Development may not follow sewer on Home Services

Jan

Development may not follow sewer

posted by admin in Sewer Septic

Though environmentalists have concerns, town has just 314 undeveloped acresTRENT WOODS — A coastal water quality watchdog group is convinced that as surely as night follows day, development follows the extension of municipal sewer lines. In the case of Trent Woods — looking to hook onto a new $23 million New Bern wastewater treatment facility — future development doesnt seem to be a tricky question.The town has some tight zoning regulations, implemented in 1998-99, that require minimum lot sizes of 15,000 square feet and 20,000 square feet for each dwelling.”People worry about high-rises coming in or massive developments, and that is just not the case,” said former Mayor Mike Gorman. “They can make it into a condo complex, but they would still have to have the same number of square feet for each residence. The reason we did that was it economically precluded any type of massive development. We shut that out with zoning.”He gave an example of putting five units on a property. The zoning requires lot space for five homes. Under R-15, for example, that would mean a 75,000-square-foot lot.”So, going vertical is not economically feasible,” Gorman said. “It prevents anybody from getting carried away with a special development. There are not going to be any high rises and there arent going to be massive developments.” While the current zoning ordinances preclude high density development, such rules are subject to change with each new board of commissioners.A number of area real estate agents, appraisers and developers say no building boom is on the towns horizon if sewer lines are extended.The town of 4,000 has 1,793 properties with structures, according to Craven County mapping records. There are 348 properties that show no structures. In all, the town encompasses 1,648 acres, with 1,333 of those developed — leaving 314 acres undeveloped. But that remains an ambiguous figure, with coastal wetlands restrictions for any development on certain lands.A North Carolina Coastal Federation spokesman says development follows new sewer lines.”What weve seen traditionally with sewer systems is they are heralded as the fix for the environment,” said program analyst Jim Stephenson. “Generally, in our experience, that has proven to be quite the opposite.”Even with limited added development, studies have shown creeks and streams suffer signs of degradation, due to increased stormwater runoff, he said.”As you have more structures, more impervious surfaces — driveways and roads and houses in areas that maybe be fragile, or adjacent to a creek — that runoff from the land carrying nutrients and fecal coliform bacteria is increased,” he said. “The velocity is increased because there is less area for the water to absorb into; and also rain coming off roofs accelerate the movement of water off the land and into creeks.”Stephenson said his group had found only isolated incidents where sewer extension was not followed by some growth.”If you extend to one community, there is always another community that is next in line,” he said. New Bern City Engineer David Muse said that was not the case with Trent Woods, which is bordered by the Trent River along one side, New Bern on the other.”Everything around it is basically sewered,” he said.Stephenson said building was not always limited to undeveloped land. As an example, he pointed to large home lots where the homeowner couldnt add any structures due to the location of a septic system, and in some cases a repair field.”Even within communities that are predicated on septic tanks, when sewer comes in, those big, beautiful side yards can be sold off and developed, because you no longer have that limitation on the natural carrying capacity of the land for sewage disposal through a septic system,” he said.East Carolina University environmental health professor Barney Kane said land-use planning is needed in communities if they want to preserve a certain heritage and way of life. “If they get sewer, development will come. Thats true,” said Kane. “Those people should be thinking about whether they might like to keep those yet undeveloped areas in some way which would enhance the quality of life for those already there. Make a community out of it, not just a bunch of houses. They need to hire a land-use coordinator to help realize what the opportunities might be.”A developer will put another house up, sell another lot.”Opinions vary among local real estate appraisers and agents as to whether undeveloped Trent Woods land will draw attention if sewer comes to town.”It would be my opinion that if the sewer goes in, youll see more high density usage of the remaining land area,” said appraiser Dana Outlaw, citing the popularity of Trent Woods.Chuck Tyson, of Tyson and Hooks Realty, scoffs at the idea of spontaneous construction projects descending upon Trent Woods with the installation of miles of sewer pipes.”I doubt it leads to a building boom, because I think most of the good, usable land that might be available has been used,” he said. “There are some beautiful tracts of land still available, but they are owned by old, fine New Bern families that hand them down from generation to generation, so I dont think that kind of property is going to be coming available.”Tyson pointed out that a town such as Trent Woods is ultimately able to control its growth — through zoning and lot sizes — if it doesnt desire multi-family or housing structures posted against each other on property lines.Adding growth to the town doesnt play into the average home owners mind on the sewer issue, he said.”I think that, without a doubt, people that are for the sewer are for it for the sake of getting city sewer — to have a way out from the use of septic tanks — but they definitely do not want more density in Trent Woods. That is one of the appealing things — the amount of green area and large tracts of undeveloped property,” he said.”I think the vast majority of people out there would like that to stay the same whether sewer is put in or not.” Land developer Lonnie Pridgen simply doesnt see the development potential. “I dont really know of any acreage over there that is available for development,” he said. “I dont know of enough (undeveloped land) in Trent Woods that would make a significant difference, as far as overpopulating. Its not that densely populated.”Along with a lack of available land, he questions how much of the 300-plus acres would qualify for development.”I really havent been aware of that much (land) that wouldnt be classified as wetlands, and you cant use the wetlands, even with the sewer,” Pridgen said.Over the years, he has favored areas with sewer for development.”Septic tanks are just not a good permanent solution. They can be a problem, and when they are a problem and you have no backup — youve really got a problem,” he said. “Ive seen a lot of money spent on septic tanks and no guarantee of them operating for 30 days.”Stewart Smith, owner of Coldwell Banker Willis-Smith, has had extensive dealings in the Trent Woods area, but agrees that large-scale development is not forthcoming.Wetlands issues simply leave some areas fully developed now, he said.”Being as familiar as I am with it — without actually going to the tax books and researching — I just cant imagine that its going to have a major effect on any future development,” he said.”As far as I know, there are really no acreage tracts that are available for development.”Sewer service and development would likely involve individual lots, he said.”There are bound to be some plots throughout developed subdivisions that have no homes on them because they wont perk,” he said. “Of course, if the only reason they arent developed is because they wont perk, then sewer would provide the opportunity to build a house.”But, it (sewer) wouldnt affect any lots that are part of wetland areas that are part of an existing subdivision.”Even if development resulting from extending sewer is minimal, the Coastal Federation remains concerned about the development of environmentally fragile lands.”The one thing that is generally guaranteed is that sewer systems spur development in places where development really shouldnt occur,” said Stephenson. Echoing Kanes recommendation for post-sewer land development planning by the town, Stephenson added, “We encourage — if there is going to be development — that they adopt standards that ensure they limit the density of the housing and the adjacent structures such as driveways, so the streams wont be degraded.”Charlie Hall can be reached at ext. 263 or charlie_halllink..