Title
Vote to approve a request by Dale Werenko on behalf of AF- Bowes LLC for subdivision First Plat review and approval of Webster Farm, consisting of 132 lots on 182.98 acres, located off Buckner Clark Rd (SR-1561), parcel 12169
Abstract
Introduction & Background:
Zoning: R-1
Water System: Public
Sewer System: Individual Sepic
Subject to 100-year flood: No Floodable Areas Within the Development Area
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 Webster Farm, consisting of 132 lots on 182.98 acres, located off Buckner Clark Road. 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.
Historical: The applicant received comments from the Chatham County Historical Association. CCHA asked for documentation on the farmhouse and on the farm structures before demolition and stated based on the records the house probably dates from around 1909. Per the EIA the house was constructed in 1890 with heat provided from a fireplace and a few farm structures are on the property. No graves were found the onsite.
Schools: Notification of the proposed development was provided to the Chatham County School System.
Environmental Impact Assessment: The developer submitted the Environmental Impact Assessment, and it was peer reviewed and deemed complete by Johnson, Mirmiran & Thompson (JMT) on September 11, 2025. The Environmental Review Advisory Committee provided comments on the first draft of the EIA in November 2024. Those comments were provided to the consultant who prepared the EIA and the peer review consultant for consideration.
North Carolina Department of Natural and Cultural Resources Natural Heritage Program (NCNHP) letter dated February 5, 2025, states “A query of the NCNHP database, indicates that there are no records for rare species, important natural communities, natural areas, and/or conservation/managed areas within the proposed project boundary, or within one-mile radius of the project boundary. Please note that although there may be no documentation of natural heritage elements within the project boundary, it does not imply or confirm their absence; the area may not have been surveyed. The results of the query should not be substituted for field surveys where suitable habitat exists. In the event that rare species are found within the project area, please contact the NCNHP so that we may update our records.” Per the EIA Threatened and Endangered Species Database Report this area may be subject to following endangered species: Bald Eagle, Red-cockaded Woodpecker, Cape Fear Shiner, Atlantic Pigtoe, Green Floater, Monarch Butterfly, and Harperella.
Section 3.6 of the EIA stated the NC Dept. of Natural and Cultural Resources provided a letter dated August 20, 2024, the letter stated the proposed project will not have an effect on known historic resources. NCSHPO and OSA will be notified if archaeological artifacts or historical structures are discovered during construction.
The developer conducted a title search, confirming the Webster-Bowes family’s longstanding ownership and no gravesites were identified on the property or in the title search.
Community Meeting: A community meeting was held on July 16, 2024, at the Agricultural and Conference Center located at 1192 US Hwy 64 West, Pittsboro. Approximately forty-seven (47) people attended the meeting. The attendees had concerns about the following:
• Will the HOA maintain the SCMs
• What is the total impervious surface on the site
• Will it be Chatham County water and where is it being extended from
• Concerns about hunting in the surrounding area
• Concerns about the density for the project and some attendees would like 3-acres lots
• Concerns about neighboring farms and the use of lawn fertilizers and/or pesticides
• Concerns about traffic
• Will Buckner Clark Road be widened
• How will our septic fields affect adjacent properties wells
• How will the maintenance of the lawns affect the neighboring wells
• Will adjacent property owners be required to tie to public water
Technical Review Committee: The TRC met on March 18, 2026, to review the First Plat submittal. Mr. Dale Werenko and Amy Mc Donald with WithersRavenel, and Tyler Probst with GreenHawk were present and Mr. Werenko gave a brief presentation. Mr. Werenko stated the project is 132 lots, the development will use public water supplied by TriRiver extended from US Hwy 64, and each lot will have individual septic. Stormwater will be managed through multiple SCM’s, and the neighborhood will feature NCDOT standard ribbon-paved streets. The following items were discussed:
• Standard setbacks for buildings will be required.
• Signage at the entrance.
• Any street lighting will need to be approved.
• Ask about the SCM access and maintenance easements locations. Shown on sheet 6.
• Will a second access point be needed. Mr. Werenko stated the issue has been evaluated and one access point was deemed sufficient.
• Any future phases, since a stub-out is proposed. Mr. Probst stated no expansion is planned at this time.
• Where Mason Street intersects, a road name is needed.
• Lots 128-130 is less than 40,000 sq ft.
• Deborah Lane exceeds 150 feet and will require a hammerhead turnaround per the Fire Marshal.
• Stub-outs do not need to be built if the right-of-way is dedicated.
• Inform future homeowners of the limited usable areas of the lot when buffers and SCM features are present.
Septic: A soils report was completed by Piedmont Environmental Associates, PA on March 10, 2023, according to the soils report. J. Carl Kivett, REHS, LSS with Chatham County Environmental Health reviewed the soils report. Mr. Kivett stated in the email dated February 13, 2026, that everything looks good at this point for the first plat submittal.
Water: Public water from Tri River Water.
Road Name: The road name Webster Farm Rd, Mason St, Bentley St, Deborah Dr, Augustus Dr, Marian Ln, Christy Ct, Dewey Ln, Lacey Ln, Long Branch Way, Varnell Creek Way, and Conner Creek Lane have been approved by Chatham County Emergency Operations Office as acceptable for submittal to the Board of Commissioners for approval.
Development Schedule: Four phases are proposed. Phase 1 final plat is to be submitted by May 31, 2031, Phase 2 final plat submitted by May 31, 2031, Phase 3 final plat submitted by May 31, 2032, and Phase 4 submitted by May 31, 2033. This project shall have 36 months from First Plat approval to submit Construction Plan for Phase 1.
Water Features: Cory Darnell with Sage Ecological Services (Sage), submitted the Riparian Buffer review application along with a riparian buffer map to Watershed Protection Department. Drew Blake, Asst. Director Watershed Protection Dept. and Phillip Cox, Chatham County Watershed Specialist completed an on-site riparian buffer review on October 3, 2024, to verify the consultant’s findings. On October 11, 2025, Drew Blake issued a confirmation letter of the findings which stated three (3) intermittent streams, one (1) perennial stream, eight (8) potential wetlands, and four (4) 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: Approximately seven 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 March 23, 2026 and March 26, 2026, for Planning Department staff and various board members to attend. LJA Engineering 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. Link: https://experience.arcgis.com/experience/dc87c7d2da9d40bf9c3b110aa95fe895#data_s=id%3AdataSource_2-Subdivisions_and_Rezonings_366%3A1034 <https://experience.arcgis.com/experience/dc87c7d2da9d40bf9c3b110aa95fe895>
Planning Board Discussion:
The Planning Board met April 7, 2026. Brendie Vaga with WithersRavenel was present on behalf of the developer.
Public hearing included the following concerns:
• Ordinances that have been violated
• Due to the soils, only 52-58% of the tract is buildable, yielding 46 lots
• Stormwater runoff washing out neighboring driveways
• The 6-foot pipe that runs under Buckner Clark Road isn’t large enough to handle water from storms
• Light pollution
• 1-acre lots are not a good fit
• Traffic on Buckner Clark Road
• Waterline on Hwy 64 is a transmission line and over 1-mile from this project
• Where is all the trash going?
Board discussion included:
• What happens if the soil is unsuitable for septic.
• The utility easement that’s proposed to be abandoned was it explored to be secondary access?
• Will the developer contact the Grand Trees of Chatham County, to see if they will evaluate the mature trees on the site.
• What is the difference between transmission waterline and distribution waterline
• Capacity of the soils for septic
• Stormwater management
Planning Board voted 7-2 to postpone the project to May 5, 2026, meeting. The Board would like to have additional information about the stormwater management, the soils for septic, and the difference between the transmission waterline and distribution waterline.
After the Planning Board meeting staff received supplemental information from Watershed Protection Dept, Environmental Health Dept. Environmental Quality Dept, and Tri River. The supplemental information from all said departments is provided in a separate document and may be accessed online. Mr. Ben Glass also provided additional information that he directly emailed to Board members, and this item may be accessed online.
Planning Board Discussion:
Planning Board met May 5, 2026. Ms. Brendie Vega with WithersRavenel was present on behalf of the developer. Staff presented the information collected from Tri River Water, Environmental Health Dept, Watershed Protection Dept, and Solid Waste & Recycling Dept.
Each agency provided staff with the following information:
Tri River Water stated the 12” water main on Hwy US 64 has never operated to supply water to Siler City system. There are limitations for using the water main for that purpose without system improvements, given that Siler City is higher in elevation than Southwest Chatham system.
Environmental Health Department stated there are three options for septic.
1. Public Option - traditional local Health Dept. Environmental Health conducts physical soil evaluation with hand auger or backhoe pits to determine soil suitability. Consider landscaping, topography, available space, and setbacks. Will issue permit and inspect system installation for operations permit. If unsuitable Environmental Health will deny permit and applicant can use option 2 or 3. Applicant can go to NCDEQ for state issued permit if no subsurface soils for any system type
2. Option 2 - Hybrid Option LSS and/or Authorized Onsite Wastewater Evaluator (AOWE). LSS/AOWE conducts physical soil evaluation with hand auger or backhoe pits to determine soil suitability. Consider landscaping, topography, available space, and setbacks. LSS/AOWE submits improvement permit on state approved template. Environmental Health issues permit based on LSS/AOWE fieldwork and design. AOWE may also submit for construction authorization or EH can issue construction authorization based on LSS/AOWE improvement permit. Environmental Health inspects system installation and issues operations permit.
3. Option 3 - Fully Private AOWE or engineer option permit (EOP). AOWE issues notice of intent to construct (NOI). AOWE inspects system installation. AOWE issues authorization to operate (ATO). EOP - engineer (with soils work done by LSS) issues NOI. Engineer inspects system installation. Engineer issues ATO.
All 3 permitting options mentioned above are under NCDHHS rule/authority and include all subsurface system types (6” bury minimum). This could range from conventional gravel and pipe up to pretreatment drip irrigation or reclaimed water systems.
NCDEQ issues surface discharge (drip, spray, NPDES direct discharge) system permits. In the case of individual residential systems, only after it has been demonstrated that subsurface systems cannot be permitted.
Watershed Protection Department stated according to the existing conditions sheet of the Revised First Plat (attached), drainage from this property flows southeast, away from the Jordan Lake Watershed. Based on information from the county GIS mapper and the NC DEQ Surface Water Classification Map, the property is located within the Local Watershed and drains into Harlands Creek. From there, flow generally continues southeast across Highway 64 before ultimately draining into the Rocky River.
Solid Waste & Recycling Department stated our department does manage, to a certain extent, all waste generated in the unincorporated areas, but operationally, our collection center system is exclusively focused on residential waste in the unincorporated area (29,000+ households). Construction and Demolition (C&D) tonnage increased at our collection centers mainly due to the expansion of a pilot program offered at only 4 centers (FY21 - 467 tons) to a full program with a C&D bin at every center (FY24 -1125 tons). Collection centers only take C&D waste generated at home by residents themselves. A residential housing contractor is not allowed to bring C&D waste to a collection center even though the work takes place at home. Over the last decade, despite steady population growth, the tonnage of municipal solid waste (MSW) passing through our 12 collection centers has not changed significantly (11,995 tons in FY16 vs. 11,862 tons in FY25). According to their records, the number of households SW&R serves (unincorporated area of the county) has increased by a little over 20% since FY16.
Ms. Vega gave a brief presentation.
Public Input:
One resident spoke during public hearing and had concerns about the soils, if each lot met the 40,000 sq ft minimum, the riparian buffer report from SAGE is different from what is shown on the plat, the Jurisdictional Determination is not complete, and no feasible analysis about the Stormwater Control Measures being functional. Asked the Board of defer or deny the project.
Board discussion included the following:
• Concerns with subdivision access for emergency vehicles.
• Concerns with no second entrance with the 100+ lots.
• Are there lots under 40,000 sq ft? Staff stated no. In the original plat there were a few lots showing a little under 40,000 sq ft but that had been corrected prior to the Planning Board meeting.
• Does Lot 40 have septic? Staff stated yes.
• Issues were raised about various buffers and wetlands not being shown. Staff stated Watershed Protection Department reviews the site after a private consultant’s review and the final riparian buffer report from Watershed Protection Department reflects all qualified features. Watershed Protection Department and Planning Department works very closely throughout the subdivision review process.
The minority report stated the following:
Our main reason for voting to recommend disapproval of these subdivision applications is because they are asking Tri-River Water to run new water lines into rural areas in western Chatham County, both north and south of Hwy. 64, between Pittsboro and Siler City. These areas are designated for agricultural use in the Future Land Use and Conservation Plan Map. Both applicants are asking for water lines to run to their subdivisions from the 12” water transmission* line built in 2008 between Pittsboro and Siler City.
Our understanding is that this is a water transmission line and was built at the time of one of Chatham County’s worst droughts, to ensure emergency potable water for Siler City and other areas during severe drought conditions. It also supplied water to Silk Hope School, Silk Hope Fire Station, and local government-owned properties, and to families with contaminated soil from the old county landfill. The pipeline was a proactive, yet expensive, measure to secure a stable, long-term water supply for Siler City, preventing the need to rely on emergency, temporary measures like hauling water by truck.
The county did not build this line for rural subdivision development. The Planning Board heard from many members of the Hickory Mountain and Silk Hope communities who believed they had been given assurances from the county in 2008 that this water line would not be used to turn their agricultural areas into suburban development, with the increased traffic, light pollution and wastewater that would bring.
Other questions relating to overarching policy decisions should be considered as well.
1.In 2024, when Chatham County transferred its water and sewer infrastructure to Tri River Water, did it cede all control of where new water lines would be run, or does the county still have a voice in these decisions?
2.If so, does the Board of Commissioners of Chatham County agree that this water line between Pittsboro and Siler City should be used for new subdivision development in areas that had been identified as part of Chatham’s remaining farmland?
3.If Tri-River Water now enables developers to fund the extension of water lines into agricultural and conservation areas, will this create conditions for subdivision development that wells alone could never sustain?
Although some of these questions may be outside the scope of the Subdivision Regulations, we believe they raise important policy questions for the Board of Commissioners concerning the direction of growth in Chatham County. Decisions on where water lines are built, and their intended purposes, is key to a local government’s ability to shape the character and pace of development in the county.
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 Agriculture and Conservation on the Future Land Use and Conservation Plan Map (strategy 5.2). The description for agriculture areas includes large-scale working farms and timberlands, related processing facilities, supporting commercial and service uses, and single-family homes. The description for conservation areas includes single family detached lots and attached units with overall very low density, some tourism related uses allowed, low impact development, passive recreation areas, and greenway trails.
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 Department and Planning Board by vote 6-4 recommends granting approval of the road names Webster Farm Rd, Mason St, Bentley St, Deborah Dr, Augustus Dr, Marian Ln, Christy Ct, Dewey Ln, Lacey Ln, Long Branch Way, Varnell Creek Way, and Conner Creek Lane and granting approval of subdivision 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. The following development schedule shall be apply and any modifications to the schedule must be submitted for consideration by the Planning Board and final action by the Board of Commissioners following the steps outlined in the Subdivision Regulations: Construction Plan submittal of Phase 1 within thirty-six (36) months of the First Plat approval with Final Plat Application submittal by May 31, 2030, Phase 2 Final Plat Application submitted by May 31, 2031, Phase 3 Final Plat Application submitted by May 31, 2032, and Phase 4 Final Plat Application submitted by May 31, 2033.