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HomeMy WebLinkAboutAgenda - 02-23-1998 - C4 067 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: February 23, 1998 Action Agenda Item# C 4 (a 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): INFORMATION CONTACT: Emily Cameron Extension 2580 Site Plan Application Vicinity Map TELEPHONE NUMBERS: Narrative Special Use Permit Hillsborough 732-8181 Letter from DEHNR Durham 688-7331 Letter from Certified Real Estate Appraiser Mebane 227-2031 Planning Board Recommended Findings Chapel Hill 967-9251 PURPOSE: To receive citizen comment on 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 ohs 2 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 204 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 8.73 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.Engineers at NCDEHNR have given preliminary approval pending submittal of construction plans and specifications. Reclaimed water from the proposed addition to the treatment may be used to irrigate the new soccer field. 3 RECOIV AMNDATION: Article 8.4.3 of the Zoning Ordinance requires that the Zoning Officer's recommendation be presented to the Planning Board within 45 days of receipt of an application. The 45-day period may be extended up to 60 days with the written consent of the applicant. The public hearing is the time scheduled for presentation of the Zoning Officer's recommendation. Zoning Officer's Recommendation 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. Provided the Planning Board and County Commissioners find in the affirmative on the general standards, the Zoning Officer recommends approval of the request for modification to the Special Use Permit for Carolina Friends School. No decision on the application is made by either the Planning Board or the Board of Commissioners at the public hearing. Instead,the Planning Board has 60 days within which to prepare and submit a recommendation to the Board of Commissioners. Failure of the Planning Board to submit a recommendation within the required time shall be considered a favorable recommendation,without conditions. Administration Recommendation The Administration recommends that the application be referred to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than May 6, 1998. 070 0'71 t ttt�� 5 r t ` `l { t ` 1 MAI Vat { F s n lilt zA i lit 073 (PLEASE TYPE OR PRINT INK ONLY) 8/88 APPLICATION FOR CLASS A SPECIAL USE PERMIT ORANGE COUNTY BOARD Of COMMISSIONERS DATE: I / 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 and additions to existing buildings, athletic fields, new entry and vehicular and ppdpqtrian-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) L61-2 Township Chapel 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/D rain age way 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. Extent of area to be developed. Locations and widths of all casements and rights-of-way within or adjacent to the sit&.,. Locatiew of all existing and proposed structures on the site. Locatiamot 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 fencin&screening, gates, parking, service, and storage areas. Access to site, including sight distances on all roads used for access. (PLEASE COMPLETE REVERSE SIDE) 5 new buildings-proposed,- totaling-35,750- square-- f eet-and-8-additions to existing buildings, totaling 14,700 square4,feet. ti VC d ®� p t o ;4i;„ sYt IN . �f �U�•► c aoi c • Fj 9 O �' a i*` + A1. eel " • x 1'tDs 1''• - 'ate y.1 a 1 P, Q= QD- '� 10,E ID mi -rod rya I All y 1 • � r , i 00 . t January 6, 1998 Master Plan- Development Sequence Carotin 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 feet. At the completion of this ten year master pion the campus will have a total of 110,190 square feet. After approval of this special Use Application, Phone I construction will begin in spring of 1998. The development sequence of the Master Plan is as follows: Phase l' clearing,grading and construction of the Multipurpose Center clearing,grading and construction of soccer field and field house clearing and grading for new entry drive, loop road,and new parking realignment of eidstirg parking areas clearing,grading and construction of the covered service area clearing and grading for 0.soccer field clearing and grading for amphitheater Phase II'' additions to existing buildings as space needs occur and funds ore available clearing,grading and construction of the proposed Early School and parking mow existing Eody School functions to proposed Early School move music classes for other special program closes to existing Early School building Phase III"' odditions to existing buikbngs as space needs occur and funds are available cleating,gro&V and construction of the proposed Meeting house and porking 'Depending on the h,ndraising compaign,Phase I projects may be done concurrently or as km&become avoiloble. It is anticipated that all of Phase I wig be complete within a two-year Period Inoue Speed Use approval. ''h is antidpoted that Phase it construction will be complete within a five year period from Special Use approval. 0 11'h is antiapoted that Phone IN consituction will be complete within a ten year period frore Special Use approval. Coroiva him sdwd special use Oppicas. 076 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 gollons/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 gallons/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"bock up". The Proposed System is designed to reclaim and reuse wastewater for irrigation to forest, soccer{held 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 this 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..of-conveyed by-underground piping to the Current System. Determination 077 of the location for spray irrigation will be based on water quality evaluation of the Proposed System. General soil and site evaluation of the site was performed by Soil and Environmental Consultants, Inc. (SSEC) 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 feeti. 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 redaimed 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 quality 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 Assodate —___ NC State University . r 078 _� NORTH CAROLINA ORANGE COUNTY COUNTY OF ORANGE ORANGE COUNTY NORTH CAROLINA MODIFICATION OF SPECIAL USE PERMIT 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: Carolina Friends School TYPE OF SPECIAL USE: 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. NAME OF DEVELOPER Carolina Friends School,Inc. 4809 Friends School Road Durham,NC 27705 PROPERTY OWNERS: Carolina Friends School,Inc. 1 01so 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 Pen-nit 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 finther 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- 2 081 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. 3 082 .' 4. To maintain access for emergency vehicles,the entrance to the school and 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 entitled,"Final PIat Subdivision of Property for Carolina Friends School and Duke University,"dated October 30, 1996,as prepared by Brady H. Gofoarft RLS,shall be recorded prior to or contemporaneously with this modification(Recorded at Plat Book 78, Page 151,on July 21, 1997). 4 083 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 6, 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. 5 054 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. ORANGE COUNTY By: John M. Link,Jr. County Manager ATTEST: [SEAL] Beverly Blythe,Clerk to the Board of Commissioners ACCEPTED: CAROLINA FRIENDS SCHOOL, INC. Owner and Developer David W. Stewart, President ATTEST: John S. Much,Secretary [SEAL] Carolina Friends School,Inc. NORTH CAROLINAr ORANGE COUNTY 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 6 ' 0S5 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 QS6 -J-=0 C34M-ia -3. k a0sa W YV V•LV r v,&,,vA 057 State of North Cwolina ftm4t-bma fax trwts rnow mmv MnF#-,;;. Deue.ament of &E-wironment, W A4LOJ at d Natu ai Fesorces YO ,)Msion of Water Ouality V*- Jamez B. Hunt,Jr., Govemor 04 E3 .1,-1alkhan B. Howes, Secrbtary L '%*A F-1, A. Prcs'lon Howard, Jr,, P.E., Diree-of FAUAI-y 19% Elhat WOnmriij. AIA Dimm W611i'tcul 25 1+b(, '-,*.*mjn-uiV •!•i3 WC•t r.f;t!:L-lin Street Chapel Kill,North C.;rolima 27516 RU-- Ca.-ofina F-rivnu.%!klhoul Comstritaccl Wei tzn('A Pru" qV-A %')j -ani,v County 1),.dr Ms.Wcampin: This letter is 0 rullcivace roa mecting I had wAb Val House off Vc%vary 16, 199S ct)ncerningAic riru intro! ..trLfCt%XI VIC IlUnd pn j%tt for the(Imlina Rmids School. Ai our nice-tingy.Mr.Hmsc occhniad Irapas,and movitticing result-, I'Lual a I Ic011y Similar to Whaf.1W has :w—rw-cd for dw S%,hOOL SiUed 4M hiS PAAZOWTif.-M WX1 JW JOCUM2111AUM pravidef .1. it 1, :.Ciricai, mqx4ws 1.11X file Immo,W. :,yatteni will niect our�Nvj;-cmejits 11.9113, Ira vi.-1xxfi Pi-Ovic ed.wc will Inoczal with a tktjil ungiawcna-jeview�d isulc a l>rsrrriti i1'apvkvp6alc. 11 you InAvc imy cluesliom oramatwas on this matter.ple.L%c-tune actav UA(90)733-50.43 u icivucm 547+ Sinta;rvjy. f-00� [Vichael 0. P.E. Neu-Diaschar I'muitting Unit C Cittol0a 1:r,4,-ntK- ScIK%)!K-rum File ve, 046s#%Nenh C.s.trahr-c P-Ax oif•►,i-M-07110 bu,**rcty,.Ww I L% jp� y-yo /O. GYM u axon ww insLa in Hrcn 1 LGICL yay-�bEi_lI4/s P.CU3 lJ t c I _ DOUG DAVIS REALTY AND AUCTIOI4 COMPANY 3101 Guess Road.Suite F Pbst Office Box 71084 Duitank North Cuolina 27722 Realtor-Appraim ® Office 919/477-OZW Auctioneer-Conazow FAX 919/471 4044 Ms. Ellen Weinstein Dixon Weinstein Architects 431 W. Franklin Street Chapel Hill, NC 27604 RE: 17 Acres +/- presently owned by Carolina Friends School which fronts Friends School Road. The subject 17 Acres +/- is part of a larger parcel which ii referenced in D8 1457, Pages 327 and 328 Orange County Registry, Orange County, NC. A more specific reference is Chapel Hill Township, Tax Map 6, Lot 43-A. Dear Ms. Weinstein: Enclosed are pictures and site maps for t referenced subject tract with one reap showing proposed imp nts to the subject tract. It is my opinion that the proposed improvements will not adversely affect any properties that are ad oining or neighboring the subject tract. All values of pro erties adjacent and neighboring the Carolina Friends School property should be maintained or enhanced. If you or anyone should have further questions that I might be of assistance with, please contact me. Respectfully, Ile- RicharoS 1W. (Doug} Da7is Real Bstato Appraiser State Certified Residential Appraiser NC Certification No. A-460 RDD/lm Enclosures 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 PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance ReQuirements 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 an the sit[ x Yes No The area south of the pond is not Yes No subject to flood hazard or immdatioa 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. i 000 2 PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FDMINM 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 `i 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 _x—Yes No Sight distances are not shown Yes No distances on all roads used for on the plan,but an on-site access inspection proved the sight distance on Friends School Road will be improved by relocating the entrance. I0. Elevations of all structures _x—Yes No Elevations of some of the existing Yes No proposed to be used in the 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 S675.00 application fee paid. Yes No County Commissioners r ` 091 ARTICLE 8.2.4 SPECIFIC STANDARDSIALL SPECIAL USES("Yes" indicates compliance:"No" indicates Non-con liancel PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 8.2.4 requires the applicant to address the following: a) Method and adequacy of _X—Yes No The system includes Yes No provision for sewage disposal 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, 092 ARTICLE 4 9 ARTIC 7_SPECIFIC STANDARDS FOR EVALUATION/PLANNED 12EVEi OPMENTS('C'onti(Continued) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requiuments 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. Wd So Iocated 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. 5 09;3 ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS(C ontinutM PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 7.14.3 set's 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 _X—Yes No Since there is no through traffic, Yes No provided for pedestrians 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,aw _X—yes No Most of the parking is screened Yes No vegetation provided to scrum by retention of existing vegetation. off undesirable views,lighting, noise,etc. Parking/loading areas and refuse collection/ storage areasscreened { 094 - ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATIONIPLANNED DEVELOPME NTS(Continued) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements a)6.Maximum building height _x—Yes No Maximum building height Yes No complies with standards set is 25 feet. Additional height forth in Article 6.12.3 and is allowed if additional front Article 5.1.2. and side setbacks are provided. a)7. Signs to be erected in _x—Yes No The existing sign meets the Yes No accordance with Article 9. requirements contained in Article 9.1 and will be relocated to the new entrance on Friends School Road. Standards regarding internal relationships are as follows: b)1. Streets,drives and parking _x—Yes No The new entrance and Yes No areas provide safe and proposed system of driveways convenient access for dwellings will provide better access and emergency vehicles,and do to and within the site. not create small block sizes. b)2. Vehicular access controlled as follows: a) Streets serving 50 or less _X—Yes No The proposed entrance drive Yes No dwellings provide direct access will provide access to parking/ to parking/service areas. service areas. b) Streets serving greater than N/A Yes No Not applicable. Yes No 50 dwellings provide access to parking areas so located, designed and controlled as to channel traffic without interruption. w v• 095 ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATIONIPLANNED DEVELOPMENTS(Continued) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements b)3. Walkways form safe,convenient _x—Yes No Walkways connect school Yes No system of actress to dwellings, buildings,parking and service facilities and off-site areas. A maximum distance designations. Maximum walking between a school building and distance between dwellings and parking is approximately 75 feet. parking;delivery and refuse collection areas does not exceed 100 feet. Walkways used as play areas _x—Yes No Since there is no through traffic, Yes No or school routes by children vehicle speeds are slow,allowing located and designed to minimize for safe pedestrian circulation. contact with vehicular traffic. Crossings appropriately marked and safeguarded. b)4. Protection of visibility- See a)3.and b)3.above. b)5. Open space and spacing between _x—Yes No Open space requirements are met. Yes No. buildings-See Article 6 No standards are provided in standards. Article 6 for spacing between non-residential buildings. ARTI -DIMENSIONAL REQUIREMENTS!"Yes"indicates compliance* "No"indicates non-compliance) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 5 lists standards for minimum lot size,lot-width, front,side and rear setback;- maximum building height and for coverage,and development The property is zoned PD-RR. The standards for that district are set forth in Article 5.12 and are as follows. a) Minimum lot area per non- —x—Yes No The gross land area Yes No residential use-87.120 sq.& is 1,676,184 sq.& (38.47 acres) 0 9 bi ARTICLE 5-DIMENSIONAL REQUIREMENTS{"Yes" indicates compliance:"No" indicates non-compliance) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements b) Minimum lot width-JU ft. _x—Yes No The total lot width is Yes No 1170 feet. c) Required front setback-4Q ft. _x—Yes No Typical 40-foot front yard Yes No setback is noted on plan. d) Required side and rear setbacks- _x—Yes No Typical 20-foot side and rear Yes No 22 ft, yard setbacks are noted on plan. e) Maximum building height- _X—Yes No Maximum building height is 25 Yes No 2.1 ft. feet. Additional height is allowed when additional front and side setbacks are provided. 'r OP 7 ARTICLE 6-APPLICATION OF DIMENSIONAL REQUIREMENTS ("Yes" indicates compliance: "No" indicates non-compliance) PLANNING PLANNING BOARD EVIDENCE SUBMITTED BOARD_ 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 $7120 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, ified 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%). d) Required minimum open space _x—Yes No 1,565,994 sq.ft.(93.4 0%) Yes No ratio- H. 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-=. pedestrian/landscape area will Required minimum pedestrian/ be provided. landscape space- 351.998 sq.ft. 098 �. 4 ARTICLE S.-GEN ERAL STANDARDSIALL SPECIAL USES("Yes"Indicates Compliance:"No"Indicates Non Compliance) PLANNING BOARD PLANNING RECOMMENDED EVIDENCE SUBMITTED BOARD FINDINGS TO S 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 Based on site plans generally Will Will Not the public health,safety and general in compliance with applicable welfare, if located where proposed land use regulations and a and developed and operated letter from the NC Dept.of according to the plan as submitted. Environment,Health and Natural Resources regarding the wastewater treatment system. (2) The use will maintain _X—Will Will Not Based on site plans Will Will Not or enhance the value of showing compliance contiguous property(unless with specific standards in the the use is a public necessity, Ordinance and a letter from a in which case the use need certified real estate appraiser. not maintain or enhance the value of contiguous property (3) The location and characlaw of x_Is Is Not Based on site plans Is Is Not the use,if developed accordbo, to show compliance to the plan submitted,will bw with specific standards in the in harmony with the area in why Ordinance and the other it is to be located and the use is evidence listed above. 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.