Fictional Georgia demonstration · Deer Run Rd.
Deer Run Rd. Property Screening
Nine lenses show how planning rules, water, terrain and soils shape the next questions for a two-tract property.
Deer Run demo samples · PDFs open in a new tab.
Property Lens: Start with both tracts
The opening aerial shows the two advertised tracts and their surroundings. It also introduces an important distinction between the offering outlines and the boundary used for the analysis.
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Key takeaways
- Offering: 27.00 acres in the north tract and 26.01 acres in the south tract, totaling 53.01 advertised acres. The report calculates its results using a separate 44.65-acre analytical polygon.
- Dimensions: the approximate 1,640-foot east–west and 2,060-foot north–south spans describe the analytical polygon, not surveyed lengths of the yellow offering boundaries.
- Next step: reconcile the offering, survey and legal descriptions before assigning acreage or development capacity to either tract.
On the analytical maps below, solid magenta lines mark the outer property boundary, a dashed magenta line marks the illustrative tract divider, and gray lines mark roads. The fictional divider is not a surveyed split or a transfer of the yellow offering line.
Zoning Lens: Check the development rules
The demo assigns Residential Agricultural zoning to the entire analytical parcel. The zoning map provides the starting point for reviewing the rules that affect a proposed use.
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Key takeaways
- The example district uses a base pattern of one dwelling per lot. That does not establish how many lots could be created.
- Read the lot and setback standards together with watershed requirements and any applicable approval conditions.
Future Land Use Lens: Understand the rural planning context
The property is assigned Rural Residential future land use and lies within the example Rural Reserve strategy area. The plan favors slow growth and limited road and sewer expansion.
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Key takeaways
- The example Rural Residential policy ranges from 0–1 dwelling unit per net acre. Multiplying this range by the gross acreage would not establish a lot count.
- Check wastewater options and infrastructure expectations early. Nearby suburban designations do not change the property’s assigned policy.
Wetlands & Water Lens: Locate the water features
The example inventory maps a seasonally flooded intermittent streambed across the northern part of the property. Additional water lines identify places to examine more closely.
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Key takeaways
- The inventory footprint is only the mapped feature itself. Water-protection rules can affect a larger area around it.
- Locate stream banks and wetland edges in the field before measuring applicable buffers or planning a site layout.
Watershed Lens: Look beyond the stream footprint
Willow Creek watershed protection applies to all 44.65 analytical acres in this scenario. Its example rules can affect lot sizes, roofs and paving, setbacks and water buffers throughout the property.
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Key takeaways
- Watershed requirements apply across the property, including areas outside the small mapped streambed.
- Confirm the applicable watershed subarea and water-feature locations before laying out lots, roads or wastewater areas.
Flood Risk Lens: Document the mapped result
The demonstration assigns Zone X, Area of Minimal Flood Hazard, throughout the property. No example Special Flood Hazard Area or regulatory floodway overlaps the analytical boundary.
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Key takeaways
- All 44.65 analytical acres fall within the example Zone X area. The nearby illustrative Zone A begins about 540 feet away.
- Minimal mapped flood hazard still leaves local drainage and small-stream flooding to evaluate.
Terrain Lens: Find the steeper ground
The illustrative terrain places 4.13 acres, or 9.3% of the property, on slopes of 15% or more. Their locations help focus questions about grading, drainage and road layout.
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Key takeaways
- About 79.7% of the analytical parcel falls below 10% slope in this example.
- The 15% threshold is a screening choice, not an automatic no-build rule. Obtain current topographic information before design.
Soils & Septic Lens: Understand the limitations
The example septic absorption-field interpretation assigns a limitation to every mapped soil unit. These ratings help target soil and wastewater evaluation before planning around an onsite septic system.
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Key takeaways
- Wetness and flooding contribute to the stronger rating in CA; slope contributes in GwE2 and PaE. Other units have water-movement or bedrock limitations.
- The ratings guide site evaluation. They do not locate a drainfield or establish septic approval, capacity or permit eligibility.
How to read the septic ratings
| Example rating | Acres | Share |
|---|---|---|
| Somewhat limited | 38.80 | 86.9% |
| Very limited | 5.85 | 13.1% |
Somewhat limited means moderately favorable soil features that may need special planning or design. Very limited means one or more unfavorable features that may require major changes, special design or costly installation.
No mapped unit is rated Not limited in this example. Percentages describe mapped acreage, not the chance of septic approval.
Read the soil map labels
| Map code | Soil unit and example limiting factors |
|---|---|
| AmC | Appling sandy loam, 6–10% slopes. Somewhat limited: slow water movement. |
| CA | Cartecay loam, 0–2% slopes, frequently flooded. Very limited: seasonal saturation, flooding, lower-layer seepage and slow water movement. |
| CeB | Cecil sandy loam, 2–6% slopes. Somewhat limited: slow water movement. |
| CeC | Cecil sandy loam, 6–10% slopes. Somewhat limited: slow water movement. |
| GeB | Gwinnett sandy loam, 2–6% slopes. Somewhat limited: depth to bedrock and slow water movement. |
| GwC2 | Gwinnett sandy clay loam, 6–10% slopes, eroded. Somewhat limited: depth to bedrock and slow water movement. |
| GwE2 | Gwinnett sandy clay loam, 10–25% slopes, eroded. Very limited: depth to bedrock, slope and slow water movement. |
| PaE | Pacolet sandy loam, 10–25% slopes. Very limited: slope and slow water movement. |
The example uses Dominant Condition: the rating with the largest combined share of named soil components determines each map-unit rating. Components are not individually located on this map. See the full soil guide on report pages 13–17 ↗.
Combined Constraints Lens: See where concerns overlap
This map combines the example water inventory, special flood hazard, slopes of 15% or more and soils rated Very limited for septic absorption fields. Overlapping areas are counted once.
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Key takeaways
- The remaining 36.91 acres are not confirmed buildable land. They are simply outside the selected mapped features.
- Watershed rules still apply parcel-wide. Water buffers, Somewhat limited soils, access and utilities can affect land inside or outside the colored areas.
Explore both Deer Run report samples
See how the free property overview leads to a full report with maps, findings and recommended next actions.
Free property report sample
The initial property overview, preliminary findings, recommended screening topics and sample estimate.
Phase 1 · 5 pages · v5 · PDF
View free property report ↗Full report sample
Nine exhibits, detailed soil explanations, location-specific policy review and a combined constraints analysis.
Phase 2 · 29 pages · v5 · PDF
View full report ↗Both samples open in a new tab. Use your PDF viewer’s download control to save a copy.
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