Draft Existing Conditions and Site Analysis Report March 21, 2013
Town of Holly Springs, North Carolina
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xisting Conditions and Site Analysis
Overview and History Holly Springs recently purchased Sugg Farm, previously known as Black Patch Farm, to become a resource of the Parks and Recreation Department. The property’s history is a rich story of one man’s love for the West. Following World War II, Jefferson L. Sugg, a major developer in North Carolina, purchased the land and filled the estate with agricultural and western-themed collectibles. Operating as a horse and cattle farm, large pastures, barns and storage structures peppered the property. With an interest in preserving the character of the land in perpetuity, Sugg granted a Conservation Easement to the Triangle Land Conservancy in 2008. Rules, regulations, and approval processes stated within the Easement are intended to protect both the character and natural environments within the property. Water quality, erosion, habitat, building structures, and programmatic activities are addressed within the document. In 2010, an auction was held selling many of Sugg’s treasures including carriages, plows, harnesses, tobacco grinders, horses, and other collectables. Since the auction, the land was maintained, but not operated as a farm. The adjacency to Bass Lake sparked interest in the Town as a method for expanding Bass Lake Park. At the close of 2012, the Town purchased the property and began the Master Planning process to determine how to convert the Farm into parkland that will enhance the Holly Springs park system.
Project location and Context Sugg Farm is located on Grigsby Avenue southwest of the Village District. The property abuts Bass Lake Park, creating the western bank of the Lake. Walking trails, facility rentals, fishing, canoeing, and many nature-based education programs are offered at Bass Lake. One half mile from the entrance gate of the Farm is Womble Park. This large active recreation facility is replete with soccer fields, baseball fields, softball fields, multi-purpose fields, horseshoe pits, a volleyball court, playground, restrooms, concessions, picnic shelters and an outdoor stage. The current Master Plan for Womble Park adds tennis courts and artificial turf fields to this offering.
Sugg Farm
Existing Park Land Water Bodies Town Limits
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Town of Holly Springs, North Carolina
Grigsby Avenue provides the only vehicular access to the Farm. In 2013, a new greenway segment along the southern side of the property (within a sewer easement) will provide future bicycle and pedestrian access to Sugg Farm and Bass Lake Park. Many residents of Holly Springs will have easy access to the Farm by walking and biking as the greenway system gaps are closed. Currently, several neighborhoods in proximity to the Farm can easily access the property, including Fair Hill, Valley Field, and Lakeside. With the completion of the southern greenway and an additional greenway along the sewer easement to the North of the property, Somerset Farm, Olde Mills Lake, and many other citizens will be a brief walk or ride from the Park.
TLC CONSERVATION EASEMENT Jeffrey L. Sugg and the Triangle Land Conservancy entered into an agreement on May 8th, 2008, to place 111.676 acres of the 117.116acre farm into a Conservation Easement. This Easement recognizes the farm as an outstanding open space with agricultural, forestry, water quality, and wildlife values. The Deed covers an array of topics laying the foundation for values, intent, and permissible activities. Several North Carolina Statues enacted for the purpose of preserving and celebrating open space, agriculture resources, and character are cited to support the conservation value of the property.
Sixty percent of the land is open rolling pastures.
The purpose of Conservation Easement is: 1. to assure, subject to the reservations herein set out, that the Property will be retained forever predominantly in its natural, scenic, rural, forested, agricultural, and open space condition; 2. to protect and maintain high quality water resources (including the waters of Basal Creek and the Neuse River Basin), agricultural soils, native plants, animals, and plant communities on the Property, while allowing traditional uses on the Property such as timber harvesting, grazing, agriculture, hunting, and other similar recreational use; 3. and to prevent any use of the Property that will significantly impair or interfere with the Conservation Values or interests of the Property. The goal is to allow long-term responsible management of forest and agricultural resources in a manner that does not compromise water quality, wildlife habitat, unique plant communities or other cultural, historic or natural resource values on the Property. Following the purpose, the document covers a variety of uses. Each section provides definitions, uses allowed and prohibited, and clarifications on which uses may need approval.
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Topics covered include: 1. Forest Management 2. Agricultural and Horticultural Use 3. Recreational Use 4. Building Envelopes, Construction of Buildings and Other Structures 5. Stream Buffer Zone 6. Construction and Maintenance of Roads 7. Excavation, Dredging, or Mineral Use 8. Signage 9. No Biocides 10. No Dumping or Storage 11. Predator Control 12. Commercial Development 13. Development Rights 14. Subdivision For further details and to review the text in its entirety, see Appendix A. Some highlights of the uses section are:
Forest Management
Forest Management is not allowed in the Stream Buffer Zone, but may be carried out in accordance with a Forest Management Plan. Tree or vegetation cutting may be permitted without approval of the TLC to maintain existing trail and road access, cutting for firewood and for the maintenance of fences.
Agricultural and Horticultural Use
Grazing is permitted, but should not be of a size and scope as to constitute an industrial or factory-type operation. Livestock operations or animal husbandry characterized by the continuous confinement of livestock in tightly confined environments is prohibited. Slaughtering of animals is not allowed. Any and all farming operations shall be in accordance with Best Management Practices of the State of North Carolina. No operations may adversely impact the water quality, harm any threatened or endangered species, or destroy significant conservation interests.
Recreational Use
Acceptable recreation allowed on the Property is termed “Non-intensive Outdoor Recreation� defined as dispersed, non-commercial and nonmotorized recreational activities that do not generally rely on buildings
and have minimal impact on renewable natural resources. Examples of acceptable activities include: hiking, bird watching, camping, picnicking, horseback riding, lawful hunting and fishing.
Building Envelopes, Construction Other Structures
of
Buildings
and
There are two building Envelopes on the site referred to as A and B. Construction is prohibited outside of these two areas, and any new construction and improvement should be sited to cause the least disturbance to the Property’s conservation values. The combined square footage of buildings in both A and B cannot exceed 30,000 square feet with no single building footprint exceeding 8,000 square feet. Old buildings may be demolished and replaced as long as the 30,000 square foot total building footprint is not exceeded. Structures may not exceed 32 feet in height measured from the original average grade of the structure to the ridgeline (chimneys are excluded). Only two residential single-family units may be on the property. The existing homes can be replaced and rebuilt, but may not be multi-family. Outside of the Building Envelopes, minor structures are allowed. These structures cannot exceed 4,000 square feet. The largest of this type of structure may not exceed 2,000 square feet. Maximum height for minor structures is 16 feet. Fences can be repaired and replaced, but all fences must retain the character of the existing split rail fences.
Stream Buffer Zone
Prohibited activities within the Stream Buffer Zone include commercial forestry, agricultural operations, horticultural and animal husbandry operations, grazing, timber removal, cutting, logging, mowing (except for: selective cutting or clearing for fire protection, trail maintenance, and conservation management. Conservation management is: prescribed burns, propagation and retention of native plants and wild populations of game and non-game species, as well as the removal of non-native plants). Other prohibited actions include pollution, altering of natural water levels, soil degradation, erosion, diking, dredging, alteration, draining, filling or removal of wetlands. The stream labeled S2 by the Baseline Documentation Report meanders along the southern edge of the Farm.
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Town of Holly Springs, North Carolina
Construction of roads, trails, and paths within the stream buffer are prohibited except for: 1. Maintenance of those unpaved paths that exist as of the date of the conservation easement; 2. Construction and maintenance of primitive footpaths limited to single file pedestrian traffic. The two unpaved paths may not be widened or covered with asphalt or other impervious materials. Gravel is not considered impervious. Construction of buildings, structures, and improvements within the stream buffer is prohibited.
Construction and Maintenance of Roads
Construction and maintenance of unpaved farm roads are permitted with prior approval of location and width. The paved driveway may be maintained in its current state without prior written approval. No portion of the property shall be paved or otherwise covered with
concrete, asphalt, or any other impervious paving material without the advance written permission of the Grantee (gravel is not considered impervious). *At the time of purchase, the Town was granted permission to expand the paved road to two lanes and install parking – not to exceed 100 spaces.
Excavation, Dredging, or Mineral Use
No filling, excavation, dredging, mining, or drilling, which materially affects the topography of the land or is detrimental in any material way to the flora and fauna on the property is allowed. Removal of topsoil, sand, gravel, rock, peat, minerals or other materials is also not permitted. No change in topography of the land is allowed in any manner except as necessary to allow the construction of the improvements allowed, the maintenance of existing roads, hiking, horseback trails, and for the purpose of combating erosion and flooding.
Signage
Signage may not diminish the scenic character of the property. Signs may be displayed to identify trails, conservation values, name and address, names of persons living on the property, directionals, advertise or regulate permitted uses, prescribe rules, advertise sale or rent, and post against trespass. Face of signs may not exceed nine square feet without prior written approval. Signs shall not exceed fourteen feet in height above the ground.
No Biocides
Use of pesticides or biocides is prohibited except to control invasive species and must abide by any stipulations as stated in the Stream Buffer section.
No Dumping or Storage
Dumping and storage is prohibited.
Predator Control
Predator control is allowed to protect the approved uses within the site.
Commercial Development
Commercial Development is prohibited.
Development Rights
All development is prohibited with the exception of any development allowed in the Conservation Easement Document.
Subdivision
Subdivision of the Property is prohibited.
BLACK PATCH FARM BASELINE REPORT The Triangle Land Conservancy prepared a Baseline Documentation Report for Black Patch Farm in December of 2007. This report details the existing conditions of the Property noting human and natural features. While the total acreage of the site is 117.12 acres, 111.676 acres are included in the Conservation Easement. The property is described as:
Two ATV/small vehicle trails pass through the Stream Buffer Zone.
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Black Patch Farm is located in the Town of Holly Springs, and is separated from Bass Lake to the east by a 100-foot easement purchased by the Town of Holly Springs. Jefferson Sugg is donating a conservation easement to Triangle Land Conservancy
Existing structures on the site vary in condition. Some can be used in the final Master Plan - others should be removed from the site for safety purposes. on approximately 111 acres of the 117-acre property. An approximately 5.5 acre portion of the property located north of the sewer line easement will not be included under easement. Currently, the farm is a working cattle and horse ranch. Approximately 58 acres of the property are well maintained pasture, surrounded by forested slopes that level out into floodplains to the north, east, and south. A small first order perennial stream runs along the northern easement boundary and drains into Bass Lake. Another first order perennial stream forms the southernmost boundary and also drains into Bass Lake. The property is bordered to the west by residential development. A detailed discussion of the natural features of this property may be found in the Ecological and Natural Features section of this report, written by independent contractor Jane Almon. A series of maps illustrates the easement boundary, water quality buffers, building envelopes, topography, soil types, and natural communities. To view these maps, see Appendix A-2. Ecologic and Natural Features are detailed and described by topic: Natural Heritage Areas and Element Occurrences, Aquatic Resources, Forest or Natural Community Types, Rare Species Habitat, Wildlife Species Habitat and General List, and Major Soil Types. Each section describes potential species and existing evidence of species, however,
the final section states, “There are no special status designations for any natural features of Black Patch Farm.� Existing Human Modifications addressed in the Report are Building Envelopes, Roads and Paths, Sewerline Easements, Fences, and Refuse/Debris Piles. The table below inventories existing structures that comprise the 23,327 square feet of current built units as of the date of the report. It is important to note the Conservation Easement allows very little net gain of building square footage with a total allowed footprint of 30,000 square feet.
Structure Primary Residence Red Horse Barn Hay Barn Old House
Building Envelope B Dimensions (ft) Total Area (ft2) 70.5x43 70.5x38.5 24x21 32x17
3031.5 2714.25 504 544
Photo documentation of site features concludes the report.
Structure
Building Envelope A Dimensions (ft) Total Area (ft2)
Storage Barn 1 Storage Barn 2 Storage Shed Blue Barn/Farm Shop Shed (shingled) Hay Barn Meeting House (Big T) Office
100x60 70x40 9x7 100x40/10x5.5 25x14 18x11 39x38 28.5x32/15x12
6000 2800 63 4429 350 198 1482 1092
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Town of Holly Springs, North Carolina
Site Analysis Topography
Agricultural land is typically thought of as relatively flat with gentle slopes. Large patches of cleared land are reminiscent of the previous use as a cattle and horse farm. The juxtaposition of the property near Bass Lake, also lends itself to an overall downward slope toward the water body. While the land is sixty percent pasture, swaths of forested areas exist around the perimeter of the property. Within these heavily vegetated areas, large gullies, steep slopes, and drastic changes in elevation create a challenging terrain. These areas are not suitable for development. Likely, the highest and best use of these extremely sloped areas will be hiking and mountain biking trails. The eastern pasture gently slopes toward Bass Lake.
Some of the steeply sloping terrain is located within the “Water Quality Buffer” as defined in the Baseline Documentation Report for Black Path Farm. Several activities are prohibited in these areas including: “commercial forestry; agricultural, horticultural, and animal husbandry operations; grazing; timber removal; cutting; logging; and mowing or other disturbance or interference of native plants.” Any activity that could be detrimental to the water purity or alter natural water levels, drainage, sedimentation and flow are also prohibited. Fortunately, selective cutting or clearing of vegetation for fire protection, trail maintenance and conservation management are allowed. This includes maintenance of unpaved paths that existed at the time of the Report as well as construction and maintenance of primitive footpaths limited to single file pedestrian traffic. To set a standard, baseline, and definition of primitive single file foot path, the Report indicated there is such a path that “winds through the portion of the property that falls to the north of the stream by the sewerline easement.” The photo below shows this path, and while it is in need of maintenance, becomes the standard for constructing any additional footpaths as allowed by the Conservation Easement.
Topography within the forest is extremely steep along drainage gullies.
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Town of Holly Springs, North Carolina
Streams, Tributaries, and Water Quality Buffers
Sugg Farm lies within the Middle Creek watershed (Neuse River Subbasin) nestled between two mapped, first-order, perennial streams to the north and south with Bass Lake creating an eastern edge. Bass Lake was formed by damming a tributary to Middle Creek, which eventually empties into the Neuse River. The Conservation Easement defines the northern stream as S1, and the southern stream as S2. An intermittent stream flows north into S1 and is labeled as T1. The remaining hydrology lines pulled from Wake County GIS data are ephemeral
drainage features as indicated by the Baseline Documentation Report and verified in the field. The stream (T1), flows from the interior of the Property toward S1, but dissipates before reaching the sewer easement. It is likely this channel will need to be reconstructed and piped under the proposed greenway. The Department of Water Quality lists these streams as impaired, with low dissolved oxygen, likely cause by urban runoff and storm sewers. Therefore, the Conservation Easement indicates a fifty-foot Water Quality Buffer on S1 and a two hundred-foot Water Quality Buffer for S2.
Any development on the property should consider these sensitive hydrologic systems. Efforts will be made to protect the streams from surface runoff, excess channeling of water, and activities that could disturb the nutrient levels of the streams. Potential solutions include rainwater harvesting from rooftops, designing rain gardens between higher ground and drainage features, and the use of permeable materials where appropriate. Stream restoration and bank stabilization may be considerations of the Master Plan.
Both S1 and S2 Streams were flowing well after a rain event.
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Town of Holly Springs, North Carolina
Natural Communities (Vegetation And Wildlife)
The majority of the Sugg Farmland is covered with anthropogenic pasture-grass habitat. Pastures supported the life of longhorn cattle, horses, and bird species including the loggerhead shrike and Eastern meadowlark – that are disappearing if not already extirpated in Wake County. Currently, no live stock is present on the land, but the forested areas do serve as edge habitat. Wildlife trails are abundant throughout the steeply sloping Dry Mesic Oak Hickory forest on the northern portion of the site. Below are classifications of vegetation and animals extracted from the Baseline Documentation Report.
PLANT LIFE PASTURE
About 60% of the property consists of very well maintained pastures that supported a herd of longhorn cattle and several horses. In spite of the severe drought conditions, the pastures were lush and green the day of the site visit (for the Baseline Documentation Report).
SUCCESSIONAL PINE FOREST
This loblolly pine (Pinus taeda) stand has no real equivalent in the Schafale and Weakley system, but is an early successional pine stand with hardwoods developing in the understory. This stand is located on the north side of the main drive into Black Patch Farm and surrounds some large outbuildings. Species present in the understory include sweetgum (Liquidambar styraciflua), red maple (Acer rubrum), and willow oak (Quercus phellos). Grapevine (Vitis rotundifolia) is also abundant. There are also several exotic species along the edge of this stand, including Chinese privet (Ligustrum sinense), Japanese honeysuckle (Lonicera japonica), multiflora rose (Rosa multiflora), and chinaberry (Melia azederach).
MESIC MIXED HARDWOOD FOREST
The pastures, forest, and lake provide ample opportunities to view wildlife.
The gentler side slopes of the property are occupied by a young, disturbed community that most closely resembles a Mesic Mixed Hardwood Forest. Species present include red maple (Acer rubrum), Northern red oak (Quercus rubra), yellow poplar (Liriodendron tulipifera), white oak (Quercus alba), pignut hickory (Carya glabra), sweetgum (Liquidambar styraciflua), sourwood (Oxydendrum arboreum), American holly (Ilex opaca), and black cherry (Prunus serotina). Shortleaf pine (Pinus echinata) is present on upper slopes in drier areas. The understory consists of seedlings of the hardwoods along with grapevine seedlings (Vitis rotundifolia), Japanese honeysuckle (Lonicera japonica), and Chinese privet (Ligustrum sinense).
PIEDMONT ALLUVIAL FOREST
The forested floodplain and stream buffer of the two perennial streams are young, disturbed examples of a Piedmont Alluvial Forest. 2-11 | Existing Conditions and Site Analysis
Species observed include sycamore (Platanus occidentalis), black walnut (Juglans nigra), river birch (Betula nigra), willow oak (Quercus phellos), ironwood (Carpinus caroliniana), river oats (Chasmanthium latifolium), spicebush (Lindera benzoin), deertongue (Dichanthelium clandestinum), cinnamon fern (Osmunda cinnamomea), and Christmas fern (Polystichum acrostichoides). Japanese stiltgrass (Microstegium vimineum) and multiflora rose (Rosa multiflora) are abundant in this community.
DRY MESIC OAK HICKORY FOREST
A young forest with scattered large diameter trees is present on the moderately steep slope of the northern portion of the property. Species present include Northern red oak (Quercus rubra), white oak (Quercus alba), chestnut oak (Quercus prinus), mockernut hickory (Carya tomentosa), yellow poplar (Liriodendron tulipifera), shortleaf pine (Pinus echinata), sourwood (Oxydendrum arboreum), flowering dogwood (Cornus florida), and umbrella tree (Magnolia tripetala). Grapevine (Vitis rotundifolia) and arrowleaf heartleaf (Hexastylis arifolia) are present in the understory. Chinese privet appears on the upper slope along the edge of the pasture.
ANIMAL LIFE
Several species of birds and other wildlife trails, tracks, and excrement were observed during the project team’s fieldwork analysis. The Baseline Documentation Report also notes several species observed, including: frogs (Rana sp.), box turtle (Terrapene Carolina), crayfish, and small fish. These animals were observed in or near one of the two perennial streams. Gray squirrels (Sciuris carolinensis) and birds including Northern cardinal (Cardinalis cardinalis), Carolina chickadee (Poecile carolinensis), pileated woodpecker (Dryocopus pileatus), redshouldered hawk (Buteo lineatus), eastern bluebird (Sialia sialis), Northern mockingbird (Mimus polyglottos), Eastern wood pewee (Contopus virens), American goldfinch (Carduelis tristis), American crow (Corvus brachyrhynchos), and turkey vulture (Cathartes aura) were observed in the forested areas or field edges. Observers saw signs of deer (Odocoileus virginianus), beaver (Castor canadensis), and raccoon (Procyon lotor).
RARE SPECIES
No rare species, as mapped by the North Carolina Natural Heritage Program, were evident as having a presence on the site, however some rare species as recorded by the US Fish and Wildlife Service were observed as having potential habitat within the site. See the Baseline Documentation Report for charts and details.
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Town of Holly Springs, North Carolina
A variety of structures exist on the site. Some should be removed for public safety reasons, others may be incorporated into the final Master Plan.
Building Envelopes and Existing Structures
All structures on the site are located within either Building Envelope A or Building Envelope B. The purpose of consolidating development areas on the site is to minimize the impact of existing and future buildings on the conservation values of the property. Structures on the site vary in age and condition. As a future public space, the buildings were evaluated based on many user types accessing the structures and being exposed to the materials within each. This evaluation is solely based on field observations and is in no way a professional engineering analysis of the structures or chemical composition of building materials.
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Each item within the building envelope has been assigned to one of the following categories: • Good Condition • Questionable Condition • Poor Condition Those buildings in “Good Condition” seem to pose no immediate safety risk to occupants. It is possible to preserve or alter these buildings for inclusion in the final Master Plan.
Buildings in “Poor Condition” appear to be a hazard to the public. Occupying these structures is seen as a risk, and the building should be removed from the site.
Buildings in “Questionable Conditions” were observed to have some safety issues. Potential exists in these buildings for structural damage, lead paint, asbestos, or other harmful materials. It is possible, if the structure becomes a feature of the Master Plan, to renovate or repair preserving the integrity and character originally intended.
The above recommendations, observations, and evaluations are preliminary and not based on any evaluation by an inspector or engineer. It is recommended that before proceeding with occupation of any structure, the Town conduct a thorough investigation of structural integrity and compliance with building codes.
The only structure not included in the Baseline Documentation Report is the porch/pool addition to the back of the Main Farm House. This porch supports an “Endless Pool” or “Swimming Treadmill.” The condition of the pool is poor and this element would not positively impact the community and therefore should be removed from the site.
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Town of Holly Springs, North Carolina
Fencelines
Several fencelines delineate space throughout the property. The main gate and driveway are part of a split rail fence that sets the tone for the agricultural character. While three different types of fencing are present on the property, the fence-types that are not split rail should be removed. All existing split rail fencing should be evaluated and repaired if unsafe, broken, or extremely weathered. Most of the fences that are not split rail are topped with or constructed wholly of barbed wire. Barbed wire is not a safe material for public spaces and should be removed before public access is granted to the Property. Other fences on the Farm are post and wire. Visibility is a challenge and removal is recommended to avoid injury. Fence removal areas are: 1. The east pasture near Bass Lake. 2. The woods south of the house along the sewer easement. 3. The west side of the East Pasture near the house raised on concrete masonry units. 4. The post and wire fence along the northwest pasture. 5. The wire fence along the long narrow southwestern pasture. The western edge of the property should have a fence added to deter the adjacent residents from dumping trash onto the Sugg site. It is also recommended that a fence continue along the western edge from north to south and along the southern portion of the site to create a visible barrier from the parcel just south of the Farm. This will help delineate the boundary of the site and prevent any casual takeover of the pasture area after the completion of the Master Plan.
Several types of fencing are used to delineate spaces throughout the property. Any fencing that is difficult to see or uses barbed wire should be removed.
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Town of Holly Springs, North Carolina
Circulation around the site varies from a paved vehicular lane, to mowed paths, ATV trails, single-file trails, mulch paths, and bridges at Bass Lake.
Circulation VEHICULAR
The only route into the site designed for vehicles is Grigsby Avenue. Currently this access is gated and locked. An asphalt driveway provides a path to Building Envelopes A and B with a small parking area near the main house. Gravel paths provide access to storage buildings and a mowed path encircles the eastern pasture. Two additional unpaved paths cross through the stream buffer, but seem to be more akin to ATV access rather than large vehicles.
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PEDESTRIAN
The only recorded pedestrian-only path is a single-file footpath through the property just north of the S1 stream. This path carves through the natural landscape with little disturbance and is suitable for either hiking or mountain biking. A main circulating path around the property could serve as a loop trail for recreational users. It is also recommended to provide an ADA accessible route to all uses throughout the site – which will depend
on programmatic intent and final design. Other access points can be made to enter the property from the mulch trail around Bass Lake, as well as the future greenways to the north and south of the property. Currently, Bass Lake and the greenways in Holly Springs close at dusk. The Town will need to determine which access points, if any, will be closed after dark.
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Town of Holly Springs, North Carolina
OVERALL SITE OPPORTUNITIES Northwest Corner
Barriers
Open Spaces
The northwest corner of the sight is to the left as you enter through the gate at Grigsby Avenue. A small, approximately five acre pasture provides open space and could be defined by vegetation to provide shade and comfort to users during warm seasons.
Along the western edge of the pasture, and extending north through the woods, a residential area flanks the property. Heavy dumping was observed along this boundary and it is recommended that the final Master Plan include some type of barrier or fence to help delineate the properties and discourage residents from disposing of their trash on the Park.
Just north of S1, the Baseline Documentation Report identified a single file walking trail. This trail sets the precedent for all trails that are allowed within the Stream Buffer.
Buildings
There are many possible uses for the existing structures in Building Envelope A. The small house could be used to provide a home for an on-site caretaker. While some of the buildings may need to be removed, the area is well shaded and suitable for tucking in another building to serve the community. Potential exists for providing a restroom facility for people enjoying activities on this portion of the site. The large barns and storage sheds can house equipment required to maintain the vast acreage of open space and other maintenance requirements for the final Master Plan landscape.
Evidence of dumping.
Circulation
The main driveway provides access to Building Envelope A as well as any entrance or trailhead to serve the potential trail system through the woods. Other than the main driveway, all vehicular circulation in this area is gravel and mowed.
Five-acre pasture.
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Through the steep terrain in the woods, a trail system for hikers and mountain bikers will allow access for users to experience this interesting change in topography. It is not likely any circulation in the wooded area will be ADA accessible, but there are two existing ATV, or Jeep trails that do provide access for emergency and maintenance vehicles.
Shed structures.
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Town of Holly Springs, North Carolina
Southwest Corner Open Spaces
The long pasture to the right of the driveway as you enter the farm is approximately eighteen acres. This large space is very exposed and likely will require some shaded areas to serve as a retreat from the sun. Potential abounds for this area to either remain open, or be shaped by vegetation into two or more defined spaces.
Barriers
Visible along the western and southern edges of this section of property are homes, outbuildings, and other elements within the adjacent property. A fence, and perhaps vegetated barrier will help define the spaces and provide a screen for homeowners who do not wish to have open views to park activities. This will also provide some privacy and help contain the public within the bounds of the Park.
Eighteen-acre pasture.
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Circulation
A main asphalt driveway leads to the large farmhouse, and likely will be widened to two lanes. There are no paths around the long pasture, but there is a mowed path extended out the back of the horse stable.
Asphalt driveway leading to main house.
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Existing Conditions and Site Analysis | orner 2-22 outhwest
Town of Holly Springs, North Carolina
Southeast Corner
Barriers
Open Spaces
A large five-acre “backyard” is juxtaposed behind the main farmhouse and terminates on three edges into woods. With the removal of the pool, this vista can be enjoyed from the back porch of the house. Access from the Farm to the sewer easement and future greenway can be gained through this area by passing through the woods.
Currently, a barbed wire fence prevents access to the stream and sewer easement and should be removed to prevent injury. It is possible the Town may want to provide signs or fencing within the woods both to the east and west to prevent Park users from wandering through other owners’ properties.
Buildings
The main house is in good condition and may be a candidate for remaining on the property. The pool on the back porch should be removed as it serves no public use and will open up views to the large open space behind the house. It is possible, through the planning process, that the design of the house will not serve the intended uses and will have to be modified or rebuilt. The future of the horse barn will also lie in the community’s desires for the property. If equestrian activities and boarding horses are a possibility, reuse or rebuilding may be needed to fit the programmatic, accessibility, and circulation needs of the site.
One of eight horse stalls.
Barbed wire fence near stream south of the main house.
Circulation
Open space behind house.
The asphalt driveway provides access to the main house and horse barn. A small parking area is adjacent to the house, and if the house remains, can provide ADA accessibility to the structure. No paths or foot trails are present on this portion of the property, but could be added to direct users to and from the greenway. Interior of horse barn.
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Existing Conditions and Site Analysis | orner 2-24 outheast
Town of Holly Springs, North Carolina
View from the high point in the eastern pasture looking toward Bass Lake.
Northeast Corner Open Spaces
The large 22-acre pasture slopes down toward Bass Lake. The view from the crest of the hill, marked by a single pine tree, is an expansive vista of the pasture and lake. By removing some of the underbrush, a clear view to the lake can be enjoyed throughout all seasons.
Circulation
A mowed path surrounds the pasture and provides access to a series of parallel trail alignments along the shoreline of Bass Lake. Currently, there is a mulch path around the lake, a sewer easement, and two mowed paths between the lake and pasture. This multiple trail layout could be useful for user separation, especially if equestrian trails are a major component of the final Master Plan.
Large events are possible, but tenting and circulation will be a slight challenge on some of the steeper slopes within the field. Toward the bottom of the slope, a small area shaped as a natural amphitheater could be minimally graded to create a small performance space or outdoor classroom. Drainage issues can be resolved with grading and installation of bioretention areas.
Barriers
Large expanses of barriers are unlikely in this area as most of the adjacent land is owned by the Town. The fence surrounding the large pasture should be removed for safety purposes and to provide access to Bass Lake. Once the greenway system is established surrounding the site, the Town will need to decide if the property will remain completely open to the greenways and Bass Lake, or if some structures will be in place to restrict access after dark. Sloped area that could serve as a small amphitheater.
2-25 | Existing Conditions and Site Analysis
Mowed path and house that should be removed.
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Existing Conditions and Site Analysis | orner 2-26 ortheast