
preparation and access are complicated
by
shallow bedrock, high erosion rates,
soils
that are subject to sliding, and the
lack
of adequate sites for septic systems.
Conventional
septic systems are difficult to construct
on slopes greater than 30 percent and
often
function poorly in these situations.
Most of the steeply sloping land in
the region
is located at the higher elevations.
Since
snowfall is greater and snowmelt slower
at
these elevations, access to the house
during
the winter may be difficult, at best.
5. ACCESS
A poorly designed or constructed road
can
be a major headache for a homeowner.
It can
limit access to your house, especially
when
the weather is snowy, icy, or wet,
and can
also cause severe erosion and stream
sedimentation
that can lower the value of your property
and destroy the beauty of the land.
Also,
find out who is legally responsible
for maintaining
the road to the property or house:
the state,
the developer, or property owner. If
the
road to the property is private, make
sure
that you have legal access in and out
to
a state maintained road.
Road grades of 12 percent or less are
desirable.
A 12 percent road grade means the road
rises
or falls approximately 12 vertical
feet in
each 100 feet of length. Unpaved roads
with
grades in excess of 12 percent erode
easily,
and they are difficult to maintain.
Road embankments should be stabilized
and
covered with healthy vegetation to
help prevent
erosion and localized land slides.
You should
visit the property when it is raining
to
evaluate how well surface water drains
off
the site. Water should be diverted
away from
the road and homesite. Badly eroded
roads,
road embankments and ditches indicate
an
improper or non-existent drainage system
for the property. They also lower the
value
of your property and destroy the beauty
of
the land.
6. FLOOD PLAINS OR WATER CONSTRAINTS
Annual precipitation in portions of
western
North Carolina is the highest in the
eastern
United States. The steep, mountain
slopes
permit rapid storm-water runoff. Considering
these two facts, it is not surprising
that
floods are a frequent, natural occurrence
in our region.
When people build houses and businesses
on
land that is periodically flooded,
human
suffering and economic loss inevitably
result.
These areas are called floodplains.
The best
farmland in western North Carolina
is generally
located in floodplains.
Building a house on a floodplain not
only
endangers your life and property, but
also
removes another piece of land from
agricultural
production in a region where there
is very
little land remaining that is suitable
for
farming.
Small creeks are as susceptible to
flooding
as large rivers. Before buying or building
a house, check to see how close the
site
is to any creek or river. Ask residents
of
the area how high flood waters have
risen
on the property in the past. Communities
that belong to the National Flood Insurance
Program have maps that show the flood-prone
areas within their community. These
maps
can be found in the county courthouse
or
city hall.
A large number of building sites have
wetlands
or streams on the property that need
to be
considered in any home construction.
Any
anticipated construction that would
affect
wetland area or stream (including but
not
limited to road crossings, stream enclosures,
stream bank stabilization or stream
maintenance)
requires approval from the United States
Army Corps of Engineers prior to beginning
any construction activity.
7. STEWARDSHIP OF THE LAND
The natural beauty of our mountains
is in
large part what attracts so many to
the area.
The Blue Ridge Mountains support a
wide variety
of plants and animals, many unique
to the
Southern Appalachians.
By gaining an understanding of the
complexities
of your property’s terrain and its
natural
resources, you can help promote the
existing
character of this area by preserving
the
natural character of your own homesite.
Prior
to any land clearing activities, identify
and protect features such as springs,
streams,
bogs, rock outcrops, as well as existing
vegetation, such as large trees. Work
with
your contractor to develop a site plan
that
enhances (rather than eliminates) these
unique
features.
A well-landscaped homesite will not
only
be attractive, but will also be protected
from soil erosion and will prevent
siltation
of nearby streams. It is important
to establish
vegetation on barren land as soon as
possible.
Deciduous trees will shade the house
in the
summer and let the sun in during the
winter.
Trees and shrubs can also serve as
windbreaks.
The local Natural Resource Conservation
Service
office or North Carolina Cooperative
Extension
Service office can provide valuable
technical
assistance concerning plants, fertilizer,
lime, mulches, and the best time and
techniques
for establishing vegetation on your
property.
A large area of cut and fill will require
extensive landscaping, some of which
will
take years to establish. Too often,
too little
thought is given to preserving the
natural
vegetation around the house site. Native
trees and shrubs possess inherent qualities
and adaptive traits that make them
aesthetically
pleasing, practical, and ecologically
valuable.
Brochures listing western North Carolina
native plants for landscaping and exotic
pest plants are available on WNCT’s
Webpage
at www.wnct.org or by calling the U.S.
Fish
and Wildlife Service at 828-258-3939.
You can also help minimize the impact
of
loss of wildlife habitat by retaining
and
re-establishing beneficial native
vegetation. Avoid the use of invasive
exotic
plants that may spread into adjacent
woodlands
and natural areas. Contact the local
Cooperative
Extension office for information and/or
brochures
on tree protection, landscaping for
wildlife,
and avoiding exotic pest plants.
VIEWSHEDS
A well-placed homesite should blend
into
the existing area. This is especially
important
with ridgetop homesites, which can
either
be unobtrusive or eyesores. Some counties
have adopted a local ridgetop ordinance.
Contact your county planning department
to
verify if your county has one. North
Carolina’s
“Ridgetop Law” restricts development
of buildings
40 feet or greater in height on identified,
protected ridges.
Each county has maps identifying which
ridgetops
are protected. Counties that have their
own
ridgetop ordinance regulate, rather
than
prohibit, building on ridgetops. These
structures
must receive prior approval from city
or
county officials.
RIVER PRESERVATION
Private ownership of land could also
include
the banks of a river or stream. Removing
the trees, shrubs, and other vegetation
to
plant exotic grasses or place rock
(also
known as rip-rap) along the bank degrades
the stream. Removing vegetation eliminates
the habitat for species that trout
and other
aquatic life use as food.
Trout require high levels of oxygen
generated
by cool water. Rocks lining a bank
absorb
the sun’s heat and warm the water.
Trees,
shrubs, and other native vegetation
cool
the water by shading it, thus helping
to
maintain trout populations.
Experience has demonstrated that straightening
a stream increases the speed of the
water
flowing through it. Should you straighten
your stream, clear the native vegetation,
and line the banks with grass or rock,
you
will lessen, if not eliminate, the
chances
of wildlife visiting your home. Remember,
birds and mammals require many of the
things
(insects, fish, vegetation, etc.,)
that are
provided by a natural stream and streambank.
You should also consult with the Army
Corps
of Engineers before manipulating a
stream.
Federal law restricts development of
any
wetland, and a streambank could be
considered
a wetland.
Rivers and streams are not supposed
to be
muddy when it rains. The NC Sedimentation
Pollution Control Act, enforced by
the NC
Division of Land Resources, maintains
that
when you develop your property, you
must
keep dirt out of rivers and streams.
If you
develop more than one acre, you must
have
a plan of how you will keep the dirt
on your
property. Check also to see if you
have a
local ordinance that may be more restrictive
than the state law.
WILDLIFE
Many types of wild animals are common
in
western North Carolina. Viewing wildlife
in your own backyard can be an enjoyable
and rewarding experience. Wild animals
rarely
present a danger to residents, but
some animals
can become a nuisance if homeowners
do not
take proper precautions.
Black bears are very common in western
North
Carolina and are sometimes seen in
residential
areas close to towns and cities. New
homeowners
should not be surprised to see an occasional
bear in their yard. Bears are attracted
to
houses by the smell of food. They often
venture
into yards to raid garbage cans, tear
down
bird feeders, and eat dog food or cat
food
left outside. Recently used outdoor
grills
also attract bears, as do compost piles,
and anything else that might smell
like food.
Bear problems around houses can usually
be
resolved by removing food sources.
Homeowners
may have to take down bird feeders,
feed
pets inside, and keep garbage in a
safe place
(such as a closed garage).
Bears may remain in the area if suitable
habitat is nearby, but they should
not pose
a problem if food is not available
around
the house. Natural foods such as apple
trees,
blackberries, blueberries, and acorns
can
also attract bears to a yard at certain
times
of the year. A homeowner who encounters
a
bear in or near his yard should simply
leave
it alone. It will leave when the food
source
is gone. NEVER FEED BEARS! Bears that
learn
to associate food with humans sometimes
lose
their fear of people and become more
dangerous.
Other wild animals can also become
a nuisance
to home-owners. Deer can cause damage
by
browsing on ornamental plants and garden
vegetables. Skunks, opossums, and groundhogs
occasionally make their dens in crawl
spaces
under houses and trailers. Close off
all
openings and holes to keep them out.
Coyotes,
foxes, and bobcats are attracted to
the edges
of residential yards to hunt rabbits
and
mice and can become a danger to household
pets. Gray squirrels, flying squirrels,
and
bats sometimes make their homes in
attics
or eaves and cause problems for homeowners.
Homeowners living next to a creek may
find
beavers chewing on trees in the yard.
Bats are very beneficial animals because
they eat flying insects. They are not
dangerous
as long as they are outside. Bats can
be
dangerous to people if they get into
houses
because of the diseases they may transmit
through bites or feces. They are not
generally
aggressive toward people, but they
may bite
if they are cornered or trapped. Homeowners
can prevent bats and other animals
from getting
into their attics by making sure that
every
opening is closed off with wire mesh,
metal,
or wood. Bats can squeeze through tiny
cracks
between boards, so every little hole
must
be covered. If you move into a home
that
already has bats in the attic, close
off
every entrance hole except one. Wait
until
the bats leave at night and then close
off
the last hole.
There are simple solutions to most
nuisance
wildlife situations. New homeowners
should
be aware that they may have to adapt
their
lifestyle in order to live with wild
animals
that reside in nearby habitats.
Living with wildlife, including black
bears,
is a part of living in western North
Carolina.
The environment (plants and animals)
plays
a strong role in providing us, humans,
with
the essentials for living.
8. SOLAR ENERGY POTENTIAL
The solar energy potential of a homesite
becomes increasingly important as energy
costs continue to rise. Land on the
south-facing
slope of a mountain receives direct
sunlight
for many more hours each day than land
on
the north-facing slope. Houses on south-facing
slopes are generally easier and less
expensive
to heat. They have the greatest potential
for using solar energy for residential
space
and hot-water heating. Houses on east-
and
west-facing slopes have less potential,
and
those on north-facing slopes have minimal
solar energy potential.
In addition, while trees and shrubbery
can
be beneficial for cooling in the hot
summers,
tall trees on the south-facing side
of a
homesite can limit solar potential.
The types
of trees are important. Evergreens
pose a
year-round obstacle to solar gain.
But deciduous
trees are without leaves in the late
fall
and winter, which allows for 30 to
40 percent
of sunlight to get through. This enables
the use of some solar applications,
for space
heating in particular. However, the
use of
solar hot water and photovoltaic systems
will still be limited.
For many sites, particularly on heavily
wooded
steep slopes, the only option is to
clear
trees for a wide radius. This may downgrade
the beauty of your site and ruin one
of the
reasons you chose to live in the mountains.
Be sure to have a thorough solar site
evaluation
before you buy, if you have solar in
mind
for your house. If your site is suitable
for solar, North Carolina offers a
40 percent
solar tax credit, up to $1,500, for
residential
solar energy systems. If your site
is not
suitable for solar, you may also wish
to
check out the wind potential. Ideally,
for
wind, your site must provide a 500
feet radius
of unobstructed landscape for a windmill
that is raised about 100 feet in the
air.
In the mountains, some building sites
enhance
your home’s potential for a wind energy
system.
In addition to this energy capability,
the
state of North Carolina provides a
10 percent
wind energy tax credit.
9. MINERAL AND TIMBER RIGHTS
Under North Carolina law, ownership
rights
to the minerals on or under the ground
can
be severed from the surface rights
to the
land and transferred as a separate
estate.
The owner of the mineral rights is
legally
entitled to use the surface of the
property
to reach and remove the minerals he
or she
owns. Therefore, before you buy property,
check the deed closely to determine
whether
the mineral rights have been severed
and
belong to someone other than the owner
of
the surface rights to the property.
BUYING OR BUILDING IN A SUBDIVISION
If buying a lot in a subdivision, there
are
several precautions you should take:
Ö Check with the Soil and Water Conservation
district office to determine the soil
types
and their capabilities.
Ö Check access into the development
and the
lot you intend to buy. Who maintains
the
road? Is the drain adequate and are
stream
culverts or bridges large enough?
Ö Check with the County Health Department
to determine sewage disposal requirements
and underground water availability.
Ö Check on any zoning regulations for
the
subdivision or surrounding areas. How
will
the land around the subdivision be
used?
Is there a local sedimentation control
ordinance?
Ö Check the water source. If there
is a community
well, does your deed refer to your
water
rights? Have arrangements for maintenance
and repair been drawn up?
Additionally, if you purchase a lot
or build
in a subdivision, you should:
Ö Check to see if the lot is in a floodplain.
You may be required to purchase flood
insurance
if your property is in a flood hazard
zone
designated by the Federal Emergency
Management
Agency (FEMA). This information is
normally
available at the County Building Inspections
Office.
Ö Check access into the development
and the
lot you intend to buy. Is there a road
maintenance
agreement? Ask one of the resident
neighbors
if the subdivision adheres to the agreement.
Adequate road access and a maintenance
agreement
should be a condition of purchase.
Do other
property owners have access through
the property
you are considering? If so, how many
properties
use this access, where is this right-of-way
and how might it impact your development
plans?
Ö Check to see if any “private” access
roads
to your property (roads not maintained
by
the State of North Carolina) are in
the floodplain.
In times of emergency, flooded roads
may
make it impossible for you to leave
the subdivision.
Damaged private roads and bridges can
be
very expensive to replace and may be
your
responsibility to repair. Also, be
sure “private”
bridges are constructed with steel
beams.
If you have questions or concerns,
consider
hiring a consulting engineer to inspect
any
bridge. Private roads may be eligible
for
dedication to the state for repair
and maintenance
if they were constructed to state standards
and have a sufficient width of right-of-way.
Contact the nearest North Carolina
Division
of Highways’ regional office for more
details.
Confirmation that a road is eligible
for
dedication could be added as a condition
of purchase.
Ö Check to see if there is a Homeowners
Association
and if it is active. Most homeowners’
groups
require the payment of annual dues.
Be sure
you understand the terms and conditions
in
the association agreement.
Ö Check for development restrictions
either
in the form of restrictive covenants
or in
the form of municipal/county, state,
or federal
government regulations. Restrictive
covenants
should be available from your real
estate
agent or subdivision sales office.
Enforcement
of restrictive covenants are the responsibility
of the property owner and/or the homeowners
association. Ask one of the resident
neighbors
if there have been any problems enforcing
these restrictions. Also, determine
when
the covenants expire and the process
for
their renewal. Restrictive covenants
should
be addressed in your purchase agreement.
Government regulations will apply to
the
development of all property. Check
with the
county health department to determine
sewage
disposal requirements and underground
water
availability. Securing a permit for
on-site
sewage disposal should be part of the
purchase
contract for the property. Groundwater
supply
is generally available throughout the
region,
but there are sites where water is
either
difficult to find, and that require
a deep
well (potentially expensive) or that
have
poor water quality (often due to iron
content).
Be sure to confirm your source of water
supply
before you begin construction of a
home.
Ask one of the resident neighbors if
there
have been any problems with dry wells
during
drought conditions or with any other
water
quality issues.
Ö Check with the County Building Inspections
Office and ask about development requirements
in general. Be sure to clarify any
zoning
regulations and regulations related
to property
located within a designated Public
Drinking
Water Supply Watershed. Clarify any
differences
in the regulations between the property
you
are considering and the adjoining property.
If you plan to divide the property
sometime
in the future, be certain this is permissible
under the terms of the restrictive
covenant
and/or under the terms of a County
Subdivision
Ordinance. State and possibly local
Sedimentation
and Erosion Control Rules may require
control
measures prior to initiating any land
disturbing
activities. If your property has or
is adjacent
to any type of surface water such as
a stream,
river, lake, etc., additional restrictions
may apply. Most of these restrictions
are
in the form of building setbacks from
the
water’s edge.
The North Carolina Division of Water
Quality
has the most accurate information related
to this situation. However, this information
should also be available through the
County
Building Inspections Office.
If there are low areas in need of filling
with soil or other material, you should
check
with the U.S Army Corps of Engineers
to determine
if the area is a wetland (even if it
appears
dry at the time you are inspecting
the property).
Local soil conditions may make development
more difficult and costly. Check with
the
local Soil and Water Conservation District
office to determine the soil types
and their
limitations.
If you discover or suspect any unusual
conditions
on the property, consider hiring a
local
soil scientist for advice. Always engage
the services of a reputable local attorney
who is independent of the subdivision
and
its affiliates.
WHERE CAN I GET HELP?
In western North Carolina, the following
agencies can assist you in evaluating
the
environmental limitations on property
you
own or are considering purchasing.
Although
these services are available at no
charge,
it is up to the property buyer to contact
these agencies and have them check
the property.
To contact the following agencies,
look under
“Government” in the yellow pages of
your
telephone book.
Ö County or City Health Department
Ö U.S.D.A Natural Resource Conservation
Service
(formerly Soil Conservation Service)
Ö Soil and Water Conservation District
Ö County or City Planning Office (For
a listing
of county planners - www.wnct.org)
Ö N. C. Cooperative Extension Service
Ö Chamber of Commerce
Ö County or City Building Inspector
Ö U.S. Army Corps of Engineers
The North Carolina Department of Environment
and Natural Resources can be reached
at (828)251-6208.
There are several offices that may
be of
assistance.
If you are building or buying in the
counties
of Jackson or Macon, check out Nantahala
Power and Light’s webpage at http://nantahalapower.com/.
It contains an excellent checklist
for prospective
homeowners.
IN CONCLUSION
Purchasing a house or homesite in the
mountains
is a complex decision involving financial,
site, architectural, and personal considerations.
A careful and thorough evaluation of
the
different considerations and limitations
will help to ensure your satisfaction
with
the home or lot you choose.
The decisions you make in building
your home
have direct impacts on the people and
wildlife
of your community. The choices you
make can
help benefit the health of our people
and
environment. We hope this booklet has
been
helpful in understanding how we can
be better
stewards of our land.
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