Pmev site charette 12feb2011_abbr

Place‐Making CharettePlace Making Charette

Pickards Meadow Eco‐VillageFebruary 12 2011February 12, 2011

..when you build a thing you cannot merely build that thing in isolation, but must also repair the g pworld around it, and within it, so that the larger world at that one place becomes more coherent, and more whole; and the thing which you make 

takes its place in the web of nature, as you make it.

Christopher Alexander, A Pattern Language 

Each Site Has a Story to TellEach Site Has a Story to Tell

• Form features & characterForm, features & character• Sun, wind & waterS il l & f• Soil, plants & fauna

• Social & psychological factors• Access & utilities• RegulationsRegulations

FormForm

Site CharacterSite Character

Preserve what makes the site specialPreserve what makes the site special

Preserve what makes the site specialPreserve what makes the site special

SunSun

WindWind

WaterWater

SoilsSoils

Soil conditions affect:• Building foundation designBuilding foundation design• Drainage• Septic system designSeptic system design• Plant selection

Social & PsychologicalSocial & Psychological

• Views• Noise

• Privacy• Interactions

• Smells• Safety

• Accessibility• Thermal Comfort• Safety • Thermal Comfort

Access & UtilitiesAccess & Utilities

• Walking/biking pathways• Walking/biking pathways• Major & minor streets• Public transportation• Electricityy• Natural gas• Water & waste treatment• Water & waste treatment

RegulationsRegulations

All bl• Allowable uses• Density• Setbacks• EasementsEasements• StormwaterC t ti t d d• Construction standards

Design ProcessDesign Process

• Site Analysisi l i• Functional Diagram

• Concept Plan• Final Plat• Construction Plans & DetailsConstruction  Plans & Details

Sample Site Analysis SketchSample Site Analysis Sketch

Sample Functional DiagramSample Functional Diagram

Sample Concept PlanSample Concept Plan

Sample Final PlatSample Final Plat

Sample Construction PlansSample Construction Plans

Site Development & CostsSite Development & Costs

• Site preparationWater source– Water source

– Waste treatmentSt t– Stormwater

• Building approvals & fees

Water SourceWater Source

Drilling a Private WellDrilling a Private WellCost Estimate for 200’ Well

Permit $   430 Drilling $ 2000Drilling  $ 2000 Steel Casing $   820 Grout $   200 Pump/Tank $ 1500

‐‐‐‐‐‐‐‐‐‐Total $ 4950Total $ 4950

for illustration purposes only

Community WellCommunity Well

• Existing well near lake could potentially beExisting well near lake could potentially be used as a community well; previously served about a dozen mobile homesabout a dozen mobile homes

• Water lines to new homes would need to be installedinstalled

• Management could be handled internally or d hi d h A NCcontracted to a third party such as Aqua NC

Conventional Septic SystemConventional Septic System

Conventional Septic SystemConventional Septic System

The size of the leach field is determined by the “perc rate” of the soil and the number of bedrooms/bathrooms 

Conventional Septic SystemConventional Septic System

• large open area lower than house needed forlarge open area lower than house needed for drain field, plus equal area for back‐up

• Requires survey perc test and county health• Requires survey, perc test, and county health department permitC f 3 4 b d h i• Cost for system to serve 3‐4 bedroom house is typically about $4500 to $5500

• Community septic systems require professional monitoring every 6 months at a cost of about $400/yr

Alternative Waste Treatment SystemsAlternative Waste Treatment Systems

Composting Toilets

Grey Water Systems Constructed Wetlands

Stormwater BasicsStormwater Basics

• Construction always impacts water runoffConstruction always impacts water runoff• Impervious surfaces (roofs, patios, drives, roads) collect pollutants and speed runoffroads) collect pollutants and speed runoff

• State regulations protect watersheds from ll i i d fl dipollution, erosion and flooding

• PMEV located in University Lake, Jordan Lake  and Cape Fear River watersheds

Stormwater Design ConsiderationsStormwater Design Considerations

• Buffer needed on both sides of streams

• Minimize impervious surfacesMinimize impervious surfaces• NCDENR currently does not make allowance for imperviousmake allowance for impervious pavements or green roofs

ll f h f f ll• Collect first ½‐hour of rainfall on site for each home 

On‐site Stormwater CollectionOn site Stormwater CollectionBasic system  ($1000‐1500)• 1000‐gallon above ground tank• simple filtrationp• gravity‐fed irrigationMore complex system ($5000 7500)More complex system ($5000‐7500)• 3500‐gallon below ground tank• complex filtration (carbon block, UV)• pump for irrigationp p g

Impact FeesImpact FeesOrange County  charges impact fees on new dwellings to finance a portion of the cost of public school space needed because of new residential growth. 

The impact Fee must be paid before the power company may install the meter on the structure for temporary power or permanent power upon 

l f hcompletion of the project. 

Orange County Schools DistrictSingle Family Dwelling

Effective Jan. 1, 2011: $4,686

Effective Jan. 1, 2012: $5,623

Building Permit FeesBuilding Permit Fees

provided by Orange Co. Planning Dept.

Pickards Meadow SitePickards Meadow Site