Title
Vote to approve a request by Clay Matthews, on behalf of Land Alternatives, PLLC for subdivision First Plat review and approval of Harris Ridge, consisting of 49 lots on 138.58 acres, located off NC Hwy 42, parcel 5683 in Cape Fear Township
Abstract
Introduction & Background:
Zoning: R-1
Water System: Private
Sewer System: Private on-site septic
Subject to 100-year flood: Floodable areas within the development.
General Information: The subdivision process is a four (4) step process: Concept Plan, First Plat, Construction Plan, and Final Plat. The applicant has completed the community meeting and the Concept Plan review. The minimum lot size requirement for the project is 40,000 square feet of usable area. The Planning Board has two (2) meetings in which to act on the proposal.
Discussion & Analysis: The request is for First Plat review and recommendation of Harris Ridge, consisting of 49 lots on 138.58 acres, located off US Hwy 42. A vicinity map showing the property location can be viewed online. Per the Subdivision Regulations, Section 5.2C(4), a Public Hearing shall be held at the first Planning Board meeting to receive comments on the proposed subdivision. Item (b) states that following the Public Hearing, the Planning Board shall review the proposal, staff recommendation, and public comments and indicate their recommendation for approval, disapproval, or approval subject to modifications. As stated above, the Planning Board has two (2) meetings to act on the proposal.
Roadways: The road is to be built as a 20-foot-wide travel way with a 60-foot-wide public right-of-way and is to be state maintained. There are shared driveways proposed within the subdivision and the shared driveways shall follow Section 7.4 (B) in the Subdivision Regulations.
Historical: The applicant contacted Sy Robbins with Chatham County Historical Association (CCHA). Mr. Robbins provided an email to the developer’s team and county staff on July 15, 2025. Mr. Robbins stated “recommend protection nearby cultural resources from stormwater impacts, and keeping an eye out for unmarked graves and artifacts. After the TRC meeting on August 13, 2025, Mr. Robbins provided the following additional information. Harris Ridge (aka Buckhorn Creek, Harris Estates) (off NC Hwy 42): The CCHA has no specific comments on the First Plat dated 7/18/25, but once again wishes to note that the Ausley-Pipkin Cemetery (T52.1) is located 300' (or less) from the eastern boundary of the project (on Tax Parcel #5638), and requests that the cemetery be indicated on future map submittals; it also requests that the cemetery be protected from stormwater runoff impacts from the proposed project. The CCHA also notes that the Thomas A. Ausley House (CH0163) is located approximately 600' from the eastern boundary of the project (on Tax Parcel #5663), and the Willie Davis Ragland House (CH0162) is located approximately 300' southeast of the project (on Tax Parcel #5685), and requests that these historic structures be protected from the impacts of project construction activities (e.g., runoff, dust, vibrations from heavy vehicles). As always, the CCHA recommends that care be taken to look for unmarked graves during regrading and construction activities, and to look for artifacts which, if discovered, the CCHA would like the opportunity to examine and document.
Schools: Notification of the proposed development was provided to the Chatham County School System.
General Environmental Documentation: The developer submitted the General Environmental Documentation, and a letter dated April 22, 2025, from North Carolina Department of Natural and Cultural Resources Natural Heritage Program to Chatham County Land & Water Resources Division for review. The letter states “A query of the NCNHP database, based on the project area mapped with your request, indicates that there are records for rare species, important natural communities, natural areas, and/or conservation/managed areas within the proposed project boundary.
‘Potential Occurrences’ table summarizes rare species and natural communities that have been documented within a one-mile radius of the property boundary. The proximity of these records suggests that these natural heritage elements may potentially be present in the project area if suitable habitat exists. Tables of natural areas and conservation/managed areas within a one-mile radius of the project area, if any, are also included in this report.
If a Federally listed species is documented within the project area or indicated within a one-mile radius of the project area, the NCNHP recommends contacting the US Fish and Wildlife Service (USFWS) for guidance.”
Taylor Burton, Watershed Specialist, reviewed and approved the information submitted.
Community Meeting: A community meeting was held on June 26, 2025, at New Hill Community Center, 3101 New Hill Hollerman Rd., New Hill, NC. Ten people attended the meeting. Items discussed:
• Timing of the construction
• Prices of the homes
• What is the market demand
• Who will be the builder
• Traffic on NC Hwy 42
• Will there be clear cutting
• Request fencing along the southern property line
• Concerns with the impact on wildlife, water quality, and environment
• There are concerns with the proximity to adjacent game land and the encroachment onto private property using ATVs.
Technical Review Committee: The TRC met on August 13, 2025, to review the First Plat submittal. Mr. Clay Matthews and Mr. Joe Faulkner with the CE Group were present and gave a brief presentation. Items discussed included the following:
• Remove all septic areas from the riparian buffers and flood plains.
• The ordinance requires that if the floodplain extends beyond the perennial stream buffer the buffer becomes the limit of the floodplain. This will need to be shown.
• Subdivision signs and street lighting will require permits.
• Shared driveways with three or more homes will require street names.
• Driveway permits will be needed as the project moves forward. NCDOT stated the driveway separation at the cul-de-sac is fine since the driveways are internal and not on a major highway.
• NCDOT agreed to the “T” turnaround. Planning staff stated two shared driveways will need to meet the easement requirement with a 100’ separation. The proposed two driveways will need to be reconfigured to one shared driveway.
• Possible fire department water point at the SCM by lot 49.
• A possible cemetery is located about 300’ from the proposed project, on parcel 5638. Parcel 5638 is not part of the project. CCHA wants to make sure it’s protected from on-site activities, especially from watershed and would like the cemetery shown on the plat. CCHA ask to keep an eye out for unmarked graves and artifacts. Planning staff explained by the Subdivision Regulations it’s required to show graves/cemetery within 100’ of the project, if the applicant chooses to show the cemetery that is more than 100’ it’s okay, but it’s not required.
• It’s suggested to install pedestrian signs and some striping to let drivers know pedestrians are nearby and to slow down near the mail kiosk.
• The Fire Marshall will have a discussion later with the engineer about the water point, the Fire Marshall stated, the closest fire hydrant is where Christian Chapel Church Road connects to Hwy 42.
Septic: A soils report and map were submitted to James Tiger, Chatham County Environmental Health Supervisor II, for review. Mr. Tiger stated, “the report appears adequate based on the information presented to support the proposed subdivision. As you are aware SCM design/locations, proposed house size/location, driveways, other appurtenances, and system type may affect the useable soils area as shown.”
Water: Individual wells are proposed.
Road Name: The road names Harris Ridge Rd, Sawmill Ln, Wildberry Ln, Ivory Hill have been approved by Chatham County Emergency Operations Office as acceptable for submittal to the Board of Commissioners for approval.
Water Features: Kevin Murphrey with Soil & Environmental Consultants, Inc. (SE&C) submitted the Riparian Buffer review application along with a riparian buffer map to Watershed Protection Department. Phillip Cox, County Watershed Specialist, and Kevin Murphrey with S&EC completed an on-site riparian buffer review on February 14, 2025, to verify the consultant’s findings. On February 25, 2025, Drew Blake issued a confirmation letter of the findings which stated six (6) intermittent streams, three (3) perennial streams, sixteen (16) potential wetlands, and two (2) ephemeral streams. A 30-ft buffer from top of bank landward on both sides of the feature for all ephemeral streams, a 50-ft buffer will be required beginning at the flagged boundary and proceeding landward on all wetlands, a 50-ft buffer from top of bank landward on both sides of the feature for all intermittent streams and a 100-ft buffer from top of bank landward on both sides of the feature for the perennial stream. The Jurisdictional Determination (JD) request has been submitted to the Army Corp of Engineers and is currently being processed. The JD will be required at construction plan submittal.
Stormwater and Erosion Control: Six stormwater devices are proposed. As part of the stormwater permitting process, additional information will be provided to the Watershed Protection Department. A Stormwater Permit and Sedimentation & Erosion Control Permit will be obtained from the Chatham County Watershed Protection Department prior to the Construction Plan submittal. No land disturbing activity can commence on the property prior to obtaining Construction Plan approval.
Site Visit: Site visits were scheduled for July 26 and 28, 2025, for Planning Department staff and various board members to attend. CE Group representatives were present to walk the property with staff and Board members and discuss the project. Pictures of the site visit can be viewed on the Planning Department webpage at www.chathamnc.org/planning <http://www.chathamnc.org/planning>, Rezoning and Subdivision Cases, 2025.
Planning Board Discussion: The Planning Board met September 2, 2025. Mr. Clay Matthews and Mr. Joe Faulkner with the CE Group were present on behalf of the developer. Mr. Matthews provided a brief presentation.
The board discussed the following:
• Under the General Environmental Documentation (GED) the NCNHP report states it’s possible there may be two rare and threatened species of mussels identified within a 1-mile radius and to contact the U.S. Fish and Wildlife Service. Has the U.S. Fish and Wildlife Service been contacted. Response: Mr. Matthews stated the process is automatically triggered when crossing the streams for the U.S. Army Corps to permit and wildlife is part of that.
• Is there a certain number of lots that a subdivision can have with a single entrance? Response: Staff stated this falls under the Fire Marshal, Appendix D.
• The speed limit in this area is 55 but it seems to be a suggestion to the drivers. The drivers in this area drive extremely fast. The school buses will not enter the subdivision but will stop on NC Hwy 42, there are concerns. Response: Mr. Matthews stated the developer has acquired a sight distance easement for the driveway location to have the best sight distance as possible for the people who are turning out of the subdivision.
How does this relate to the Comprehensive Plan: Plan Chatham was adopted by the Board of Commissioners in November 2017 and is a comprehensive plan that provides strategic direction to address the most pressing needs in the county. These properties are located in an area of the county identified as Rural on the Future Land Use and Conservation Plan Map (Strategy 5.2). The description for rural areas includes low-density, single-family homes on large lots, agriculture, home-based & small-scale businesses, regional greenway trails, and conservation easements.
The proposed conventional subdivision meets the adopted riparian buffer and stormwater control standards of the county. The developer also contacted the NC Natural Heritage Program to review their database for any rare species, important natural communities, natural areas, or conservation/managed areas within the project boundary, and none were identified in their records. It should be noted that Plan Chatham is not intended to be used as a regulatory tool but is a policy document. When reviewing subdivision applications, the boards can use the plan as a tool to identify future regulatory changes.
Budgetary Impact: N/A
Recommendation/Motion: The Planning Staff and Planning Board unanimously recommend granting approval of the road name Harris Ridge Rd, Sawmill Ln, Ivory Hill, and Wildberry Ln. and approval of the First Plat as submitted with the following conditions:
1. The county attorney shall review and approve the contract and performance guarantee prior to final plat recordation.
2. Approval of the First Plat shall be valid for a period of twenty-four (24) months following the date of approval by the Board of Commissioners and the Construction Plan approval shall be valid for a period of twenty-four (24) months from the date of approval by the Technical Review Committee or Board of Commissioners.
3. All shared driveways shall follow the road standards in Section 7.4 (B).
4. A note on the final plat shall state lots 15 & 18 and lots 40 & 42 are not to have ingress/egress access.
5. Lots 15-18 and lots 31-34 shall have a minimum of 30’ wide access off the state maintain road.
6. All flag lots shall have a minimum of 30’ wide the entire strip until the individual lot widens.
7. All riparian buffers shall be labeled with buffer widths and buffer type.
8. No septic areas shall be shown within the riparian buffers.
9. No SCMs shall be located within the riparian buffers.
10. All shared driveways shall be a minimum of 30’ wide, the entire access.