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HomeMy WebLinkAboutAgenda - 10-01-1996 - 8f a 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: October 1. 1996 Action Agenda Item# _ SUBJECT: PD-1-96 CAROLINA FRIENDS SCHOOL (MODIFICATION OF PD-1-92) DEPARTMENT: PLANNING& INSPECTIONS PUBLIC HEARING: Yes_X_No BUDGET AMENDMENT REQUIRED: Yes X No ATTACHMENT(S): INFORMATION CONTACT: Emily Cameron Extension 2580 Site Plan - Application Refer to 8/26/96 Vicinity Map public hearing TELEPHONE NUMBERS: Special Use Permit agenda Hillsborough 732-8181 6/25/96 Letter from DEM Durham 688-7331 Certificate of Mailing Mebane 227-2031 Planning Board Recommended Findings Chapel Hill 967-9251 8/26/96 Public Hearing Minutes 9/4/96 Draft Planning Board Minutes PURPOSE: Consideration of a proposed modification to the Special Use Permit for Carolina Friends School which would allow expansion of the existing private school approved as a planned development in 1990 and modified in 1992. BACKGROUND: Carolina Friends School is an existing private school located on the north side of Mt. Sinai Road(SR 1718) and west of Friends School Road(SR 1719). The property contains 33.94 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. s 2 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. The current request is for 3500 square feet additional floor area(total 6500 square feet)for a library/arts building; a 1200 square foot addition to the Middle School for a multi-purpose room and faculty offices; 1000 square feet of office and storage space at the Early School; and enclosing a 400 square foot porch for expanded reception and office area at the Center Building. The request does not represent an increase in school staff or student enrollment. The proposed construction constitutes a major modification to the Special Use Permit issued in 1990 and amended in 1992. 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 almost all the findings (see attachment)required by the Zoning Ordinance that are attached to the current Special Use Permit. A condition has been included in the Planning Staff's recommendation to insure compliance with all State and local regulations. A letter from DEM was included in the public hearing packet indicating that the current permit for sewage disposal will be unaffected by the school's expansion because staff and student enrollment will not be increased. On August 26 the proposed modification to the Special Use Permit was presented at the public hearing. No questions or comments were received from the boards or the public. The Commissioners referred the item to the Planning Board for a recommendation to be returned no sooner than October 1. On September 4,the Planning Board made positive findings and recommended approval of the modification with a unanimous vote. RECOMMENDATION: Close the public hearing and receive the Planning Board recommendation. The Administration recommends approval of the modification to the Special Use Permit for Carolina Friends school based on the attached findings and subject to the following condition added to those placed on the Special Use Permit in 1990 and 1992: 1. The entrance and driveway are to be kept free and clear of traffic and parked vehicles at all times and 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. 3 � t +li t3 s y Tic , CC Ati � •sue .--J i s 's � ��;1111�Ilttt 1 t l = 1 t i' f. 4 r FINDINGS OF THE ORANGE COUNTY PLANNING BOARD PERTAINING TO APPLICATION: PD4-96 CAROLINA FRIENDS SCHOOL (MODIFICATION OF PD-1-92) The Special Use Permit for Carolina Friends School was approved in 1990 and modified in 1992. 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. Where a finding has been affected by the request for a modification,it has been noted by an asterisk(*). 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 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 supporting of proposed use,including location, documentation on the sewage appearance and operational disposal system. 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 and detailed site plan of surveyor or engineer containing: the proposed Library/Arts Building were provided by Civil Consultants. 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 off Mt.Sinai Yes No and rights-of-way within or Road and Friends School Road and adjacent to the site required 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. *Finding affected by modification,PD-1-96 5 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 on the Yes No interval of five(5)feet based second sheet with the detailed on mean sea level datum site plan of the proposed Library/Arts Building. 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 Yes_x—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 at the entrance on Friends School Road is adequate. *10. Elevations of all structures _x—Yes No Elevations of the existing Yes No proposed to be used in the Resource Center and the development proposed Library/Arts Building were submitted showing building heights and mass. 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 $645.00 application fee paid Yes No County Commissioners on 7/9/96. *Finding affected by modification,PD-1-96 6 f 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 _x—Yes No The proposed additions to Yes No provision for sewage disposal existing structures will not facilities,solid waste and result in an increase of school water service staff or student enrollment. The applicant has provided a copy of a letter from the N.C. Division of Environmental Management stating that the permit issued in 1992 for the sewage disposal system will not require modification. The system includes a package treatment plant,storage lagoon and spray irrigation system with a design capacity of 4,000 gallons per day. Dumpsters are shown for solid waste disposal,and a well and water tower 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 The school has access to Yes No access to the site and traffic Friends School Road(SR 1719). conditions around the site The Orange County Fire Marshal requires that the entrance and internal driveways be kept clear of traffic and parked vehicles at all times and that fire lanes be clearly marked. *Finding affected by modification,PD-1-96 7 ARTICLE 8.8.23 SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS Article 8.8.23 indicates that the application shall comply with the applicable sections of Article 7-Planned Developments ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS ("Yes"indicates compliance:"No" indicates Non-compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 7.4 indicates the application must first comply with all requirements specified in Article 20-Amendments. Those requirements include: 20.3.2 a)Map showing affected _x—Yes No Site plan provided at a scale Yes No property at scale of not less of 1"=100'. than 1"=100'nor more than 1"=20' *20.3.2 b)Legal description of _x—Yes No The legal description is on Yes No property the current Special Use Permit. The boundaries have not changed since the permit was amended in 1992. 20.3.2 c)Explanation of alleged Yes No N/A-No error alleged. Yes No error,if any,to be corrected by proposed amendment *20.3.2 d)Changed conditions,if _x—Yes No Proposed expansion of the Yes No any,which make amendment school facility is requested reasonably necessary to promote to provide more room for public health,safety and offices,storage,a multi- general welfare purpose room,and the Library/Arts Building. *20.3.2 e)Manner in which _x—Yes No Goal Fourteen of the Yes No proposed amendment will carry Comprehensive Plan calls for out purpose and intent of "Full and equal educational adopted Comprehensive Plan opportunities for the residents of Orange County consistent with...the needs of the County residents." *Finding affected by modification,PD-1-96 8 ARTICLE 7-SPECIFIC STANDARDS FOR EVALLIATION/PLANNED DEVELOPMENTS(Continued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance ReQUirements Article 4.2 identifies the criteria which will normally be used to determine the application of a zoning district designation. The applicant has applied for a Planned Development-Rural Buffer designation. The criteria for the Rural Buffer district are set forth in Article 4.2.1 and are as follows: a) Designated by the adopted _x Yes No The property is designated as Yes No countywide Land Use Plan as Rural Buffer on the County Land Rural Buffer or by the adopted Use Plan and Rural Residential Joint Planning Area Land Use on the Joint Planning Area Land Plan as Rural Residential or both. Use Plan. b) Urban services,including water _x Yes No The Orange County Water and Yes No distribution and sewage collection Sewer Policy prohibits the mains are not likely within extension of water and sewer 10-20 years. lines into the Rural Buffer except to address public health emergencies or for public facilities. Under those exceptions,water and/or sewer lines are sized to serve only the purposes for which they are extended. C) Yes No Yes No d) Yes No Yes No d) Yes No Yes No 'Finding affected by modification,PD-1-96 9 ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS(Continued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements Article 7.4 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 drive off of 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. od 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. *Finding affected by modification,PD-1-96 10 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 Access will be provided via a Yes No encourage smooth traffic private drive to State Road 1719, flow with controlled turning Friends School Road. No minor movements and minimum hazard streets will be affected by this to vehicular or pedestrian development. traffic. Use of minor 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. safety marked,located and Most of the existing structures/ controlled. facilities are located on the west side of the entrance drive which minimizes pedestrian crossings. a)3. Visibility provided at N/A Yes No There are no internal Yes No intersections(pedestrian intersections. Sight distance and vehicular)in accordance is adequate at Friends School with Article 6.8. Road. *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 No change to parking is back at least 75 feet of proposed. district boundary. a)5. Yards,fences,walks,or _x—Yes No Most of the parking is screened Yes No vegetation provided to screen by existing vegetation. off undesirable views,lighting, noise,etc. Parking/loading areas and refuse collection/ storage areas screened. 'Finding affected by modification,PD-1-96 11 ARTICLE 7-SPECIFIC STANDARDS FOR EVALUATION/PL.ANNED DEVELOPMENTS( .nntinued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements *a)6.Maximum building height _x—Yes No Maximum building height in RB Yes No complies with standards set district is 25 feet. The height forth in Article 6.12.3 and of the proposed Library/Arts Article 5.1.1. building is 32 feet. According to Article 6.2.1,a height of 32 feet is allowed if one foot of additional front and side setbacks is provided for every two feet of additional height. The proposed location of the Library/Arts Building would meet the additional required setbacks. 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. Standards regarding"internal relationships"are as follows: *b)1. Streets,drives and parking _x—Yes No The existing drive will be Yes No areas provide safe and adequate for access of convenient access for dwellings emergency vehicles, and emergency vehicles,and do provided fire lanes are not create small block sizes. clearly marked and kept clear of traffic and parked vehicles. b)2. Vehicular access controlled as follows: a) Streets serving 50 or less _x_Yes No The existing entrance drive Yes No dwellings provide direct access provides 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. *Finding affected by modification,PD-1-96 12 ARTICLE 7 SPECIFIC STANDARDS FOR EVALUATION/PLANNED DEVELOPMENTS(Continued) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements b)3. Walkways form safe,convenient _x—Yes No No system of walkways is Yes No system of access to dwellings, shown. The maximum distance facilities and off-site between a school building and designations. Maximum walking parking is approximately 75 distance between dwellings and 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. Most of the existing structures/ Crossings appropriately marked facilities are located on the and safeguarded. west side of the entrance drive which minimizes pedestrian crossings. 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. ARTICLE 5 DIMENSIONAL REQj7IREMENTS("Yes"indicates compliance* "No"indicates non-compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance ReQuirements Article 5 lists standards for minimum lot size,lot width, front,side and rear setbacks, maximum building height and lot coverage,and development intensity. The applicant has applied for a PD-RB designation. The standards for that district are set forth in Article 5.1.1 and areas follows: a) Minimum lot area per non- _X—Yes No The lot size shown on plan Yes No residential use-87.120 sq.ft. is 1,478,426 sq.ft. (33.94 acres) 'Finding affected by modification,PD-1-96 J 13 ARTICLE 5-DIMENSIONAL REQUIREMENTS("Yes"indicates compliance: "No" indicates non-compliance) PLANNING BOARD OF BOARD EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements b) Minimum lot width-_UQ ft. _x—Yes No The lot width shown on plan Yes No is 240 feet. c) Required front setback-40 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 2,Q 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. The height of the Library/Arts Building is 32 feet. Additional front and side setbacks will be required in accordance with Article 6.2.1. Compliance with lot coverage and development intensity standards is addressed in Article 6. 'Finding affected by modification,PD-1-96 14 ARTICLE 6-APPLICATION OF DIMENSIONAL REQU REMENT4 ("Yes" indicates compliance: "No" 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 Applicant's site contains 33.94 Yes No 174.240 sq.ft. acres or 1,478,426 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-0100. _x—Yes No Maximum permitted by ordinance Yes No Maximum floor area is 147,843 sq.ft. The total permitted- 111.606 sq.ft. proposed floor area is 52,940 sq.ft. *d) Required minimum open space _x—Yes No Applicant's plan indicates Yes No ratio-M. 1,419,486 sq.ft.of open Required minimum open space- space. 937.490 sq.ft. *e) Required minimum pedestrian/ _x—Yes No Applicant's submission indicates Yes No landscape ratio-=. 1,342,486 sq.ft.of pedestrian/ Required minimum pedestrian/ landscape area. landscape space- 234.372 sq.ft. Note: See Appendix A for"Definitions". *Finding affected by modification,PD-1-96 15 ARTICLE 8.-GENERAL STANDARDS/ALL STANDARDS/ALL SPECIAL USES{"yes"Indicates Compliance:"No" Indicates Non-Compliance! PLANNING PLANNING STAFF BOARD RECOMMENDED EVIDENCE SUBMITTED RECOMMENDED FINDINGS TO SUPPORT FINDINGS FINDING 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 evidence presented Will Will Not the public health,safety and general at the hearing to show compliance welfare,if located where proposed with specific standards in the and developed and operated Ordinance and an inference according to the plan as submitted. drawn from the fact that no evidence was presented to the contrary at the public hearing. (2) The use will maintain —x—Will Will Not Based on evidence presented Will Will Not or enhance the value of at the hearing to show compliance contiguous property(unless with specific standards in the the use is a public necessity, Ordinance and an inference in which case the use need drawn from the fact that no not maintain or enhance the evidence was presented to the value of contiguous property). contrary at the public hearing. (3) The location and character of _x_Is Is Not Based on evidence presented Is Is Not the use,if developed according at the hearing to show compliance to the plan submitted,will be with specific standards in the in harmony with the area in which Ordinance and an inference it is to be located and the use is drawn from the fact that no in compliance with the plan for evidence was presented to the the physical development of contrary at the public hearing. the County as embodied in these regulations or in the Comprehensive Plan,or portion thereof,adopted by the Board of County Commissioners. SEP-13-1996 16=01 BOCGMANW" 9196443004 P.11/11 0/2r./geo t4MAR.1A1C MINUNS DRAFT 1 A motion was made by Commissioner Crowther,seconded by Commissioner Wilhoit, to refer the 16 2 proposed Zoning Albs amendnmemt to the Planning Board fora to be returned to the Board of 3 Conn issionms no sooner than October 1, 1996. 4 VOTE UNANIMOUS 5 6 Vice 0tvir HaYootis resucrbd the responsibility for Chairing this meeting. Kathy Baker,Deputy Cleric to 7 the Board of Commissioners swore in Emily Cameron and John McGovern,an employee of the Carolina 8 Friends School 9 10 4. Spacial use Pemrit 11 (a) PD-1-96 CaroGna Friends School(ModilkaQon) 12 This item was presented by Emily Cameron to receive citizen continent on a 13 proposed modification to the Special Use Pemvt for Carolina Friends School which would allow expansion of the 14 existing private school approved as a planned development in 1990 and modified in 1992 The Current request 15 is for 3500 square feet additional floor area for a fibrarylarts building.a 1200 square foot addition to the Middle 16 School for a multi-purpose room and faculty aflfces:1000 square fleet of office and storage space at the Early 17 Schooh,and enclosing a 400 scprare loot porch for expanded reception and office arm at the Career Building. 18 The proposed construction consfitA s a major modification to the Special Use Permit issued in 1990 and 19 amended in 1952. Article 8.7.3 of the Zoning Ordinance requires that such a charge be considered by the 20 Board of Commissioners following a public hearing. OEM indicates that the currant permit for sewage disposal 21 will be unaffected by the sehW$expansion because staff and student enrollment will not be mmased. 22 23 =ME=&HOLO&GIMmmNS FROM THE BOARD OF CONIFESSIONM-None 24 Z5 COWEEM AN=g QUESMOINS FMN THE PLANNINC PICARD -None 26 27 -None 28 29 A motion was made by Contimssioner"h0k seconded by Commissioner Crowther to refer the 30 application to ft Penning Board for a region in m lation to be returned to the Board of Commissioners no 31 sooner than October 1, 1996. 32 VOTE UNANIMOUS 33 34 Chap Habaofie noted that the Planing Board would make a 19=1111WKWOn no sooner than its meeting 35 of September 4,1996 and The Board of Contih+issioners would consider the items for decision no sooner than 36 October 1, 1996. 37 38 0. ADJOURNMENT 39 40 A motion was made by Commissioner Gordon.seconded by Commissioner VViNh K to adjourn the 41 meeting. The next regular..W" of the Board of Commissioners will be held on Tuesday,September 3, 1996 42 at 7:30 p.m at the Caldwell Community Center.Rougenhont North Carolina. 43 Respectfully snrbrrptted. 44 45 Kathy Baker.Deputy Clerk 46 47 48 49 30 TOTAL P.11 t H(JUU D 17 b. Special Use Permit (1) PD-1-96 Carolina Friends School(Modification) Presentation by Emily Cameron. This item is for consideration of a proposed modification to the Special Use Permit for Carolina Friends School which would allow expansion of the existing private school approved as a planned development in 1990 and modified in 1992. Carolina Friends School is an existing private school located on the north side of Mt. Sinai Road(SR 1718)and west of Friends School Road(SR 1719). The property contains 33.94 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 waste-water 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. The current request is for 3500 square feet additional floor area(total 6500 square feet)for a library/arts building;a 1200 square foot addition to the Middle School for a multi-purpose room and faculty offices; 1000 square feet of office and storage space at the Early School;and enclosing a 400 square foot porch for expanded reception and office area at the Center Building.The request does not represent an increase in school staff or student enrollment. The proposed construction constitutes a major modification to the Special Use Permit issued in 1990 and amended in 1992. 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 almost all the findings required by the Zoning Ordinance that are attached to the current Special Use Permit. A condition has been included in the Planning Staff s recommendation to insure compliance with all State and local regulations. A letter(copy an attachment to these minutes on page ),from DEM indicates that the current permit for sewage disposal will be unaffected by the school's expansion because staff and student enrollment will not be increased. On August 26 the proposed modification to the Special Use Permit was presented at public hearing. No questions or comments were received from the boards or the public. The Commissioners referred the item to the Planning Board for a recommendation to returned no sooner than October 1. The Planning Staff recommends approval of the modification to the Special Use Permit for Carolina Friends School based on the findings(an attachment to these minutes on pages )and subject to one additional condition to those placed on the Special User Permit in 1990 and 1992: D 18 1. The entrance and driveway are to be kept free and clear of traffic and parked vehicles at all times and 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. Katz asked if the applicant expressed any problem meeting the condition added by the Planning Staff. Cameron responded that they were more than willing to meet this condition. There is sufficient parking so there would be no problem with cars being backed up in the driveways. Barrows asked when that condition addressing the marking of fire lanes would go into effect.Cameron responded that all conditions of the Special Use Permit must be met prior to the issuance of the first building permit. Allison asked about the wastewater disposal system. Cameron responded that the system had been approved by the State. At the time of the last modification, Carolina Friends School had adopted a master plan and a cap was set for enrollment. Cameron noted also that the current flow is well under the design capacity of the current system. The Chair recommended that voting on the findings be handled page by page. A copy of these findings is an attachment to these minutes on pages MOTION: Strayhorn moved agreement with Staff findings on page 63,Article 8.6 and 8.8a 1-5. Seconded by Hoecke. VOTE: Unanimous. MOTION: Brooks moved agreement with Staff findings on page 64,Article 8.8a 6-13. Seconded by Katz. VOTE: Unanimous. MOTION: Barrows moved agreement with Staff findings on page 65,Article 8.2.4 a,b,c. Seconded by Strayhorn. VOTE: Unanimous. MOTION: Brooks moved agreement with Staff findings on page 66,Article 20.3.2a-20.3.2e. Seconded by Katz. VOTE: Unanimous. MOTION: Strayhorn moved agreement with Staff findings on page 67,Article 4.2.1 a&b. Seconded by Walters. VOTE: Unanimous. MOTION: Brooks moved agreement with Staff findings on page 68,Article 7.4.1 -7.4.3. Seconded by Katz. n I 19 VOTE: Unanimous. MOTION: Hoecke moved agreement with Staff findings on page 69,Article 7.14.3 a)1-a)5. Seconded by Strayhorn. VOTE: Unanimous. MOTION: Walters moved agreement with Staff findings on page 70,Article 7.14.3 a)6-b)2. Seconded by Katz. VOTE: Unanimous. MOTION: Katz moved agreement with Staff findings on page 71,Article 7.14.3b)3-b)5 and Article 5.1.1 a). Seconded by Hoecke. VOTE: Unanimous. MOTION: Strayhorn moved agreement with Staff findings on page 72,Article 5.1.1 b)-1 e). Seconded by Barrows. VOTE: Unanimous. MOTION: Barrows moved agreement with Staff findings on page 73,Article 6.12 a-e. Seconded by Katz. VOTE: Unanimous. MOTION: Katz moved agreement with Staff finding in the affirmative on Article 8.2.1 b(1). Seconded by Hoecke. VOTE: Unanimous. MOTION: Brooks moved agreement with Staff finding in the affirmative on Article 8.2.1 b(2). Seconded by Katz VOTE: Unanimous. MOTION: Barrows moved agreement with Staff finding in the affirmative on Article 8.2.1b(3). Seconded by Strayhorn. VOTE: Unanimous. MOTION: Katz moved approval of the modification to the Special Use Permit for Carolina Friends School as recommended by the Planning Staff. Seconded by Strayhorn. VOTE: Unanimous.