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Home My WebLink AboutAgenda - 04-21-1998 - 8gORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: April 21, 1998 Action Agenda Item 4A"— SUBJECT: PD -1 -98 CAROLINA FRIENDS SCHOOL (MODIFICATION OF PD -1 -97) DEPARTMENT: PLANNING & INSPECTIONS PUBLIC HEARING: X _Yes No BUDGET AMENDMENT REQUIRED: Yes X No ATTACHMENT(S): Site Plan Application Vicinity Map Narrative Special Use Permit Letter from DEHNR Letter from Certified Real Estate Appraiser Planning Board Recommended Findings 2/23/98 Public Hearing Minutes 4/l/98 Draft Planning Board Minutes INFORMATION CONTACT: Emily Cameron Extension 2580 TELEPHONE NUMBERS: Hillsborough 732 -8181 Durham 688 -7331 Mebane 227 -2031 Chapel Hill 967 -9251 PURPOSE: Consideration of a proposed modification to the Special Use Permit for Carolina Friends School to accommodate a ten -year masterplan for expansion of the existing private school approved as a planned development in 1990 and modified in 1992, 1996, and 1997. BACKGROUND: Carolina Friends School is an existing private school located on the west side of Friends School Road (SR 1719). The property contains 38.62 acres and is zoned PD -RB, Planned Development - Rural Buffer. In August of 1990 a Class A Special Use Permit was issued for Carolina Friends School to allow the use of the school's wastewater disposal system in the Rural Buffer. Article 6.20.1 of the Zoning Ordinance states that a large ground absorption system with a design capacity over 3000 gallons per day may be allowed in the RB district only through approval of a planned development. A planned development is also required where there are multiple principal structures on a non - residential lot greater than two acres in size. The Board of Directors of Carolina Friends School adopted a five -year master plan in 1991 for development of the school. In 1992 the Special Use Permit was modified to include expansion of buildings and parking consistent with the school's master plan. In 1996 The Special Use Permit was modified to include 5100 square feet of additional floor area. Last year, Carolina Friends School swapped land with Duke University to acquire acreage between the existing school and Friends School Road. No additional construction was proposed when the school site boundaries were changed. The current request is to accommodate a ten-year masterplan to expand the school into the acreage acquired in 1997. Student enrollment is proposed to increase by five for a total of 422 students. School staff will increase by one for a total of 62 staff members. The proposal includes a new entrance to the school site south of the existing entrance on Friends School Road. The new entrance will have better sight distance than the existing entrance. In 1996, the average daily traffic count on Friends School Road was 200 trips per day; therefore, turn lanes on Friends School Road will not be necessary. The existing entrance will continue to access a portion of the campus, but will not connect to the proposed system of driveways. Five (5) new buildings are proposed (37,750 square feet total): a multi- purpose center (gymnasium), a meeting house, a new Early School building, an athletic field house, and a covered service area. Several additions to existing structures are proposed totaling 14,700 square feet. The expansion also involves a baseball field, two soccer fields, and an outdoor amphitheater. A system of driveways and parking is planned to serve the new facilities and connect to the existing campus. The proposed construction constitutes a major modification to the Special Use Permit issued in 1990, and modified in 1992, 1996, and 1997. Article 8.7.3 of the Zoning Ordinance requires that such a change be considered by the Board of Commissioners following a public hearing. The proposed expansion of the school complies with all the findings (see attachment) required by the Zoning Ordinance that are attached to the current Special Use Permit. Letters from the Sheriff's Department and Emergency Management indicate that service will continue to be provided to Carolina Friends School as it is expanded. The NC Department of Environment, Health, and Natural Resources has indicated that the existing sewage treatment system will accommodate the proposed increase in staff and student enrollment as well as the flow generated during athletic events. The school has also proposed a wastewater reclamation and reuse system to be added to the existing treatment system. This system is not required for the expansion of the school. Engineers at NCDEHNR have given preliminary approval pending submittal of construction plans and specifications. Reclaimed water from 3 water from the proposed addition to the treatment system may be used to irrigate the new soccer field. The proposed modification was presented for citizen and Board comments at the public hearing on February 23, 1998. John Baird, Principal at Carolina Friends School, submitted a letter in support of the request. The letter is attached to the minutes. The item was referred to the Planning Board for a recommendation. On April 1, the Planning Board made positive findings on the specific ordinance requirements and on the general standards for special uses. Accordingly, the Planning Board voted unanimously to recommend approval of the modification of the Special Use Permit for Carolina Friends School. RECOMMENDATION: The Administration recommends approval of the modification of the Special Use Permit for Carolina Friends School based on the attached findings. ac - � #� �a p4b ;i 4 j S1O � ,till 1 1 i n,i uii j% �IwxoR RIM ° °o ° 1D0 a � °le. ° a ° �� w►7�V�� .t 11 its R _ i� Ilk s j till 3 ! ,fit 1s ID 11111 flf,1# If i 11 i ,t14 IA 1 } • Z ,s t i A 1 _ - jj111 11! i (PLEASE TYPE OR PRINT - INK ONLY) 8/88 APPLICATION FOR CLASS A SPECIAL USE PERMIT ORANGE COUNTY BOARD OF COMMISSIONERS DATE: 1 / 5 /98 APPLICATION NUMBER: PD- - I (We) request a Class A Special Use Permit as provided for in Article of the Orange County Zoning Ordinance for Master Plan which includes building new buildings -nnd additions to existing buildings, athletic fields, new entry and vehicular and ppdpsrrian circulation The following information is provided in support of this request: A. PROPERTY INFORMATION: Street Address or Location: 4809 Friends School Road, Durham, NC Orange County Tax Map 6 & 7 Block Lot(s) (6) -2 Township Chanel Hill Zoning District(s): PD —RB (7) 20A, 20B, 26A Lot /Parcel Size: 38 acres acres or square feet Number of Existing Buildings: 15 Gross Floor Area: 59, 740 square feet Number of Proposed Buildings: Gross Floor Area: 50.450 square feet Water Supply: Public (Specify) Community X Individual Wastewater Disposal: Public (Specify) Community X Individual School District: Fire District: Eno River General Land Uses in Area: Residential Critical Areas: X Stream /Drainageway Flood Prone Area Watershed (Specify) Historic Site Other (Explain) B. SITE PLAN INFORMATION: Twenty -six (26) copies of a Site Plan, prepared by a registered North Carolina surveyor or engineer, are provided as required by Article 8.8 and which contain the following information: North point, scale, and date. i Extent of area to be developed. Locations and widths of all easements and rights -of -way within or adjacent to the site. Location of all existing and proposed structures on the site. Location of all areas on the site subject to flood hazard or inundation as shown on flood maps or soils maps. / Location of all water courses on the site, including direction of flow. Existing topography at a contour interval of five (5) feet based on mean sea level datum. / Existing and proposed fencing, screening, gates, parking, service, and storage areas. t Access to site, including sight distances on all roads used for access. M i (PLEASE COMPLETE REVERSE SIDE) - r * 5 new buildings - proposed, - totaling 35, 750 -- square- feet—and -8- additions to existing buildings, totaling 14,700 square #feet. M t 117- C. OTHER SUBMITTAL INFORMATION: 0 t,\ 1A Elevations of all structures proposed to be used in the development. ./ Two (2) full -size copies of the applicable Orange County Tax Map, one (1) copy with the property in question clearly marked. The names and addresses of the property owner(s) and /or applicant(s), and the names and addresses are all persons owning property within five hundred (500) feet of the property in question. -� Application fee as set by the Orange County Board of Commissioners. m 46 Traffic impact study as required by Article 13 of the Zoning Ordinance. Additional information regarding the proposed Special Use as required by Article 8 of the Zoning Ordinance. Narrative (or letters from appropriate agencies) indicating: 1. Method and adequacy of provision of sewage disposal facilities, solid waste disposal, and water service. Where public sewer is not available, a letter from the Orange County Health Department certifying the suitability of the existing and /or proposed wastewater treatment system for the property. 2. Method and adequacy of police, fire, and rescue squad protection. 3. Method and adequacy of vehicular access to the site and traffic conditions around the site. I (We), the applicant(s), hereby certify that the foregoing application and supporting documentation is complete and accurate. I understand that it shall be my (our) responsibility to present evidence to the Board of Commissioners the form of testimony, exhibits, documents, models, plans, and the like to support the request for approval of the Class A Special Use Permit. NOW APPLICANT SI-G-NATURE(S) d'n' _/ DATE NOTE: If title to the above mentioned property is not in the name of the applicant(s), please Include a letter from the owner(s) signifying approval of the request. FEES: Amount S 6—Is-,00 0 Date Paid: / / 0 Receipt # �� c th tia) Aft -ir ry Aj v �rp ft / 1 E:7 January 6, 1998 Master Plan • Development Sequence Carolina Friends School, Orange County The Carolina Friends School located on Friends School Rood in Orange County has fifteen buildings, totaling 59,740 square feet. The Master Plan dated January 5, 1998 proposes five new buildings and several small additions to existing buildings totaling 50,450 square leet. At the completion of this ten year master plan the campus will have a total of 110,190 square feet. After approval of this special Use Application, Phase I construction will begin in spring of 1998. The development sequence of the Master flan is os follows: Phase I' clearing, grading and construction of the Multipurpose Center dearirtg, grading and construction of soccer Field and field house clearing and grading for new entry drive, loop road, and new porking realignment of existing parking areas clearing, grading and construction of the covered service area clearing and grading for if. soccer field cleoring and grading for amphitheater Phase II" odditions to existing buildings as space needs occur and funds are available clearing, grading and construction of the proposed Early School and parking move existing Early School functions to proposed Early School move music classes for other special program classes to existing Early School building Phase III "' oddibons to existing buildings as space needs occur and funds are available clearing, grading and construction of the proposed Meeting House and parking 'Depending on the fundraising campaign, Phase 1 projects may be done concurrently or as funds become available. It is anticipated that all of Phase I will be complete within a two-year period from Special Use approval. *fit is antidpaied that Phase 11 construcson v*A be complete within a five year period from Special Use approval. 0 * "it is anticipated that Phase III construction will be compkte within a ten year period from _ -- Special Use opproval. - - - - - Cavhw f,wn& Sdoo4 spwid use Appkaftes January 5, 1998 Wastewater Management System for Carolina Friends School, Orange County Current System: The school is currently served by a spray irrigation system designed and approved for 4,000 gallons per day by the North Carolina Division of Water Quality (Permit number 0002161). The system is located within the boundaries of the school property and currently treats an average of 2,500 gallons per day. The Current System serves 417 students and 61 staff members. The current system is managed and monitored by Richard M. Davis, an independent Grade IV, wastewater operator. Overview of Proposed Reclamation and Reuse System: The Proposed System is designed to maximize the beneficial use of the water resources of Carolina Friends School concurrent with the protection of public health and the environment. The proposed design is in keeping with the intent of the North Carolina Environmental Management Commission as a part of rules for use of reclaimed water (Administrative Code Section: 15A NCAC 2H .0200•Waste Not Discharged to Surface Water, Amended June 1, 1996). Preliminary discussions concerning the proposed system have been conducted with Mr. Michael Allen, PE of the Division of Water Quality -Non Discharge Group. The Proposed System is designed to accommodate an additional 5 students and 1 staff member for daily use and 200 seat capacity associated with the future soccer and baseball fields. The additional daily flow rate of 2,600 gallons /day includes the sum of the following: (200 seats x 5 gal /seat) — 1,000 gal. /day (5 students x 10 gal. /student) — 50 gallons /day The estimated flow of (Current 2,500 gal /day)+ (Future 1,050 gal /day) -3,550 gal /day is within the limits of 4,000 gollons /day specified on (Permit number 0002161). The design concept utilizes a phased approach to accommodate the changing building infrastructure of the school and will utilize the Current System as operational 'back up ". The Proposed System is designed to reclaim and reuse wastewater for irrigation to forest, soccer field and for the construction of decorative ponds and fountains. The Proposed System is designed to provide for tertiary quality effluent and will include the following treatment processes; (1) aerobic filtration, (2) anaerobic detention (3) disaffection and (4) spray irrigation. Performance results from other systems utilizing thts. treatment train indicate that it will effectively provide tertiary quality effluent that will meet the requirements for use of reclaimed water as specified by the N. C. Administrative Code. Phase I Construction of Multi- Purpose (Gym): Wastewater from the new gymnasium will be treated by the proposed treatment process and spray irrigated into the adjacent __existing forest or-conveyed by underground piping to the Current System. Determination , of the location for spray irrigation will be based on water quality evaluation of the 10 Proposed System. General soil and site evaluation of the site was performed by Soil and Environmental Consultants, Inc. (SPEC) to determine this approximation of loading rate. Their review is based on soil borings in the vicinity of the application area. The soil is a Wehadkee soil, sandy clay loam class in the 3 -9% slope range with good vegetative cover of old growth pine. The Sprinkler Irrigation Association (1969) defines a basic infiltration rate for these conditions to be 0.15 to 0.25 in /hr. This value increased by 25% gives an instantaneous application rate of 0.18 to 0.31 in /hr. Prior to final spray design, additional soil borings and a water balance based on field observations will be developed. The spray irrigation system to the forest will be based on a loading rate of 0.14 gallons /square foot /day. Based on a daily flow of 3550 gallons, 25,357 square feet of forested area will be irrigated. Phase II Construction of Soccer Field: Construction of the soccer field will require use of the spray irrigated forested area. Spray irrigation to the forest will be discontinued and the wastewater will be conveyed to the Current System during construction of the soccer field. Upon completion of the soccer field, wastewater from the new gymnasium will be treated by the proposed treatment process and spray irrigated to the new soccer field or conveyed by underground piping to the Current System. Determination of the location for spray irrigation will be based on water quality evaluation of the Proposed System. Hydraulic loading rate to the new soccer field will be determined based on conditions after its construction. The field will be 195 feet x 330 feet (64,350 square feet). Based on a daily wastewater flow rate of 3,550 gallons /day, the field loading rate would be .06 gallons /square foot /day if the entire soccer field is used. Phase III Construction of Meeting House, Early School and Amphitheater. These facilities do not represent any additional need to accommodate wastewater flow within the Proposed or Current Systems. These future facilities will be utilized by individuals included in the 3,550 gallon design flow calculation. Decorative ponds and fountains designed to utilize reclaimed water from the Proposed System will be constructed in association with the surroundings of the amphitheater. The water supply to these features will be augmented with a potable water supply. If suitable water qualify is not provided by the Proposed System for the ponds and fountains, the reclaimed water will be conveyed to the Current System and the decorative features supplied by the potable source. Hal House Wetlands Ecologist Research Associate __ NC State University NORTH CAROLINA ORANGE COUNTY ORANGE COUNTY I COUNTY OF ORANGE MODIFICATION OF SPECIAL USE PERMIT NORTH CAROLINA KNOW ALL PERSONS BY THESE PRESENTS, that the undersigned property owner, Carolina Friends School, Inc., having applied to Orange County for a Class A Special Use Permit for the use and development of the property hereinafter described, the same was granted by Orange County on May 6, 1998, the terms of which follow. Carolina Friends School, Inc., by its acceptance of the terms and conditions of this Special Use Permit, acknowledge and ratify the contents of the application for this permit and all representations made by its representatives in the application process for this permit. NAME OF PROJECT: TYPE OF SPECIAL USE: NAME OF DEVELOPER: PROPERTY OWNERS: Carolina Friends School Class A Special Use Permit for a package sewage treatment plant and spray irrigation system with a design capacity of 4000 gallons per day in the Rural Buffer district. Carolina Friends School, Inc. 4809 Friends School Road Durham, NC 27705 Carolina Friends School, Inc. 1 11 12 DESCRIPTION OF PREMISES LOCATION: West side Friends School Road (SR 1719) AREA OF PROPERTY: 38.62 acres or 1,682,288 square feet more or less. DESCRIPTION OF PREMISES: Chapel Hill Township, Tax Map 7, Lots 20A, 20B, and 26A, and Tax Map 6, Lot 2, and lot 43A, and more particularly described in Attachment A The Board of Commissioners of Orange County approved a Class A Special Use Permit on August 30, 1990, and approved modifications to the permit on August 3, 1992, October 1, 1996, and on April 1, 1997. The Orange County Planning Department pursuant to Article 8.7 of the Orange County Zoning Ordinance approved minor changes to the approved plans of this special use as follows: July 15, 1991; October 8, 1992; February 12, 1993; July 12, 1996; May 1, 1997; and October 21, 1997. On May 6, 1998, the Board of Commissioners approved a further modification of the Special Use Permit to accommodate a ten -year masterplan as shown on the Site Plan prepared by Dixon Weinstein Architects, PA, dated January 5, 1998. The Special Use Permit and all modifications to it and approved minor changes to the plans of the special use as recited above are binding on Carolina Friends School, Inc. and its successors in title and in interest until the earlier of the expiration of this permit and any extension of its expiration date, or until such time as this permit is otherwise changed by governmental action. All terms and conditions in previous Special Use Permits and modifications thereof and approved minor changes to the plans of the special use as listed above are still in full force and effect to the extent that they have not been superseded by modifications to the original Special Use Permit. 2 j 13 The conditions of approval of the Special Use Permit modification are as follows: 1. The sewage disposal system must at all times be operated and maintained according to the standards and conditions set forth by the NC Division of Environmental Management in Permit WQ 0002161 and as may be amended in the future. 2. Maintain screening along the eastern boundary line to screen parking areas and dumpsters to meet the landscape requirements of Article 12.4 of the Orange County Zoning Ordinance. 3. With applications for building permits, provide documentation of how the proposed construction will access the existing sewage disposal system as well as estimates for any increase in daily flow through the system. Each application which will create additional demand on the system must be accompanied by an approval letter from the Division of Environmental Management. All information will be submitted to the County Engineer for review to determine that the system demand does not exceed 4000 gallons per day. No building permits will be approved for additions/renovations without prior approval from DEM and approval of an amendment to this Special Use Permit. 3 4. To maintain access for emergency vehicles, the entrance to the school and 14 , driveways to each structure are to be kept free and clear of parked vehicles at all times and shall be clearly identified as fire lanes with reflective signs mounted on posts. The signs shall be installed under the guidance and supervision of the Orange County Fire Marshal's office and shall meet the provisions of Chapter 6 of the North Carolina State Building Code, Volume V, Fire Prevention, 1996 Edition. 5. The final site plan and supporting documentation for the project, incorporating all changes, deletions, and additions through the final approval of the project, are incorporated herein and made a part of this Planned Development Special Use Permit. Copies of the final site plan and supporting documentation are to remain on file in the Orange County Planning and Inspections Department. Any applicable permits, upon application, will be issued after approval and recordation of this Special Use Permit. 6. The plat eintitled, "Final Plat Subdivision of Property for Carolina Friends School and Duke University," dated October 30, 1996, as prepared by Brady H. Goforth, RLS, shall be recorded prior to or contemporaneously with this modification (Recorded at Plat Book 78, Page 151, on July 21, 1997). 4 15 7. The development shall be built and operated according to the site plan and attachments supplied by the developer and in compliance with the above conditions. Construction must start and proceed at a reasonable rate within twelve (12) months of May b, 1998. If no construction has started within twelve months, the permit shall become null and of no effect. 8. If any of the conditions of the Special Use Permit or modifications to it is held invalid, the Special Use Permit shall become null and void. 9. Landscaping of parking areas shall meet or exceed the standards of Article 12.4 of the Zoning Ordinance. 10. If a system for wastewater reclamation and reuse is to be implemented, submit plans and specifications to Orange County simultaneous with application to the NC Department of Environment, Health and Natural Resources. The proposal will be subject to review by the County Engineer. Prior to construction of the system, submit a copy of the approved permit from the Division of Water Quality. Created wetlands and irrigation lines shall be shown on the site plan. 5 16 IN WITNESS WHEREOF, Orange County has caused this instrument to be executed in its name as evidence of the issuance of said permit, the undersigned being all of the property owners of the property above described, have executed this instrument in evidence of their acceptance of said Special Use Permit as a covenant running with the land. ATTEST: Beverly Blythe, Clerk to the Board of Commissioners ATTEST: LN ORANGE COUNTY John M. Link, Jr. County Manager [SEAL] CAROLINA FRIENDS SCHOOL, INC. Owner and Developer David W. Stewart, President John S. March, Secretary [SEAL] Carolina Friends School, Inc. NORTH CAROLINA ORANGE COUNTY I, - a Notary Public in and for said County and State do hereby certify that Beverly Blythe, Clerk to the Board of Commissioners, personally come before me this day and acknowledged that she is Clerk to the Board of Commissioners of Orange County, and that by authority duly given and as the act of 17 Orange County the foregoing instrument was signed in its name by John M. Link, Jr., County manager, and attested by herself as its Clerk. WITNESS my hand and official stamp or seal, this the day of , 1998. NOTARY PUBLIC My Commission Expires: NORTH CAROLINA ORANGE COUNTY I, ' a Notary Public of the County and State aforesaid certify that John S. March personally came before me this day and acknowledged that he is the Secretary of Carolina Friends School, Inc., and that by authority duly given and as the act of Carolina Friends School, Inc., the foregoing instrument was signed in its name by its President, sealed with its official seal attested by himself as its Secretary. WITNESS my hand and official stamp or seal, this the day of , 1998. Notary Public My Commission Expires: 7 Mate or North Carolina ` ' Noartment of Environment -tnd Natula► Flesouroes ; Nvision of Water Qua IIty ,Iaincs U. F,unt, Jr., Governor ,1.,rtativan B. ;-iowes, Secretary A. Froslon ,-ioward, Jr., P.E., Director February 18. 1998 FPCtt Wr:iaMcb;. All Dixon H'cin :tcirt Pbst-1t' brand tax transmittal memo 7671 rer ZS 'I'hc Gxtrt.1 P � 4:31 West Fra vii in Struc:l EMuy C ."MaN rs►w„ � � (�'itapel Hill, North Carolina 27.516 D��Co. cc P�Nr� Dc Carolina ^rind.: Schaal C onstlucted Wetlands Project (7/1) •I4- jooy .,r �33-3dt33 Oranl�it i i)Un(j• �ft4 ? ?3 -C'7/T Dour Mss. Weirstein. Tlri; Icttcr is in mferctic a to at Inec titre I Iraq Willi IL-11 House on I- chniary 16, 1998 concerning; flit. p- onostxl constructed wctlaind project for the C arofina Friends Schtwl. At our tnct:ting, Mr. House. provided dvc1trit:nt: Lion, technical paps s, and tirc,ttitoring m...rult,, from a `acifity similar it) what he has `01 tlic. cm.i. liva Friends S.:hooI. B sed un his presentation and the docuni ntation prt)vided, it ai)pc4as will meet our requirement... (')ncC li►:ad clesi5cn pl.:r:s uuel sir,: ilicatic,Ir, halve peen provided, we wi!t 1 :1-(x:eed wit!) ar (Ic +rail eneitteeritlg rrvicw auto issue a permit if aippropriatc. I ' yew have: any yuc:stioms yr cotimic is on this matter, please contact ritc at (919) 733 -5083 c:: ivrIsion 54 7. Sincerely, Mi.Chad P. Allun. P.11. Non-Discharge Permitting Unit cc: C. 1-1. Houst• C M—OlMai Frivi - -cls Schttio! Permit File P.U. tkx 9si5 , M'J( rjh, NOM Carolina 2ltt:.°ri -c.`36 TW"Al xr ril:►) T3a SC-33 An F411-a! Ow ,!`lathy Aftirrnative. ACtion r m iloyur bt,":6 rwVcW%W trt', ; xi- cormunief paper 18 -_ a � = "','�z:__.- s-- t_.'�ii: .c sr.. �r'�-. -.,, ....�,��*�fi�-�- 3-:.3'.,�= ,z.. ;z.... — - -_ "_ =�- ••�"�'-zt-:-.:`W � _ � ', r�T � DOUG DAVIS REALTY AND AUCT 3101 Guess Road, Suite F Post Office Bo: 71084 Durham. North Carolina 27722 Realtor - Appraiscr Auctioneer - Contractor Ms. Ellen Weinstein Dixon Weinstein Architects 431 W. Franklin Street Chapel Hill, NC 27604 RE: 17 Acres +/- presently owned by Carolii which fronts Friends School Road. The +/- is part of a larger parcel which it DS 1457, Pages 327 and 328 Orange Counl County, NC. A more specific reference Township, Tax Map 6. Lot 43 -A. Dear Ms. Weinstein: Enclosed are pictures and site maps for ti tract with one trap showing proposed improve tract. It is my opinion that the proposed adversely affect any properties that are adj the subject tract. All values of prof neighboring the Carolina Friends School maintained or enhanced. If you or anyone should have further quest assistance with, please contact me. Respectfully, Richard U. (Doug) Da7is Real Estate Appraiser State Certified Residential Appraiser NC Certification No. A -460 RDD /lm Enclosures COMPANY 19 Office 919/477 -02811 FAX 919/471 -4044 Friends School ubject 17 Acres referenced in Registry, Orange s Chapel Hill to referenced subject intents to the subject improvements will not oining or neighboring ierties adjacent and property should be that I might be of FINDINGS OF THE ORANGE COUNTY PLANNING BOARD PERTAINING TO APPLICATION: PD -1 -98 CAROLINA FRIENDS SCHOOL (MODIFICATION OF PD -1 -97) The Special Use Permit for Carolina Friends School was approved in 1990 and modified in 1992, 1996 and 1997. Article 8.7.3 of the Zoning Ordinance states that modifications to Class A Special Use Permits (other than minor changes defined by 8.7. 1) shall be considered by the Board of County Commissioners following a public hearing. The findings listed below are those required by the Zoning Ordinance and used in approval of the current Special Use Permit. ARTICLES 8.6 AND 8.8 - APPLICATION COMPONENTS ( "Yes" indicates compliance: "No" indicates Non - compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS IN 8.6 - Application submitted on forms _x—Yes No Submittal includes application Yes No providing full and accurate description forms, site plan, and a narrative of proposed use, including location, describing the proposed ten - appearance and operational year masterplan. characteristics. 8.8 a) - Seven (7) copies of the site _x—Yes No 26 copies of the overall site Yes No plan prepared by a registered N.C. land plan showing the proposed surveyor or engineer containing: development. 1. North point, scale and date _x—Yes No Shown on the site plan. Yes No 2. Extent of area to be developed _x—Yes No Site plan indicates extent of Yes No area to be developed. 3. Location and width of all easements _x—Yes No The rights -of -way of Friends Yes No and rights -of -way within or School Road and required adjacent to the site drainage easements are shown on the site plan. 4. Location of all existing or _x—Yes No All structures are shown. Yes No proposed structures on the site 5. Location of all areas on the site _x _Yes No The area south of the pond is not Yes No subject to flood hazard or inundation detailed on the Flood Insurance as shown on flood maps or soil maps Rate Maps. The Orange County Soil Survey does not indicate soils subject to flooding in this area. 21 PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements 6. Location of all water courses on _x—Yes No All intermittent streams and Yes No the site, including the direction direction of flows are provided. of flow A pond is also shown on neighboring property. 7. Existing topography at a contour _x—Yes No Topography is shown at a Yes No interval of five (5) feet based 2 -foot contour interval. on mean sea level datum 8. Proposed or existing fencing, _x_Yes No Existing and proposed parking Yes No screening, gates, parking, service and service, and storage areas and storage areas are indicated on the plan. 9. Access to site including sight No Sight distances are not shown Yes No distances on all roads used for _x—Yes on the plan, but an on -site access inspection proved the sight distance on Friends School Road will be improved by relocating the entrance. 10. Elevations of all structures No Elevations of some of the existing Yes No proposed to be used in the _x -Yes structures are on file. development Architectural style will be consistent with the existing structures. 11. Names and addresses of owners _x—Yes No Provided with application. Yes No and applicants 12. A fee, as set by the Board of _x—Yes No $675.00 application fee paid. Yes No County Commissioners 22 ARTICLE 8.2.4 SPECIFIC STANDARDS /ALL SPECIAL USES ( "Yes" indicates compliance: "No" indicates Non - compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 8.2.4 requires the applicant to address the following: a) Method and adequacy of No The system includes Yes No provision for sewage disposal —x—Yes a package treatment facilities, solid waste and plant, storage lagoon and spray water service irrigation system with a design capacity of 4,000 gallons per day. Over the masterplan build -out period, enrollment is proposed to increase by five (5) students and one (1) staff member. The projected estimated flow into the system is 3550 gallons per day, which is within the design capacity. Dumpsters for solid waste disposal will be located in the proposed covered service area. A well and water tower are used for water supply. b) Method and adequacy of police, —x—Yes No Letters from the Orange County Yes No fire and rescue squad protection Sheriff and Emergency Services were provided. All agencies will be able to provide services to Carolina Friends School. c) Method and adequacy of vehicle —x—Yes No A new entrance on Friends Yes No access to the site and traffic School Road (SR 1719) is conditions around the site. proposed which will improve access to the site. A new system of driveways is proposed to connect the existing structures with the proposed facilities 23 ARTICLE 7 -SPECIFIC ST ND S FOR EVALUATION/PLANNFD DEVELOPMENT (Contmued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINCs Ordinance Requirements Article 7.4 then indicates the application must comply with certain specific requirements common to all Planned Developments. These include: 7.4.1 So located with respect to _x—Yes No Access is provided via a Yes No major streets and mass transit private entrance on Friends facilities and designed so as not School Road (SR 1719). No to create traffic on minor streets minor residential streets will in residential districts. be affected by this project as proposed. 7.4.2 So located with respect to _x—Yes No The proposed development will Yes No water, sewer and storm drainage not have access to public facilities that enlargement or water, sewer or storm drainage extension will not result in facilities; therefore, no higher net public cost or earlier higher net public cost will incursion of public cost. result. and So located with respect to police, _x—Yes No Letters regarding adequate Yes No fire and rescue services, and service provision have been schools and parks so as to have received from the Sheriffs access in the same manner as Department, and fire and permitted under the existing zoning. rescue services. 7.4.3 Site suitable for _x—Yes No The area south of the pond is Yes No development within hazard from not detailed on the Flood flooding, erosion, and soil Insurance Rate Maps. The subsidence of slipping. Orange County Soil Survey does not indicate soils subject to flooding in this area. Slopes adjacent to the drainageways average 10% gradient. Drainage easements are provided to accommodate drainageways. 24 ARTICLE 7 SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS (Continued PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 7.14.3 sets forth site planning standards with which an applicant must comply. Standards regarding external relationships are as follows: a) 1. Access points provided to _x—Yes No A new entrance on Friends School Yes No encourage smooth traffic Road and an added system of flow with controlled turning driveways are proposed to movements and minimum hazard improve access to the site. to vehicular or pedestrian No minor streets will be affected traffic. Use of minor by this development. streets by substantial traffic is discouraged. a) 2. Safe and convenient routes No Since there is no through traffic, Yes No provided for pedestrians _x—Yes vehicles speeds are slow, allowing and motorcyclists. Crossings for safe pedestrian circulation. safely marked, located and controlled. a) 3. Visibility provided at _x—Yes No Sight distance at Friends Yes No intersections (pedestrian School Road will be improved and vehicular) in accordance by relocating the entrance. with Article 6.8., a)4. 100 -foot open space provided _N /A_Yes No N/A - 100 foot open space not Yes No along perimeter of PD -II required. Schools are permitted district. Recreational use in all residential districts. and off - street parking set The setback is 10 feet for back at least 75 feet of parking associated with a district boundary. permitted use. The proposed athletic fields and multi- purpose center are at least 75 feet from the boundary. a) 5. Yards, fences, walks, or _x—Yes No Most of the parking is screened Yes No vegetation provided to screen by retention of existing vegetation. off undesirable views, lighting, noise, etc. Parking/loading areas and refuse collection/ storage areas screened. 25 ARTICLE 7 - SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS (,continued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements a)6. Maximum building height complies with standards set forth in Article 6.12.3 and Article 5.1.2. a) 7. Signs to be erected in accordance with Article 9. Standards regarding internal relationships are as follows: b) 1. Streets, drives and parking areas provide safe and convenient access for dwellings and emergency vehicles, and do not create small block sizes. b) 2. Vehicular access controlled as follows: a) Streets serving 50 or less dwellings provide direct access to parking/service areas. b) Streets serving greater than 50 dwellings provide access to parking areas so located, designed and controlled as to channel traffic without interruption. _x—Yes No Maximum building height Yes No is 25 feet. Additional height is allowed if additional front and side setbacks are provided. _x—Yes No The existing sign meets the Yes No requirements contained in Article 9.1 and will be relocated to the new entrance on Friends School Road. _x—Yes No The new entrance and Yes No proposed system of driveways will provide better access to and within the site. _x—Yes No N /A_Yes No The proposed entrance drive will provide access to parking/ service areas. Not applicable. Yes No Yes No r: ARTICLE 6 APPLICATION OF DIMENSIONAL REQUIREMENTS ( "Yes" indicates compliance, indicates non - compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 6 lists specific standards which apply to various types of development applications. Article 6.12 contains those development intensity standards which apply to group developments controlled by the Land Use Intensity (LUI) system. a) Minimum gross land area - _x—Yes No The gross land area is Yes No 87.120 sq. ft. 1,676,184 sq. ft. b) Maximum gross land area - _N /A_Yes No Article 5.1.2 of the Zoning Yes No None specified sq. ft. Ordinance. c) Maximum floor ratio - 0.100. _x—Yes No The total existing and approved Yes No Maximum floor area floor area is 59,740 sq. ft. permitted - 167,618 sq. ft. New structures and proposed additions total 50,450 sq. ft. At build -out, the total floor area will be 110,190 sq. ft. (6.57°/x). d) Required minimum open space _x—Yes No 1,565,994 sq. ft. (93.4 %) Yes No ratio - .84. of open space will be Required minimum open space - provided. 1,407.994 sq. ft. e) Required minimum pedestrian/ _x—Yes No 1,403,267 sq. ft. (83.7 %) of Yes No landscape ratio - Qom. pedestrian/landscape area will Required minimum pedestrian/ be provided. landscape space - 351.998 sq. ft. E ARTICLE . -GENERAL TANDA S /AL SPECIAL S ("Yes" Indicates Com lianc • "No" Indicatcs N n- m lianc PLANNING BOARD RECOMMENDED FINDINGS Ordinance Requirements 8.2.1 Before any application for a Special Use shall be approved: a) The applicant shall have the burden of establishing, by competent material and substantial evidence, the existence of the facts and conditions which this ordinance requires for approval; and b) The Board shall make written findings certifying compliance with the specific rules governing such individual Special Use and that the use, which is listed as a Special Use in the district in which it is proposed to be located, complies with all required regulations and standards including the following general conditions: (1) The use will maintain or promote —x—Will Will Not the public health, safety and general welfare, if located where proposed and developed and operated according to the plan as submitted. (2) The use will maintain or enhance the value of contiguous property (unless the use is a public necessity, in which case the use need not maintain or enhance the value of contiguous property). (3) The location and character of the use, if developed according to the plan submitted, will be in harmony with the area in which it is to be located and the use is in compliance with the plan for the physical development of the County as embodied in these regulations or in the Comprehensive Plan, or portion thereof, adopted by the Board of County Commissioners. EVIDENCE SUBMITTED TO SUPPORT ENDINGS Based on site plans generally in compliance with applicable land use regulations and a letter from the NC Dept. of Environment, Health and Natural Resources regarding the wastewater treatment system. x_Will Will Not Based on site plans showing compliance with specific standards in the Ordinance and a letter from a certified real estate appraiser. x_Is Is Not Based on site plans to show compliance with specific standards in the Ordinance and the other evidence listed above. 29 BOARD OF COMMISSIONERS FINDING Grill Will Will Not Will Not Is Is Not ru51 ..IC WaAieJAJCf HIaIUTL� 1 legally existing as of SAMB in the R8, AR, R -1, R -2, R -3 and R-4 residential districts from 8.8 percent (10 2 percent in planned developments, 12.3 percent in R-4) to 14.1 percent. The proposed standard is equal 3 to the current limit on floor area in PD-R -4 district and is consistent with actual floor area of existing 4 facilities. 5 6 QUESTIONS AND /OR COMMENTS FROM THE BOARD OF COMMISSIONERS: None 7 8 QUESTIONS AND /OR COMMENTS FROM THE PLANNING BOARD: None 9 10 QUESTIONS AND/OR COMMENTS FROM CITIZENS 11 12 Reverend Earl Echols, Jr., with the Ebenezer Baptist Church, spoke in support of this Text 13 Amendment. He commented that their current facility is too small to accommodate the size of their 14 congregation. He mentioned the number of children that they are currently serving and that it is important 15 to them to increase the size of their church. They currently have 75.100 children in their congregation 16 each Sunday and they need to provide a bdifty that is conducive to worship. 17 18 A motion was made by Commissioner Carey. seconded by Commissioner Halkiotis, to refer this 19 item to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner 20 than May 6. 1998. 21 VOTE: UNANIMOUS 22 23 This Item was Chaired by Chairwoman Margaret Brown. She asked everyone who wished to speak 24 to corms forward and be swam in by the Deputy clerk 25 1026 27 4. CLASS A SPECIAL USE PERMIT PO -1 -98 Carolina Friends School 28 The following citizens and staff were sworn in by the Deputy Clerk so that they could 29 speak to this item: Orange County Planner Emil Cameron, John Baird. Principal, Carolina Friends 30 School and Ellen Weinstein. This item was presented by Planner Emily Cameron for the purpose of 31 receiving citizen comment on a proposed modification to the Special Use Permit for Carolina Friends 32 School to accommodate a ten -year master plan for expansion of the existing private school approved as a 33 planned development in 1990 and modified in 1992, 19%. and 1997. Carolina Friends school is an 34 existing private school located on the west side of Friends School Road (SR 1719). The property 35 contains 38.62 acres and is zoned PD-RB, Planned Development — Rural Buffer. In August of 1990 a 36 Class A Special Use Permit was issued for Carolina Friends School to allow the use of the school's 37 wastewater disposal system in the Rural Buffer. A planned development is also required where there are 38 multiple principal structures on a non - residential lot greater than two acres in size. This Special Use 39 Permit was modified in 1992 and 1995. In 1997 the School swapped land with Duke University to acquire 40 acreage between the existing schhool and Friends School Road. The current request is to accommodate a 41 ton-yew masher plan to expand the school into the acreage acquired in 1997. Student enrollment is 42 proposed to increase by five br a total of 422 students. The staff will increase by one for a total of 62 staff 43 members. The proposal includes a new entrance to the school site south of the existing entrance on 44 Friends School Road. The new entrance will have better sight distance than the existing entrance. The 45 existing entrance will continue to access a portion of the campus, but will not conned to the proposed 46 system of driveways. Few new buildings are proposed (37,750 sq. R): a multi - purpose center 47 (gymnasium), a meeting house, a new Early School building, an athletic field house. and a covered 48 service area. Several additiom to existing structures are proposed totaling 14,700 square feet. The 49 expansion also involves a baaebad field, two sorer fields, and an outdoor amphitheater. 50 51 QUESTIONS AND/OR COMMENTS FROM THE BOARD OF COMMISSIONERS: 52 53 Conxniesioner Gordon asked for clatiMetion on why the space is tx" increased but the student 54 population is oil being increased by 5 students. 65 56 .loan Baird. Principal, Carolina Friends School. replied that the tong -term vision for the school calls 57 for an increase in facilities but not for a significant increase in enrollment. The current size of the school 001 R /z3198 Pvl&LlG gE,A¢1I4Ct HIAIUTES 31 terms of enrollment is aligned with their vision of the size of the school. A letter from John Baird, dated 2 February 19, 1998, was distributed and is incorporated herein by reference. A copy of this letter is in the 3 permanent agenda file in the clerks ofte- 4 5 In response to a question from Commissioner Crowther, Mr. Baird indicated that the land swap 6 with Duke University had a positive impact on the school- If the Special Use Permit is approved, they will 7 begin this project with the new soccer Held. The current field will be returned to forest land by Duke 8 University. 9 10 QUESTIONS ANWOR COMMENTS FROM THE PLANNING BOARD: None 11 12 QUESTIONS ANDIOR COMMENTS FROM CITIZENS: None 13 14 A motion was made by Chairwoman Brown, seconded by Commissioner Halkioft, to refer this item 13 to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than 16 May 8, 1998. 17 VOTE: UNANIMOUS 18 19 ADJOURNMENT: 21 There being no further business, the meeting was adjourned. The next meeting of the Orange 22 County Board of Commissioners wifi be held on WednesdaY, March 4, 1898 in the Judge F. Gordon Battle 23 Superior Courtroom, new County Courthouse, Hillsborough, NC. 2 Margaret W. Brown, Chair 26 27 Kathy Bakker, Deputy Cleric 28 TOTAL P.07 Pii- ,rl. -10 -i 77O i-_.7 BUk-`, I, HNMUCK Carolina Friends School c'10� 4ew Friends School Road / Durham. NC 27705 / (919) 3$3-6602 / l919) 9L') -lffC� Wel F i. MM Dear Margaret Brown, On Monday, February 23, you will be asked to approve a master plan for Caiolina Friends School (CFS). We are very cxcitod about this plan and certainly hope that you will approve it. I wilt . be present at the meeting and available to speak briefly. In the meantime, I wish to share some information about our school. The enclosed handout presents basic facts. The philosophy statement on the back guides our daily actions. The CFS main campus occupies 34 acres in Orange County. We navel in the woxxied acres, the creek running through our property, the nearby Duke Forest, and our friendly neighbors. From This q g�serve mast of fur 4Z5 sell ncc- support mast of rntr 419.pare ring. the school year (Two of three early schools are off-campus, one in Chapel Hill and one in Durham.) About 36% of our student families live in Orange County. For eight weeks each summer CFS provides a wide range of day camps and workshops for ages 4 through 15. Two - thirds of the over SW families who participate in our summer programs are not enrolled during the school year. We estimate that about 60% of our summer families live in Orange County. We also offer CFS facilities to groups in the community who rent our buildings for church services, retreats, conferences, and festivals. Over the last year such groups include the Hillsborough Unitarian Church, the Chapel Hill Friends Meeting, Lady Slipper Music, Sierra Club, Godiva Track Club, Wbolistic Health Association, and the Shabala Meditation Group_ Community servicv is an essential part of student education at CFS. Over the last year or so students from the early schools through the Upper School have provided volunteer service at such Orange County organizations/locations as Habitat for Humanity, Inter -Faith Council, Duke Forest, the AIDS msidcncc in Canboro, and the NC Land Trust The master plan is exciting for CFS because it enables us to envision such outcomes as: • a pedestrian friendly campus. • safe and efficient traffic flow. • adequate parldng spaces and drop -off locations. • reduction of driveway dust, • spate for a gym and other possible future buildings, • an expanded Lower School play area and a new MiddidUpper School soccer- baseball Held. We are eager to start on several of these projects. although we expect many years to pass before all the' are complete. Your timely - and positive - decision about our master plan will enable us to accomplish much work during the upcoming summer months. 'drank you for reading this. I trust it will help as you consider our request for approval of our master plan. TOTAL P.02 W� l' M nA � V 41119B PLAakll Weep n►NOTF-S 33 MOTION: Hoecke moved approval as recommended by the Planning Staff. Seconded by Price. VOTE: Unanimous. 10 c. CLASS A SPECIAL USE PERMIT (1) PD -1 -98 Carolina Friends School Presentation by Emily Cameron. This item is for consideration of a proposed modification to the Special Use Permit for Carolina Friends School to accommodate a Ten -Year master plan for expansion of the existing private school approved as a planned development in 1990 and modified in 1992, 1996, and 1997. Carolina Friends School is an existing private school located on the west side of Friends School Road (SR 1719). The property contains 38.62 acres and is zoned PD -RB, Planned Development - Rural Buffer. In August of 1990 a Class A Special Use Permit was issued for Carolina Friends School to allow the use of the school's wastewater disposal system in the Rural Buffer. Article 6.20.1 of the Zoning Ordinance states that a large ground absorption system with a design capacity over 3000 gallons per day may be allowed in the RB district only through approval of a planned development. A planned development is also required where there are multiple principal structures on a non - residential lot greater than two acres in size. The Board of Directors of Carolina Friends School adopted a five -year master plan in 1991 for development of the school. In 1992 the Special Use Permit was modified to include expansion of buildings and parking consistent with the school's master plan. In 1996 the Special Use Permit was modified to include 5100 square feet of additional floor area. Last year, Carolina Friends School swapped land with Duke University to acquire acreage between the existing school and Friends School Road. No additional construction was proposed when the school site boundaries were changed. The current request is to accommodate a Ten -Year master plan to expand the school into the acreage acquired in 1997. Student enrollment is proposed to increase by five for a total of 422 students. School staff will increase by one for a total of 62 staff members. The proposal includes a new entrance to the school site south of the existing entrance on Friends School Road. The new entrance will have better sight distance than the existing entrance. In 1996, the average daily traffic count on Friends School Road was 200 trips per day; therefore, turn lanes on Friends School Road will not be necessary. The existing entrance will continue to access a portion of the campus, but will not connect to the proposed system of driveways. 0 M � � U 34 Five (5) new buildings are proposed (37, 750 square feet total): a multi- purpose center (gymnasium), a meeting house, a new Early School building, an athletic field house, and a covered service area. Several additions to existing structures are proposed totaling 14, 700 square feet. The expansion also involves a baseball field, two soccer fields, and an outdoor amphitheater. A system of driveways and parking is planned to serve the new facilities and connect to the existing campus. The proposed construction constitutes a major modification to the Special Use Permit issued in 1990, and modified in 1992, 1996, and 1997. Article 8.7.3 of the Zoning Ordinance requires that such a change be considered by the Board of Commissioners following a public hearing. The proposed expansion of the school complies with all the findings (an attachment to these minutes on pages ) required by the Zoning Ordinance that are attached to the current Special Use Permit. Letters from the Sheriffs Department and Emergency Management indicate that service will continue to be provided to Carolina Friends School as it is expanded. The NC Department of Environment, Health, and Natural Resources has indicated that the existing sewage treatment system will accommodate the proposed increase in staff and student enrollment as well as the flow generated during athletic events. The school has also proposed a wastewater reclamation and reuse system to be added to the existing treatment system. This system is not required for the expansion of the school. Engineers at NCDEHNR have given preliminary approval pending submittal of construction plans and specifications. Reclaimed water from the proposed addition to the treatment system may be used to irrigate the new soccer field. The proposed modification was presented for citizen and Board comments at the public hearing on February 23, 1998. John Baird, Principal at Carolina Friends School, submitted a letter in support of the request. The letter is attached to the minutes. The item was referred to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than May 6, 1998. The Zoning Officer has not received information which would establish grounds for making a negative finding on the general standards. These standards include maintaining or promoting the public health, safety and general welfare, maintaining or enhancing the value of contiguous property, and the use being in compliance with the general plan for the physical development of the County. The Zoning Officer has reviewed the application, the site plan and all supporting documentation and has found that the application does comply with the specific standards and required regulations concerning the modification. Two conditions of approval have been added to the current Special Use Permit to insure compliance with the Zoning Ordinance (landscape regulations) and State requirements for the wastewater reclamation and reuse system. Provided the Planning Board and County Commissioners find in the affirmative on the general standards, the Zoning Officer recommends 7 L U U b� approval of the request for modification to the Special Use Permit for Carolina Friends School. The Planning Board reviewed the findings of fact and agreed with the findings made by the Planning Staff and found in the affirmative on the general standards. MOTION: Strayhorn moved approval as recommended by the Zoning Officer and Planning Staff. Seconded by Katz. VOTE: Unanimous. 35