20001427 Ver 1_Complete File_20010601 (2)

Bill Moore
NCDENR/ Div. Water Quality
Stormwater Group
942 Washington Square Mall
Washington, NC 27889
Deborah Sawyer
DCDENR/DWQ
Wetlands Unit
942 Washington Square Mall l
Washington, NC 27889
Bob Zarzecki/ DW hi S
(
Todd St. John/ DX
Danny Smith/ DWQ
4401 Reedy Creek Rd.
Raleigh, NC 27607
Reference: Fairfield Harbour request for permits
April 16, 2001
CERTIFIED MAIL
May 28, 2001
Gentlemen:
We the undersigned residents of Fairfield Harbour live in the Gondolier peninsula
area of the community and we are directly affected by the proposed revised
stormwater drainage plan submitted to the State on April 16, 2001. It is our
understanding that the permit application is presently under consideration and we
wish to contribute our comments. We oppose the plan on the basis of the
comments listed below and request that you; 1) withhold issuing a stormwater,
management permit 2) issue a letter denving a "No Practical Alternatives"
determination prior to June 16. 2001 and before expiration of the 60 day_
consideration period per NCAC213.0233 (88)(a)(b). We request that you withhold
these approvals until the many fundamental deficiencies of the proposed plan
have been addressed and redesigned in strict accordance with all applicable
North Carolina Rules.
Comments:
The Stormwater Permit Application is incomplete, water quality control
measures will not work as intended, actual drainage patterns have not
been included in the application, and deed/covenant restrictions have been
excluded.
1. The project is described by the Applicant on pages 2 and 3 of the No Practical
Alternatives request as "an innovative stormwater management system
consisting of a hybrid of stormwater control measures, best management

practices, roadside ditches, etc" and "we believe that the most practical solution
to our problem is the hybrid and innovative stormwater management system that
we have proposed...."
2. 15A NCAC 02H.1008 (b) covers innovative systems and states that
"Innovative measures for controlling stormwater which are not well established
through actual experience may be approved on a demonstration basis under the
following conditions" (1) There is a reasonable expectation that the control
measures will be successful.
3. We contend that there is not a reasonable expectation that the control
measures will be successful. For the stormwater control measures to work as
intended, it is fundamental that the design needed to take into account the actual
watershed drainage patterns that route runoff to the system as well as the
severity of the drainage problems. The Fairfield Harbour stormwater plan was
designed with the limitation that the entire system must fit into Property Owners
Association greenway buffer common areas, physically far from most of the
actual areas where problems exist. The plan was designed and the permit
application was submitted without first collecting and applying an array of
accurate data that showed actual drainage patterns. This information was
required to be submitted with the permit application. &a result. the designed
stormwater control measures ( et wetlands, retention ponds, swales, etc) for
the most part do not intercept or come close to existing watersheds and standing
pop .Actual ?xnerience during rainstorms shows that the vast majority of
stormwater will by-pass the system and render it ineffective. Simply stated, the
water quality treatment and collection system has been "forced fit' into the POA
wooded common areas and the system has not been physically placed where
stormwater will flow into it. The application is deficient in that 15A NCAC
02H.1003 (g)(1-9) requires the applicant to submit supporting documents and
information including "(4) topographic maps of the project area showing original
and proposed contours and drainage patterns". Existing drainage patterns have
not been adequately or accurately addressed in the application and important
topographic contours have not been considered in the design. Map sheet 4
entitled "preconstruction flooding patterns" is only a rough estimate and it is not
accurate enough for detailed design purposes. A detailed study of the site'
drainage pattems will reveal that most of the system wii no reeve or intercept
stormwater as needed-in man drainage areas to support its proper and intended
a ion it is known that water lectbn problems are exacerbated
by drainage coming in from outside the delineated watersheds. This has not
been taken into account in the system design. This has all resulted in elaborate
r and extreme measures being taken to address _ menage pro ms that do not
exist, many water quality control devices have been oversized or misplaced, and
it will cause unnecessary destruction of large areas of precious wooded greenway
buffers.
4. 15A NCAC 02H.1003 (d)(1) states that "the permit shall require recorded deed
restrictions and protective covenants to ensure development activities maintain
the development consistent with the plans and specifications approved by the
division". This has not been included in the application and in actuality the
Applicant's existing protective covenants directly oppose the intent of the
above covenant requirement It is dear that the State's intent is to ensure that
present and future development will direct stormwater to the system's water
quality control measures. Fairfield Harbour's covenants have been in effect for
decades and have encouraged and/or required all residential development to
grade lots to roadside swales. This covenant requirement is still in active use. As
a result, the maio of stormwater problems exist along or near roa s ee
sw_a_ es nd the new stormwater system remedies have been placed far from the
problems, in the forested common areas. There are few if any natural
topographic routes to move water to the new stormwater treatment and
management system. Most of the stormwater will not reach the new system,
rendering it ineffective.
5. Attached is a copy of the Fairfield Harbour Architectural Guidelines and
Review Procedures. Certificate of Occupancy/Inspection Guidelines, and
Application For Residential Building Permit. All of these documents are directly
sanctioned by the protective covenants and require the system of roadside
swales to be supported by all new development, thus directing the route of
most stormwater away from the proposed new stormwater management
system.
6. Attached is a copy of a map of the northern and western areas showing
where stormwater had pooled and remained standing on May 29, 2000, 20 hours
after a 2.31 " thunderstorm event on May 28, 2000. Rainfall total for the week
totaled 7.76" as measured by a rain gauge located in the Gondolier peninsula.
This map clearly confirms that the majority of stormwater pools or flows away
from and not to the wooded common areas where most of the new system will
be placed.
7. The POA has advised all residents that it is their responsibility to transport
roadside swale stormwater from the front to rear of lots. Because of long
established trees, plantings, grass ana rf one sloping swales between lots, along
with only a 10' side set-back in most cases, this is an impractical or impossible
requirement. Residents have indicated that they will ignore it and the stormwater
will continue o y-pass the new system rn common areas.
(reference: July/August 2000 issue of the Fairfield Harbour Beacon newspaper,
copy attached). In a recent survey of affected residents in all six defined
watersheds, as many as 93% responded that they would not install a swale
or a French drain to transport standing water from the front to the back.
Infiltration was their preferred way to deal with standing water problems.
8. Although we cannot find where it is addressed directly in North Carolina's
rules, construction of the new project will needlessly strip out thousands of
mature trees from thousands of lineal feet of common area. These trees
have enormous aesthetic value and they are important wooded buffers that
enhance resident's privacy between homes and the natural beauty of the
neighborhood. Further, they are of importance to local bird habitats. Although
we cannot exactly quantify it, we are certain that the trees and vegetation that
would be removed have a huge evapotranspiration benefit that helps abate
stormwater problems.
9. Important wetland data has not been submitted with the application as
required. It is common knowledge that jurisdictional wetlands exist throughout
the affected area. In addition to not submitting "topographic maps of the project
area showing original and proposed contours and drainage patterns" as required
by NCAC 02H.1003 (g)(4), the applicant has not submitted a map that accurately
delineates wetlands as required by 02H.1003 (g)(5). This is important since
portions of the project may already exist in jurisdictional wetlands and the location
of proposed new ponds may cause wetlands to drain directly into the system thus
altering their water level contrary to 15A NCAC 213.0231 (b)(1)(5)(f).
Created wetlands far exceed their required size and the provisions of
NCAC 26.0233 (8)(a)(i)(ii) have not been met in order to support granting a
No Practical Alternatives Authorization Certificate
10. The created wetlands proposed for the project are significantly larger than
required by the North Carolina Stormwater Best Management Practices design i
manual. Ove__r-sizing these critical BMP's will degrade their performance since
there will
otZe enough water treatment vo{ume available to eep t ewe an b °? L
vegetation healthy and functioning prosy. According to data presented in the c t _
application, a total of-1.4 acrefinches of wetland surface area is needed and 2.96
acre/inches has been provided. This is an unnecessary overage of 1.56
acre, inches and an over-sizing factor of 111 %. This approach, in addition to ?._.
degrading the wetlands water quality performance, may come dose to
unnecessarily doubling the construction and maintenance costs. _ Further, it does
not "minimize disturbance" and it will needlessly destroy precious trees and
vegetation in greenway buffers. or examp e, acxo Ong to esign da in the
proposal, watershed - " has been crammed full of a continuous series of
wetland ponds that needlessly consume the entire common area greenway buffer
that runs from north to south through the watershed. The required wetland pool
surface area for the "D1-D4" area is 0.76acrerinches and 1.83acre/inches has
been proposed. This represents a design "overkill" of nearly 2.5 times the
required size and will likely cause the created wetlands to malfunction. It
is obvious that the project can be accomplished in a manner that would
better minimize disturbance and it can be reduced in size and reconfigured
and redesigned to better minimize disturbance per NCAC 213.0233 (8)(a)(i) 'j
(ii).
Watershed areas 1A and 1B have no supporting data as required.
11. No supporting data has been submitted with the permit application for
watershed anus 1A and 1 B (Hurricane Court area). The application for these

areas is incomplete in accordance with 15A NCAC 2H.1003 (g)(4,5,7,9). It is
impossible for DWQ to review and analyze these important areas for design
adequacy or unnecessary over-design. Due to the missing data, all comments in
this letter are offered exclusive of watershed areas 1A and 1 B.
Roadside ditches fail to meet DWQ standards as primary treatment devices.
12. According to the proposal data, 7,393 linear feet of deep roadside ditches are
proposed for acceptance and approval as primary water quality treatment control
devices in five watersheds i.e.; 213, A2, B2, C3, D5. The majority of these ditches
already exist and new lengths are proposed to be added to match and connect to
those that already exist. These ditches still fail to meet water quality standards
since they "transport runoff' and are not "Matated conveyances" per NCAC
2H. 1-60-5 (3)(a)(i)(ii)(iii? A one year history of use has illustrated that the steep
sTopes cannot be effectivef stabilized with vegetative cover and are far steeper r,
than 3 1 slope ratio required by NCAC 2H 1008(c)i2). Actual measur s opes?'
range from 1.85:1 to 2.5:1 and have destabilized over the past year to the extent
that the sedimentation resulted in a DWQ Notice of Violation for sediment
deposits (reference: January 16, 2001 NOV, NCAC 2B.0211(2)(c).
13. The proposal explains that 7,393 linear feet of roadside ditches will be
converted to "created linear wetlands" by the addition of low detention weirs to
create a permanent pool in the ditch bottoms. Aesthetically these water laden
ditches look terrible and many nearby residents have objected to their presence
and appearance and they will continue to be a breeding ground for mosquitoes.
Even with the weir modification, side slope ratios have not changed and erosion
will continue. The so-called "linear wetlands" arp nothirK 4gope-than the original
"illegal" ditches filled with less than desirable cattails. They still do not meet
DWQ's stated requirements -as a pnmary water quality treatment device that will
provide 85% TSS removal and 30% nitrogen reduction. The ditches fail to meet
the requirements of NCAC 2H.1008 as an alternative design to approved BMP's
and the Applicant has not demonstrated that the ditches will provide "equal or
better stormwater control or equal or better protection of the waters" of Northwest
Creek. It should be noted that the ditches are just 5-7 feet away from and parallel
to an active roadway that drains a brew of pollutants to the ditches and down the
outfalls to Northwest Creek. Further, the Aoolint has not demonstrated that the
NCAC 26.0233.
Planting plan is incomplete
14. The DWQ Stormwater Best Management practices design manual requires
that all pocket wetlands must have "special emphasis placed on the wetland
plantings" (p.19) and that the "source of wetland materials must be specified in
the planting plan". The Fairfield Harbour POA has advised residents of their
intent to beautify the created wetlands through the use of an elaborate planting
plan using special wetland plantings and flowers. However the planting plan that
accompanied the application did not show the size, quantity, and planting
schedule for each of the wetlands nor was the source of the wetland materials
specified in the planting plan per requirements listed on p. 20.
(Signature sheets are attached)
Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
Dt #
i5?
5
Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
Name
1. Danadd. 2.
e4;/?
4. v -

lu
7.
s.
9.
street address
ye
2_7
G 7>
63
13.
lot #
?s
11 ±210
S7
gig 3s

-30
37
a3,

Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
N CM '?u? / 0"2 3 s 9 1 d wS
i. Lruk-e Ca&AawU, 7477
09 Alajwo 8."k C.7.7
4. aid! diaa?3 ,.
5.J
6.
8.
2 Q\Ot NI
-1 0-0, 2;2- 2 3 rCtA a e ax-A- Z.
10.
low
?- /b 5
? iGy
lG /07
12.
13.
14.
15.
Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
12.
13.
14.
S 6 b 6 " "
IS1601z G-O? et
s6 0 ? G? C?
Sao 2 G-a--4 c?

4 3/s at
lot #
7
S? a
Si v
?Ilk
l ?7
15.
Nine ,p street address /n
1. J A 11
7l "r -r _ Y .-N -Cc?-cc . GEC.
11.
Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
1 ` S me _? street add ss
-S-z )6-4-ccz 1 6,4, MI
90

0511 GAM4 d Lam., ?,.
?o z k?,? ? cam.
11.
12.
13.
14.
15.
lot #
267
r ?
as?z
10.
Signature list to accompany letter to North Carolina Department
of Water Quality opposing issuance of permits for the POA
drainage plan submitted to the State on April 16, 2001
Nanj# s et address lot #
2. ?•ai.?yfEza &0i(o4e 1T Ld4?a... l/?i!SwILI?
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
• o
• O n C°
' ?iJ al o G
?
zm
4
a
m y a a8 A
1
y

N m a ?? U ?Za Q 33? r

2 aan COQ
,p b o 0. ? 24,

4
,
A v o C
t
r7c?- _LjTf'7pnmD
G)ap ngy-?a33N?D
m ? p y
a m m D D D
= D p
_
p
mvgmg y27 ;2ESES
D28110;Dy
1
-? 4223
a
4
rmC
c
u)p - OnC i-4
z rl
oxDmzgz >0>,>i
0
z
Tw1 f z zm
Cz 3
m { c
a
N o D o o r
r z
z -03

ow
m
mm
?? m
o
a Sa
d U)
z
N
C
z
< A o
c D
O
z
Drainage update
project still on
By Al Merino
??
The Gondolier peninsula drainage improvements
still remain on hold pending a review by State environ-
mental agencies. The POA is awaiting a formal re-
sponse by the Department of Environment and Natu-
ral Resources, Division of Water Quality to our mid-
May response concerning their Notice of Violation,
Neuse Basin Buffer Rules. A meeting has been ar-
ranged for late July between POA drainage project
representatives and State environmental representa-
tives to visit our flood prone areas, discuss the viola-
tion and develop remedies. The POA objective is to
resume the drainage work promptly afterenvironmen-
tal considerations have been resolved.
The drainage improvements in Fairfield Harbour
seek to enhance the removal of storm water and storm
induced floodwater. This has been the objective since
the POA committed to improve drainage in the com-
munity starting in 1997. At the heart of this drainage
August Deadline
Deadline for the next issue of the Beacon is
Monday noon, August 14. Please deposit your
organization's ni:ws at the Beacon office located
in the new POA building.
hold

project IS the goal to provide drainage ditches that will
penetrate into those areas of the community that are
known to have the poorest drainage after storms and
flooding. These ditches will be placed on the roadside
right-of-way or on common property. The POA is not
attempting to remove standing water that may be
found on any property owner's lot after heavy rains
and storms. If a property owner has standing water
problems on a lot that has access to a drainage ditch, it
is the property owner's responsibility to provide a
means of draining this lot by constructing lateral
swales or ditches draining into the POA ditch, after
obtaining POA approval.
Placement of POA drainage ditches in roadside
right-of-ways often means having to cut driveways,
reset driveway culverts ano remove decorative walls
placed at the ends of driveway culverts. Roadside
ditches also can interrupt utility lines and pipes, which
are expensive to relocate.
POA ditches placed on common property often offer
the most effective and efficient means of getting the
drainage infrastructure into poorly drained sections.
This may mean removal of trees and vegetation found
there in order to provide a twenty-foot wide path that
will contain the drainage ditch and a grass path for
maintenance access and mowing.
FAIRFIELD HARBOUR PROPERTY OWNERS ASSOCIATION MC. (POC
PROPERTY CONTROL COMMITTEE (PCC)
585 Broad Creek Road - New Bern. NC 28560 - [phone]
APPLICATION FOR RESIDENTIAL BUILDING PERMIT
1
This application must be approved by the PCC before
a POA Residential Building Permit can be issued.
Your contractor will be happy to help you complete
this application. However. you must assume full
responsibility for compliance with our rules and
reguiations during and after construction.
:'his appli_ation is intended only
Separate applications are required
as future remodeling or addi
construction of a storage shed,
poci. retaining wail, headwalls
dock. fence. etc.
for a new house.
for such projects
.lions, and the
gazebo. swimming
bulkhead. boat
The information supplied by you enables the PCC to
verify compliance with the Declaration of
Pestrictions and the Architectural G,,idel.nes.
Additionally. some rules and agreements of
particular importance to the PC,- are included in
this application Careful attention to details
should expedite the review and approval process and
minimize potential misunderstandings.
No work of any kind. including tree .-emcval.
backfilling or grading, is to be started until this
application has been approved and a POA Building
Permit has been issued.
The house is not to be occupied by you. your tenants
or others until the PCC is satisfied that all
construction work has been completed in conformity
with this application. as approved. and a POA
Cartificts of occupancy has been issued
The Building Permit and Certificate of Occupancy
issued by Craven County are not to be considered
substitutes for those issued by the Fairfield
Harbour POA.
This application is to be signed by both you and
your contractor. It is to be submitted in duplicate
to the PCC at the above address. It must be
accompanied by duplicate copies of the proposed
house plans and plot plan.
Your application must also be accompanied by a $230
check payable to Fairfield Harbour POA to cover the
S30 filing fee and the S200 road maintenance fee.
Any outstanding ?CA dues and/or lot charges must be
paid in full before a POA Building Permit will be
issued.
2. inEATZQN
----------------------------------------------------
Section Number: Lot Number:
----------------------------------------------------
Street Address:
----------------------------------------------------
Owners' !James: (please print)
-----------------------------------------------
Curren; Mail Addr-ass:
-----------------------------------------------------
Current Phone Number:
----------------------------------------------------
Generai Contractor:
----------------------------------------------------
Business Address:
---------------------
Business Phone N;imoar
Contractor's NC License Nc
--------------------------
Authorized Represantativa
--------------------------
3 r-RTTr-'CATTGN
we. the undersigned. do hereby certify that we are
familiar with the contents of the Declaration of
Restrictions. the Architectural Guidelines. and this
application form We agree and promise to abide by
the rules. policies and agreements contained
therein.
Signature(s) of Property Owner(s)
rX) Also please
sign Page 6
(X)
Signature of Contractor's Representative:
(X1 Also please
sign Page 6
Date submitted to PCC:
Date Approved by PCC:
FCC Signatures:-------------------------------------
r
Page 2 of 6
Duplicate sets of house plans must accompany this
application. They 3ra reviewed by the ?CC for
compliance with the restrictions. a harmonious
design. a minimum of duplication and consideration
for neighbors. Traditional styles of American
architecture are encouraged. Geodesic domes. A-
frames. pyramids. log cabins and manufactured houses
are not permitted. Some size and color restrictions
apply. Consideration should be given to an oversize
garage to avoid the future need for an outdoor shed
to store a golf cart or garden tools i
The house plans are tc include front. rear and side
elevations. foundation and floor plans. and a
typical structural cross-section showing the
foundation. framing. sheathing. roofing, siding,
flooring and roof overhang. Include details of a
storage room or heated living space above the
garage. if applicable.
If commercial stock plans are used. any changes.
deletions or additions must be clearly indicated and
signed in ink by the owner or ccntractoc on both
copies of the applicable drawings Any changes that
increase the overall size of the house must be
drawn to scale and dimensioned
A plan for each floor of the house is to be provided
to show room sizes and arrangements The overall
dimensions of the framing. garage. porches. decks
and stairways must also be shown. The PCC will
reject any provisions for commercial use or for
future conversion to a multi-family dwelling. The
Declaration of Restrictions specify the minimum area
of heated living space on the first floor for many
of the lots. Show the calculated area for the
proposed house.
The elevation drawings are to show sufficient
details to illustrate the exterior appearance of the
house. Show doors, windows. curtain walls. siding,
porches. decks and exterior stairs. If a fireplace
is to be provided. show the chimney.
The foundation plan must indicate the proposed type
of foundation. i.e., whether the house is to be
built on piling. concrete slab. perimeter wall and
piers. etc. Show any unusual features. such as
below grade garage, storage area or basement.
------------------------------------------------------
Provide dimensions on the elevation drawings to
define the external length and width of the walls.
Either show the overall length and width of the roof
eaves or the width of the overhangs on the front.
rear. and sides.
Rater to Section 7 on height restrictions and draw
two horizontal lines across the bottom of the front
elevation, drawing The upper line represents the
proposed finished grade elevation surrounding the
house foundation. Label the line with the proposed
elevation. The lower line represents the average of
the two Lot side line mid-point elevations shown on
the plot plan Label the Line wich this average
elevation. Show the vertical distance from the
lower line to the uppermost ridge of the roof.
When identifying house colors in the following Data
Sheet. use the customary color terminology rather
than the manufacturers imaginative trade names. The
proposed color schemes are subject to ?CC approval.
----------------------------------------------------
5. DATA 1:2_M' =1r
--- -------------
Architectural style.
----------------------------------------------------
Rooting Material.
----------------------------------------------------
Roofing Color:
----------------------------------------------------
Siding Material (A'. (B)
----------------------------------------------------
Siding Color: (A) (B)
----------------------------------------------------
House Trim Color:
----------------------------------------------------
Garage Door Color:
----------------------------------------------------
Type of Foundation
------------------ ----------------------------------
First Floor Elevation:
----------------------------------------------------
Garage Floor Elevation:
----------------------------------------------------
Roof Height Above Lot Sidelines:
----------------------------------------------------
Type of Heating/Cooling:
----------------------------------------------------
Any De-mucking Required?
----------------------------------------------------
Estimated Cu.Yds. Backfill Regd.:
---------------------------------------------------
Heated Area Sq. Ft.:
r
i
?uolicate copies of a certified plot clan prepared
ov a licensed engineer or land surveyor must
accompany this application. It should be drawn to a
scala no smaller than 30 feet per inch. it will be
used by the PCC to verify compliance with setback
and height restrictions. The property will be
visited to enable the PCC to visualize now the house
will harmonize with the nelchborhocd. and the effect
it may have on Storm water accumulation and
liversion.
The initial issue of this certified drawing shows
the actual boundaries and elevations of the lot. It
also chows the proposed location o; the house and
associated improvements. It is referred to as the
"proposed plot plan". The final revision shows the
actual location of the finished house and other
irncrovaments. It is referred to as the "as-ouilt
plot plan" and is submitted to the ?rC along with
the request for a Certificate of Occupancy Sag
Section U.
The plot par. must accurateiy daiine the recorded
boundary of the lot, if the boundary of a
waterfront lot does not coincide with the existing
bulkhead or shoreline the plot plan must show the
recorded boundary along with those locations where
the existing shoreline at mean sea level intersects
the lot side lines or extensions thereof
-he original. undisturbed ground level alevaticns of
the lot are to be indicated on the plot plan at each
corner of the lot and on each side line midpoint
relative to the proposed location of the house
Extend the lot side lines over the street and show
the elevations where the side line extensions
intersect the roadside swale and the centerline of
the road. If the and of a waterfront lot is
submerged. show the side line elevations where they
cross the raised bank or ridge. or bulkhead.
If any portion o! the lot is in a designated
wetlands area. show the wetlands boundary as
determined by the UT S. Army Corps of Engineers.
The building setback lines and the utility and
drainage easements are to be shown. See typical
plot plans on Page S. Section 12. For most
waterfront lots the setback facing the water is 50
feet inside of. and parallel or concentric with the
recorded boundary line. However. for pie-shaped
lots situated around the end of culs-de-sac. and
with a radial depth of less than 200 feet. the set-
back facing the water is 25% of the recorded radial
depth as measured from the outboard property line.
DAtq 3 n+
----------------------------------------------------
For lots not situated on the water the rear Setback
line is 25 feet or 25% of the lot depth. whichever
is graacar. measured from the rear boundary of the
lot.
Show the proposed location of the house and
associated improvements. Overall dimensions include
roof overhangs, bay Windows. porches. decks. outdoor
stairways arc any other type of above ground
structures Ailow space. if needed, for a heat pump
or fuel scorace tsnk Refer to Section an height
rastrictions for application of the 2.3 height to
setback ratio Surround the external walls with a
dotted line indicating the size and location of roof
overhangs Show the proposed outlines of porches_
decks. stairs. atc
?rovice a sufficient nu-mbar of dimensions tc arable
the ?CC ver,.fy compiiar,_a with the setback
-astrictiins. and as a basis for :cmpar:ng the as-
built plot plan .ith the proposed plot plan. All
Such d i ^tans ? ,ns to b m w9 u-ad,? a_^?e.. ,a; ••i 1 rr
the 1n' b.-,,ndar- tones or the sathark '•rae Any
abovs 7rcund par- of the house extending beyond the
setback lines requires ?CC approval of a variar.ca.
Refer to Section 10
:ndicata the proposed elevations for the first floor
of the house and the garage floor. Snow the
proposad location of the driveway and walkways
Tatra -racautiors prevent rainwater from running
down the driveway into the garage or the street. If
any part of a paveo driveway extends over a sideline
draird;e and utility easement, the owner must agree
in writing to ramove and replace paving at his
expense if the easement is ever needed.
Give careful consideration to selecting the proposed
location and elevation of the house. The PCC
considers them to be the intended location and
elevation. once :hey have been approved by the PCC.
there should be no significant difference between
the in`_ended or proposed plot plan and the as-built
plot plan. Refer to Section S. As-Built Plot Plan
r
zee. 2 5
7. Hz Tr R-ST7TC'ToNS
----------------------------------------------------
Section 4. House Plans. requires the drawing of two
horizontal lines across the bottom of the front
elevation view. The uppermost part of the roof
shall be no higher than 35 feet above the lower
line. Except for a chimney. no part of the house
facing either side of the lot shall be any higher
than 2.0 times the horizontal setback distance.
This ratio also is measured above and along the
lower Line. Refer to typical example below.
If there is any possibLllty the house may not tit
inside the 2.0 height to setback ratio. draw a
triangle at each side o! the front alevaticn view to
demonstrate compliance with this restriction. Each
triangle must be in a vertical place perpar.dicular
to the lot side line and located whera the haight :_
setback ratio is the graacasc.
8
The actual house Locaticn and floor elevations must
appear on the certitied as-built plot plan. Early
confirmation of this data is suggested. Any design
changes made during construc:ion require the written
approval of the PCC. and i! applicable, they are to
be shown on this drawing.
This revision o:` the plc: plan shows the as-built
locatier,s of the house. porch. deck(s), outdoor
stair.+aya. patios. driveway. walkway, heat pump.
scrsered or bt-riad f oci tank. and any other
imorovements approved by the ?CC at the time the ?OA
Building Permit is issued The finished elevations
of the first floor of tna house and the garage are
to be shown. Any vioiat-ons of the setback and
height restric:i:ins are to be clearly indicated.
9
Any par: of -no tic>>a at:achrtents thereto wh.ch
extend bevcnd :nil sacba_F 1--nas or exceed the height
res:r1C:1Cns re•{ctre a variance The ?CC is
raluctart to aoo:-,:vg a var:anca for any reason other
than :,? overcome a pr_c:_cal di.°ficui:y or an
EXAMPLE extreme hardship. However. should a genuine need
develop. the established vartar, cs pr-cedura and
fa.--is are avas1a0le in the POA Office.
LA.x HEic it 3 5

:
i.----------?-p-T ' T ,rz of Q -- -N- ---------------
rJ

? ----------------._-------------------------------•----
1
1
A POA Cor%!iCatd of Occucancy must be Issued by the
27.51 -I J L
i PCC before the house can be occupied. Tha
1 contractor should submit his request approximately
_ ten Qays prior to the data he expects to have the
house ready for inspection. The request is to be
ZO t accompanied by duplicate copies of the certified as-
built plot plan as described above.

6 _ -_- - A contractor's representative should be present for
Ca
the Inspection.. A copy of the county certificate
a1
.2 -
0 shall be provided to the PCC. All construction
l
ti
t equipment and debris must be removed and the yard
ca must be finish graded. Adjoining lots must be
.? r cleared of vehicle ruts and scrap material. The PCC
CZ7 ~ l will compare the finished house and other

l improvements with the previously approved
application. The street will be checks-' for
I
a, - 1 FiNISE GRADE
IO pavement damage. and the roadside swaLe and culvert
.
13.734A will be inspected. If the project has been
1 7.51 completed to the satisfaction of the PCC. the
• certificate will be issued during the next scheduled
SIDELINE meeting .
Page 5 cf 6
TyPTr-AI -LOT -1-AN __ WATFR--RnNT L=
AA 5 Gw Q ? L -
If f ` ?•
J ! c Floor l? l
, 1 ( f ELev.acio-. (?r% 1
r I + - ?' ?rc
Ga:
age : Loo:; L.
;
30u-3Z.
?
Fi
(X) Recorded Bo?ndar?(R)
(Y) Svale a (%)
(X'A Centerline of Street ( )
(R) - Elevation
1. . Distance Required
.Z. TYP TCA_- PL OT PLAN __ NON_WA-rERFROMT
.12j=1 plat pLaas
,,toss C%
iT T?..traca Unique EC
oquf:eseents. ,ho.
ReoGtd23 r (:{) av aio .ed vats Zh-x
app caci.an MLO-. oOa-oc?s
.C? a'ene?;C to the stzmdacd3 c?
r \ pcsc`co for La:
su_rsy2Zy u de__rlsd 'sV
:. NC S?aca aaaC
? ? ?;oL+n_oaai Lagiaeecs
`5«• f3 j?l \ Lac-' surMYOr3.
t t\ ,dGl
15
t ? yvo` r`G ?
pP
.
f', [OJ° 1` ice/
cc, i
1
(x)
L ' ? 3atV
ded Bur (%)
a Rzcot
3
(R) M
( X )
o? S_tee
Ce1Yttline
i
t 3 . QVZrT AI PRS NT] 7Nn MMITTgC
Only the U.S. Army Corps of Engineers can verify
whether or not your property is located in or
encroaches upon a wetlands area. and if so. what
federal restrictions will be imposed on the
development of your property. You. the owner. are
responsible for obtaining such confirmation. It is
outside the Jurisdiction of the ?CC.
The PCC has no control over storm water run of: or
drainage. nor is it responsible for local flooding
caused by high tide and storms. An effort is made
to foresee and warn of potential problems, but this
is limited to comparing the current and proposed
elevations in an attempt to equalize runoff or
preserve and maintain existing swaies or ditches
In connection with the foregoing. the undersigned
acknowledge and agree as follows:
(1) The PCC assumes no responsibility for delays
and hardships caused by or resulting from wetlands
restrictions unexpectedly imposed by the U S Army
Corps of Engineers.
(2) The PCC does not regulate or control storm
water drainage and runoff matters and assumes no
responsibility for them.
(31 The undersigned. jointly and severally, agree
to indeminify and to hold harmless the Property
Control Committee. the Fairfield Harbour Property
Owners Association. Inc and their agents. officers.
employees. directors. successors and assignees from
all claims. liabilities. demands, actions and
proceedings which may be asserted with respect to or
arising out of wetlands restrictions. storm drainage
and/or runoff matters (including without
limitations. the payment of attorneys' fees and
costs of defending the same and including without
limitation the payment of any judgement or
settlement regarding the same).
(4) The indemnity and hold harmless agreement set
forth in paragraph (3) above shall continue
indefinitely and shall be enforceable whether or not
the undersigned are than owners of the subject
property.
I/We do hereby acknowledge the above statements and
on this data do set my/our hand.
This. the day of
(X1
Property Owner(s) Signature(s)
1J
The general contractor identified below hereby
confirms that he is currently licensed by the State
of North Carolina and that he has provided the PCC
with current insurance certificates stating the
amounts of accident and vehicle liability insurance
and workmen's compensation insurance he is carrying
on his activities in Fairfield Harbour.
Arrangements shat?ld be made to have the certificates
automatically renewed.
?CC approval of this application doss not relieve
the contractor o° his obligation to comply with the
raquir3ments of the North Carolina State Building
Cede. The PCC assumes no responsibility for delays
and additional costs resulting from Craven County's
enforcement of the code.
The contractor identified below hereby agrees to
comply with the following rules and to instruct his
employees, subcontractors and suppliers to do
likewise
Al' traffic reculations will be observed while
operating vehiclss on Fairfield Harbour property
Access to the development is restricted to Cassawary
Lane and Harbcurside Drive. Steel caterpillar
treads ara prohitited an asphalt roads.
The contractor will arrange for the supply of water
and electricity to the site and will provide a
portable toilet during construction.
All excavated m?teriais. building supplies. tools
and equipment shall be kept within the boundaries of
the 'Pt on whici the house is being constructed.
All construction debris will be removed and disposed
of at frequent intervals. Every effort shall be
made to prevent windblown trash. No open burning is
permitted at any time.
The contractor will restore the roadside ditch or
swale (if any) to its original crass-section and
install a 15-inch diameter North Carolina D.O.T.
approved culvert under the driveway. The driveway
will be formed at its junction with the street to
provide a straight edge of uniform thickness.
The undersigned contractor hereby agrees to
reimburse the POA for the cost of repairing any road
damage caused by this project.
Contracting Firm:
(X)
Signature of Authorized Representative
B26-67-1999
r
r• ?
r
FFH PGA / FCC
CERTIFICATE O OCCLPAINICY INSPECTION GUIDELIN93
The 4011,zwing guiielinas shculd be 4c1lowed b;/ members of the
property -cntrci Cccitrr tt =_ when inspecting a new ho.-se prior to
reccmme^.b i nG the i ssu_-,z_? a' C_rti f i cate c4 Cccupancy:
i (jna'aed il-ISPectzr- have in h4
s W, i tten request for a CU, as Well as
Fil '? 1?QF=
, t?ii„ +. r::: _=. .. minq 'C`% av;]rc`/?? h?. t1Si? Plans, daL
ta
?11e I• ??vt? ??I'?J , 'JC?r ?'?1.?., fr7? _. ,. a:' aI CZr+.j Z' ed
is fT, tz „rs t daL--e
(yt :G 1 f-`!? b r'_.. _ r F ' . r ? 1.
'ha .. Ci•.3
r-,--z I ?'s?.i+_?__i_ rJ .,-_']I Ql_. 3i an_
7z P. ;i th _k f: ?L--=- =:C= C1 1'_'u 3S CQP' .:]rrns
t E=6
_ _?_.-''_
.r

h Ais 1Z Tl,l.' ::'ire ,_ _ L, V ?•. _. b _1?3i '7n .-•?•. c. L:
-kn.4'3s, i..Cn'-F_r'i C: ''e; i1.z? G= i.
i ) Vert 4 thr.: tiiE SvStaM hea3
b a=n fa e, aS a:•__-mvsd and that w,-,tierior companer-ts,
h as propane ` s _?`-e yv tanks, gas heater and air to air
at p+_uap are installsd in their approved 1--ca=ions-
Confirm that Water to air heat pu^p does nat discharge
i..nto drainage ditch or adjacent proper _y.
^^ C 3 If t_tr.leckel, Icek inside the house to can- rm that all
ccnstruc-?iion work. is assentially complete and house is
truly ready for occupancy. If house is locked, lack
through windaws or arrange With contractor to unlock
hl-Ise. Insure t:1ay .. Coun_ -
Li CC LIZI he-gr? issued ]y checking that
green tag on front window has been signed .o'f'f cr Check
4or permanent elactrical installation (permanent meter
installed and temporary mater removed). -'
1? Feb 91
A
.. t
FFH POA : PCC
CERTI:=ICATE OF OCCUPANCY IaNSPEC':'ION GUIDELiNFS
i } Insect Iat to verify that all 'construction dgbris and
e_ces_ mr?t_r - has teen r_mrs?ied_ See that finish
grading has been satisfactorily completed and try to
4t4en4_4ry any pot2n_ial problems that may be created by
storm water riunaf=. Veri=y that the Swale across front
cf Itat has been restorad to its original contour. See
tfi a*: ad.jac_r: Ic*_s have been pleased a? construction
derris and ruts. Ccnf;rtr Chat dumpst,:?r and part-able
t?= -a-- have b?er ram,ved.
} i!" ?ii'3C'?'?:i??n "`'l??.,S ?riV :?TL?i'??._•??. ?.'? ?. ?'?:'.L?`t
?uc.E I !er and Set t`tai? reso:i /:?d pri•ar tc .., r:_::t ACC
Mae4:i1-1s 14 a m-a. cr Problem deveL--ps, ccn_act th•_ P,--C
3v:?C__?.i a:"? t J ?J c• i"c._•?;.,?._,? ;l
F: y

12 Feb 91
r
DRAINAGE PROGRAM
While the POA program to correct major drainage problems is under-way,
it is important that we understand what the POA can do and can't do,
and where we each can help.
Fairfield Harbour is located on a flat sandy coastal plain. There is
insufficient elevation to provide adequate slope to drain all excess
waters to lakes or creeks. After some horizontal drainage of excess
flood waters, the remaining waters will soak into the ground like it
normally would before development of the area.
Two problems during development of the community have resulted in
retention of excess flood waters that should be drained into the lakes
and creeks; Roadways were filled and built above the normal elevation
and necessary culverts under some roads were omitted by the developer.
The POA program will address the installation of culverts to remove
excess flood waters. The program does not address standing water on
individual lots. In fact, Wetland's permit requirements essentially
preclude the POA from working outside the roadside easement in front
of the lots.
The POA/PCC have adopted the following guidelines which should help
drainage on individual lots. Some suggestions may be more appropriate
before home construction on the lot.
Provide a pronounced slope away from the house to prevent moisture
under the house (which can cause excessive mildew inside the house,
rotting of the subfloors and attracts termites). Preferably the slope
away from the house should be about one foot vertically in the first
eight to ten feet horizontally. On property sidelines, the last two
feet on the lot should normally be left at the original elevation or
lowered to promote drainage. Dirt fill under the house should be
higher than on the outside of the foundation.
The low point along the side of the house should be on the property
line. The slope away from the house foundation to the property line
creates a swale, a slight ditch running along the property line with
gradual slopes on both sides. It may be possible to slope the swale
along the property line to the roadside ditch and to the rear of the
lot if there is an adequate drain system behind the house.
If there is insufficient slope beside the house and the soil has
suitable percolation, drainage from gutters can be carried away from
the house with an underground drain line to an area with a lower
elevation. Use perforated six inch drain line that is wrapped with
drain cloth to keep out sand. Direct the hole side of the pipe down. t
the low discharge end, build a box of loose brick (no concrete
needed). Cover with a layer of brick horizontally so the holes point
up. Top of the brick cover should be just below the level of the cut
grass. Excess water will flow up out of the pipe and drain across the
grass. Water left in the pipe will soak into the subsurface under the
pipe.
r
Lot front property lines end about 20 feet from the road side and this
easement along many roads is the drainage ditch for adjacent
properties. Plantings in this easement area should not restrict flow.
If drainage ditches need to be reshaped in the future, the contractors
will have to remove plantings which restrict flow. Roadside ditches
that have been filled or where grass growth has raised the bottom of
the ditch may need to be excavated to restore drainage along the road.
In small areas which dry slowly, it may be possible to improve the
rate water will soak down into the sand. Do n::)t deposit leaves and
grass clippings in low areas where they will hold up water and reduce
percolation. Installation of a "drain hole" may expedite drying by
getting the water into a lower more porous soil layer. This approach
has worked well on some driveways where grass growing above the
pavement has created a pool.
B35-DRAINAGE
i

Architectural Guidelines
and
Review Procedures
Fait-field Harbour
Craven County, North Carolina
Revised January 2000 (originally published May 1985)
*Change 01, September 12, 2000
#Change #2. December 19, 2000
ARCHITECTURAL.GUIDELINES AND RHVXZW PROCEDURES FOR FAIRFIELD
HARBOUR, CRAVEN COUNTY, NORTH CAROLINA
TABLE OF CONTENTS
I. PURPOSE 1
II. DEVELOPMENT PHILOSOPHY I
III. DECLARATION OF RESTRICTIONS 1
IV. PROPERTY CONTROL COMMITTEE 2
V. ARCHITECTURAL REVIEW PROCESS 2
VI. ARCHITECTURAL OBJECTIVE CRITERIA 3
A. Lot Dimensions and Sizes 3
B. Height Restrictions 4
C. General Setback Requirements 4
D. Site Utilization 5
1. Driveways and Off-Street Parking 5
2. Fences 5
3. Landscaping and Planting- 6
4. Miscellaneous Site Elements 7
a. Exterior Antennas 7
b. Swimming Pools 7
c. Site Lighting 7
d. Trash Cans 7
e. Play Equipment 7
f. Outbuildings/House Additions 7
g. Gazebos 8
h. Fuel Storage Tanks 9
VII. ARCHITECTURAL SUBJECTIVE CRI'T'ERIA 10
A. General Philosophy 10
B. Construction 10
C. Materials - Walls, Exterior 11
D. Roofing Materials 12
E. General Architectural Styles 12
VIII. DRAINAGE 13
IX. INFORMATION SHEETS 14
r
that have been used in the adjacent areas.
VIII. DRAINAGE
Fairfield Harbour is located on a flat sandy coastal plain. There is
insufficient elevation to provide adequate slope to drain all excess
waters to lakes or creeks. After some horizontal drainage of excess
flood waters, the remaining waters will soak into the ground like it
normally would before development of the area.
Two problems during development of the community have resulted in
retention of excess flood waters that should be drained into the lakes
and creeks. Roadways were filled and built above the normal elevation
and necessary culverts under some roads were omitted by the developer.
The POA program includes the installation of culverts and improvements
to ditches. The program usually will not address standing water on
individual lots. If the area is wetlands normally the POA will not be
able to make any improvements to it unless it is possible to acquire a
Wetlands Permit.
The following guidelines should help drainage on individual lots. Some
suggestions may be more easily adopted when building a new house.
A pronounced slope away from the house (six inches vertically in the
first eight feet horizontally) and fill under the house higher than
the ground outside the foundation should help prevent excessive mildew
under the house, rotting subfloors and termites. The slope away from
the foundation to the property line should create a swale along the
property line. On property sidelines the last two feet on the lot
should normally be left at the original elevation or lower to promote
drainage. It may be possible to slope the swale along the property
sidelines to the roadside ditch and/or to the rear of the lot if there
is adequate drainage behind the house.
If poor percolation or insufficient slope beside the houses prevents
downspout water from draining away from the house, an underground
drain line may be necessary. Use perforated six inch drain line that
is wrapped with drain cloth to keep out sand. Place the hole side of
the pipe down. At the discharge end, build a box of loose brick (no
concrete needed). Cover with a layer of brick horizontally so the
holes point up. The top of the brick cover should be just below the
level of the cut grass. Excess water will flow up out of the pipe and
drain across the grass. Water left in the pipe will soak into the
subsurface under the pipe.
Front property lines are usually 30 feet from the centerline of the
road. The area between the property line and the road is where
drainage ditches are normally located. This property is owned by the
POA or Fairfield Communities. Lot owners are prohibited from adding
fill dirt or other materials to road side drainage ditches unless
approved in writing by the PCC. DOT approved culverts for driveways
shall be set at elevations.. specified by the PCC if available.
Installation of driveway walls is discouraged. If the POA has to

13