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Agenda - 02-27-2006-c1
ORANGE COUNTY BOARD OF COMMISSIONERS PUBLIC HEARING AGENDA ITEM ABSTRACT Meeting Date: February 27, 2006 PURPOSE: BOCC to hear Planning Board and Administration recommendations, to receive evidence and public comments regarding the Class A Special Use Permit application for the Partnership Academy Alternative School for Orange County. BACKGROUND: On February 3, 2004 the BOCC adopted a text amendment requiring that all schools, public and private, obtain a Class A Special Use Permit prior to commencing construction activities for a proposed school. This is the second school to follow the new ordinance, The Middle School #3 on West Ten Road was the first, Procedure: The Zoning Ordinance requires that the Planning Staff make a recommendation to the Planning Board on all Class A Special Use Permit applications, After receiving the Staff recommendation the Planning Board makes its own recommendation to the Board of County Commissioners who hold a public hearing. The Planning Board recommendation is not conducted in a public hearing forum. Instead, the Planning Board exercises its role as a fact finding board and submits its recommendation based on its recommended findings under the ordinance, Applicants: Corley Redfoot and Zack, Inc. l; ( not "'Oh' "Ir . Nf iii )':.'1.111'' -...r l'G P,d lic Ifua ' ;�1 0, 2 7 0;11 j Pom"'1610lf id ii Pnnn:.�sn p Ji S': 111Q1,1l :bvi d_": Action Agenda Item No. C.1 SUBJECT: SUP- A -1 -06: Partnership Academy Alternative School for Orange County Class A Special Use Permit DEPARTMENT: Planning Department PUBLIC HEARING: (Y /N) YES ATTACHMENT(S): INFORMATION CONTACT: 1. Vicinity Map Craig Benedict, Director, (919) 245 -2592 2. Planning Board Findings for Special Robert Davis, Planner III (919) 245 -2580 Use Permit Eddie Kirk, Planner ll, (919) 245 -2582 3. Resolution of Approval of SUP 4, Application 5. Environmental Assessment and Finding of No Significant Impact Separate Enclosures: Site Plan, (Developer Analysis sent to State) Landscape Plan, Existing Conditions 6, Draft Feb. 1, 2006 PB minutes Plan, Resource Management Plan, 7., Orange County School Board review Lighting Plan and Biological Inventory request letter, 8, Smart Growth Principles Checklist PURPOSE: BOCC to hear Planning Board and Administration recommendations, to receive evidence and public comments regarding the Class A Special Use Permit application for the Partnership Academy Alternative School for Orange County. BACKGROUND: On February 3, 2004 the BOCC adopted a text amendment requiring that all schools, public and private, obtain a Class A Special Use Permit prior to commencing construction activities for a proposed school. This is the second school to follow the new ordinance, The Middle School #3 on West Ten Road was the first, Procedure: The Zoning Ordinance requires that the Planning Staff make a recommendation to the Planning Board on all Class A Special Use Permit applications, After receiving the Staff recommendation the Planning Board makes its own recommendation to the Board of County Commissioners who hold a public hearing. The Planning Board recommendation is not conducted in a public hearing forum. Instead, the Planning Board exercises its role as a fact finding board and submits its recommendation based on its recommended findings under the ordinance, Applicants: Corley Redfoot and Zack, Inc. l; ( not "'Oh' "Ir . Nf iii )':.'1.111'' -...r l'G P,d lic Ifua ' ;�1 0, 2 7 0;11 j Pom"'1610lf id ii Pnnn:.�sn p Ji S': 111Q1,1l :bvi d_": Agent for: Orange County Schools P. O. Box 2386 Chapel Hill, NC Telephone: 919.401.8586 Location: Northeast intersection of NC Highway 86 and East Storey Lane directly north of Stanback Middle School. Township: Chapel Hill Proposal: Phase 1 will include a new classroom and office building of approximately 3,600 square feet, with a future building expansion area of 2,900 square feet. A total of 50 students and five staff members are anticipated to occupy the building. Phase 2 will provide four tennis courts and a softball field. Current Conditions Zoning: Rural Residential (R1) Watershed: Not in a designated protected watershed. Total Tract Size: 20.8 acres (owned by Orange County Board of Education) SUP Acreage (Requested): 20..8 acres Current Land Use: Existing after school /community relations building in an old house is located on the site. Surrounding Land Uses: Stanback Middle School to the south, Stoney Creek subdivision to the east, predominately undeveloped land to the north, and a church to the west on the opposite side of NC 86. Traffic Impact: The existing road network can adequately handle the anticipated number of trips generated by the alternative school (100 or fewer trips per day). The capacity of NC 86 in this area is between 12,500 (for level of service D) to 14,000 (for level of service E), while the annual average daily traffic (AADT) estimated in 2004 is 8,300 north of the intersection of NC 86 and New Hope Church Road. This project does not require a Traffic Impact Analysis (TIA) because the anticipated trip generation is less than 800 trips per day. The North Carolina Department of Transportation District Engineer indicates that the existing turn lanes on NC 86 to the entrance street for A.L. Stanback Middle School should provide acceptable storage for the anticipated traffic generated by the site. The NCDOT District Engineer notes that parking and turning maneuvers should be prohibited along the shared driveway stem (E. Storey Lane) within 100 feet of NC 86. The site plan shows the (western) driveway access for traffic exiting the alternative school site aligning with the driveway entrance to A.L. Stanback Middle School, approximately 180 feet from NC 86. There is a common driveway entrance to the proposed school building and the existing school /community relations building farther east. The two access points allow one -way traffic operations from east to west through the school site. Appropriate signage should be installed to direct traffic exiting from the community relations building to yield to incoming traffic to the school. Bicycle racks should be installed at the alternative school and the school /community relations building and near the proposed tennis courts when Phase 2 is constructed. The site plan indicates a paved walkway around the school with access to the drive. The plan should also o .runpiel u!" Iii IT,I mine I " ('!dN I: 'nub Pub1tv I th,b QII{ �nruua- liPA VSrhiml %I1immrhip%ItS(WQPIbAbsLdne consider provision for students to walk to future tennis courts and softball fields and include the pedestrian access on the overall site plan. Water /Sewer: Water and sewer services are planned to be provided by the Town of Hillsborough. Orange County Schools will design, construct and pay for connecting to the water and sewer lines; no extensions are needed to serve the school. Once constructed, the lines and pump station will be dedicated to Hillsborough for maintenance purposes. The school will pay all fees associated with their water and sewer service to Hillsborough in accordance with Hillsborough's water and sewer connection policies. Impervious Surface Requirements: The property is located in the unprotected portion of the Lower Eno Watershed and is not subject to impervious surface requirements, other than those imposed by the submitted site plan. Environmental Assessment: An Environmental Assessment (EA) and recommended Finding of No Significant Impact ( FONSI) for this project was prepared by Corley Redfoot Zack, Inc. (dated January 2006), The Staff has forwarded the developer's EA and FONSI determination to the State Clearinghouse for comment. The State review period will continue until February 20. To date, staff has received no comment from the State. The applicant's FONSI concludes that the project would result in no significant environmental impact. Based on its review of a revised site plan (dated 1/23/06) staff concurs with the conclusion. [An earlier 12/20/05 site plan showed land - disturbing activities adjacent to a stream, and within the required stream buffer. The current site plan relocates all land disturbing activities outside of the stream buffer, as was recommended by staff.] Smart Growth Principles: The proposed school follows smart growth principles in numerous ways, see attached list of smart growth principles adhered to. Fire Police and Rescue: See Findings Articles 8.4.3 and 8.4.4 of the Zoning Ordinance require that the Zoning Officer's recommendation be presented to the Planning Board. The public hearing is the time scheduled for presentation of the Zoning Officer's recommendation. Zonino Officer's Recommendation The Zoning Officer informed the Planning Board that Planning had not, at the time of the Planning Board hearing, received information that would establish grounds for making a negative recommendation on the general standards. These standards include maintaining or promoting the public health, safety, and general welfare, 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 Special Use Permit, r.ni, mlrel i 11:', "il". l h (I 1 1 ?� 0, 1 "N ni; 1,; I C4 —.? PIPI'muu HlyAilS, 6ot'l Pm Wl h1p kill, 111001 ! %1)11 k)" 4 Provided the BOCC finds in the affirmative on the general standards, the Zoning Officer recommends approval for a Special Use Permit for the Partnership Academy Alternative School for Orange County subject to the 10 conditions in the attached Resolution of Approval. Information /Issues at Planning Board Meeting on February 1, 2006 (Comments made by Planning Board) 1. This is an exciting thing happening. It's been in the works for 104- years and the school district needs it. 2. This is to help make sure that children don't fall through the cracks, and it is close to another school so they don't feel alienated. 1 When will the cultural resources report be available? 9 Mike Hammersley with Corley, Redfoot & Zack indicated it would be available before the Public Hearing, 4. There are no State natural areas within a mile of the site. Is there a County natural area or historic site nearby? There is a natural area of County significance about one mile south of the school site located on Orange County owned land known as Blackwood Farm (a future park site). The natural area is 18 acres in size and known as New Hope Church Road Basic Forest. Blackwood Farm also includes an historic farmstead with a house that dates back to 1828. 5. What is the timeline between phase 1 and 2? Mike Hamrnersley indicated probably 3 -5 years. RECOMMENDATION: The Planning Board at its February 1, 2006 meeting unanimously recommended approval of the Special Use Permit based on the application meeting the criteria for approval and subject to the first 10 conditions in the attached Resolution of Approval. The Administration concurs with Planning Board recommendation and recommends approval of the application for the Partnership Academy Alternative School for Orange County with the addition of condition number 11 as stated in the attached Resolution of Approval. ( ui,i.hcn',i i li ii:n 1:`i. (I1 I' "4u I'uIi II aimsPcb f'iZNllPmicc Lii 4lih'<Lnall ir. r;!IiI+44?chlQtll cVba.Jor C Partnership Academy N Feet 0 400 800 Alternative School for Orange County Oranga Pmpa Plannlnpand Carson anuarye 4, 2006t GIS Ona Map Prepand try elan Carson January ipa 2006 F This page intentionally left blank. EXHIBIT A RECOMMENDED FINDINGS OF THE ORANGE COUNTY PLANNING BOARD PERTAINING TO PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL CLASS A SPECIAL USE PERMIT APPLICATION: SUP- A -1 -06 Special Use Permits must comply with general and specific standards as set forth in Article 8. Article 8..2..1 b) requires written findings certifying compliance with the following: (1) Specific regulations governing individual Special Uses as set forth in Article 8.8. These regulations are divided into two (2) sections which include: (a) Application components; and (b) Specific standards for Special Uses (Article 8.2.4, and 8.8.30) Listed below are the findings of the Orange County Planning Department regarding the application in question. The findings have been presented by Article and requirement to assist the Board in its deliberations. ARTICLE 8.6 AND 8.8 - APPLICATION COMPONENTS ( "Yes" indicates compliance: "No" indicates non - compliance) used in the development ., . . IPeum'vll (! �JQl:10A IL innyA 1e) ' -Q111I I'M wlin.:i'd:In.i hp171ScISl'7drn- BOARD OF COMMISSIONERS FINDINGS _Yes _No Yes Yes �L.7 X67 PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS Ordinance Requirements 8.6 – The application for No A complete application on approval of a Special Use shall _x—Yes appropriate forms has been be submitted on forms submitted. provided by the Zoning Officer. Such forms shall be prepared so that when completed a full and accurate description of the proposed use, including its location, appearance, and operational characteristics disclosed. Additionally, the forms shall, when completed by the applicant, disclose the name(s) and address(es) of the owner(s) of the property involved, and all relevant information needed to show compliance with the general and specific standards governing the Special Use which is the subject of the application. 8.8 a) - Twenty -six (26) copies _No Twenty -six (26) copies of the of the site plan prepared by a _x—Yes site plan, prepared by Corley registered N.C. land surveyor, Reelfoot Zack, Inc. Architects architect, or engineer and have been submitted containing information listed in containing the information Article 14.2.2 of the Orange listed in Article 14.2,2 of the County Zoning Ordinance, Orange County Zoning Ordinance. 8.8 b) - Elevations of all No Elevations are shown on the proposed structures to be _x—Yes plans, . used in the development ., . . IPeum'vll (! �JQl:10A IL innyA 1e) ' -Q111I I'M wlin.:i'd:In.i hp171ScISl'7drn- BOARD OF COMMISSIONERS FINDINGS _Yes _No Yes Yes �L.7 X67 ARTICLE 8.6 AND 8.8 - APPLICATION COMPONENTS (continued) ("Yes" indicates compliance; "No" indicates non - compliance) 8 8 c) -For Class A Special Uses twenty -six (26) copies of the Environmental Assessment and /or Environmental Impact Statement, if required by the Orange County Environmental Impact Ordinance 8 8 d) -A fee, as set by the Board of County Commissioners 8.8 e) - Method of disposal of trees, limbs, stumps and construction debris associated with the permitted activity, which shall be by some method other than open burning PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS _x —Yes _No x Yes _No _X —Yes —No Twenty -six (26) copies of an Environmental Assessment have been submitted, The application fee has been paid Trees, limbs, stumps and construction debris created from land clearing will be chipped and utilized for mulch throughout the site and on other school sites. nti alcn; ! lanuinr� iJis (t'vP... (K, i'O u i m m; Pr, ij11( f I nc Aip lh Sd hnUl PT)r a inil!s Paduc tih r '.11tivn_ 01' dm: BOARD OF COMMISSIONERS FINDINGS Yes _No Yes _No _Yes __No Ordinance Requirements In addition to the information required in 8.2, 8 6 and 8 8, the following information shall be submitted as part of the application: a Twenty -six copies of the site plan prepared in accordance with Article XIV (Section 14 1 et seq ) of the Zoning Ordinance and with the following additional information shown on the plan: 1. Total student capacity of school as designed 2 Total number of employees at time of greatest shift 3 Number and dimensions of designated parking spaces for school buses 4 Number of designated parking spaces for employees 5 Number of visitor parking spaces 6. Number of student parking spaces 7 Location of student drop off points with stacking spaces identified PLANNING BOARD RECOMMENDED FINDINGS x Yes _No x Yes _No x Yes —No _Yes _No x N/A x Yes _No x Yes _No _Yes —No x N/A x Yes —No EVIDENCE SUBMITTED TO SUPPORT FINDINGS Twenty -six (26) copies of the site plan prepared in accordance with Article XIV (Section 14.1 et seq ) of the Zoning Ordinance by Corley Redfoot Zack, Inc. Architects have been submitted Total student capacity is 50 students. The total number of employees is 5, No school buses are parked at this site 5 parking spaces are indicated for employees 14 car spaces are indicated for visitors. No student parking at this site Drop -off is provided on the site plan at the front entrance to the school BOARD OF COMMISSIONERS FINDINGS Yes _No Yes _No Yes _No Yes `No Yes _No Yes _No Yes _No _Yes —No 4'ni� i.�nm".14 [I 1 I .h %,It'll id. ".,I IT, dr, 9 10 ARTICLES. 8.30 -SCHOOLS: ELEMENTARY MIDDLE AND SECONDARY (CLASS A SPECIAL USE) - SPECIFIC STANDARDS (continued ( "Yes" indicates compliance; "No" indicates non - compliance) PLANNING BOARD BOARD OF RECOMMENDED EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements 8 Location of all proposed x Yes _No Future athletic fields are _Yes _No and future athletic fields and shown on the overall site structures plan a, Total number of seats _Yes _No No seats for spectators are _Yes _No for spectators x N/A provided b. Location of concession _Yes _No No concession stands _Yes _No stands, if any anticipated x N/A proposed. 9 Proposed public roadway _Yes _No No public roadway _Yes _No improvements x_N /A improvements are needed. 10 Existing and proposed x Yes No Town of Hillsborough will _Yes _No infrastructure improvements provide water and sewer. (water and sewer) Services will be provided but no extensions are needed at this time (see Town of Hillsborough letter). ;c 111, , I l_ .. „ Pnhh li nn yrW) I" Q1111 Pnn we',tiip. Jltide wP PUf u 7 10 ( "Yes" indicates compliance• "No" indicates non - compliance) PLANNING BOARD RECOMMENDED FINDINGS Ordinance Requirements EVIDENCE SUBMITTED TO SUPPORT FINDINGS 11 BOARD OF COMMISSIONERS FINDINGS b Twenty -six copies of x Yes _No Twenty -six copies of the _Yes _No Landscape Plans showing the landscape plan are provided. locations of existing vegetation, areas proposed for preservation as well as plants and materials for proposed planting areas c. Twenty -six copies of x Yes —No Twenty -six copies of the _Yes _No photometric plans in lighting plan are provided accordance with the Section 6 31, entitled Outdoor Lighting Standards. d. Estimated water usage for x Yes _No 1375 GPD of water usage is _Yes _No structures, landscaping and anticipated for the building athletic fields e. A Traffic Impact Study as x Yes ,No No traffic study is needed _Yes No required by Article 13 of the due to low volume of traffic zoning ordinance, for this facility. The engineers letter indicates less than 100 trips /day. f. A Biological Inventory shall x Yes ,No A biological inventory was _Yes —No be prepared in accordance submitted at the Planning with Section 8 8 29.1 B (b) Board meeting. g. A Resources Management x Yes _No A Resources Management _Yes _No Plan shall be prepared in Plan has been prepared and accordance with the criteria submitted in accordance with contained in the Resources the Zoning Ordinance Management Plan definition in the Definitions Article of the Zoning Ordinance . t. erii ..rv.... tl 9.i.... l I:,u,_y- .;P'ilPnr ,liptili�a'+1 litnelinr <Yntln cliP;ViS,:hS1=PJaa 11 12 ARTICLE 8.8.30 - SCHOOLS: ELEMENTARY MIDDLE AND SECONDARY (CLASS A SPECIAL USE) SPECIFIC STANDARDS (continued) ( "Yes" indicates compliance; "No" indicates non - compliance) section t'- I!rndl.rc flknt 11)I (AM < !(::'n1.I!.! IOi I" I l!- '. ?t2VI I Dann, r. nip 111 641,;,) Fr.!Jlnt"R!tlnr -;I ,p,.ilti,.i 9l li' duc 12 PLANNING BOARD BOARD OF RECOMMENDED EVIDENCE SUBMITTED COMMISSIONERS FINDINGS TO SUPPORT FINDINGS FINDINGS Standards of Evaluation 2 If located within a zoning district other than an EDD, the applicant must meet the Standards of Evaluation as follows: a The project meets all x Yes _No Site plans have been _Yes _No applicable design standards provided meeting zoning and other requirements of the requirements Zoning Ordinance and the Subdivision Regulations b. The project meets all _Yes _No service provision criteria as set forth below: 1. Fire – identifies the x Yes No Hillsborough /Orange Rural _Yes —No primary and secondary Fire Department.(See responders and the attached letters from Orange sources) of water County Emergency Management and Town of Hillsborough,) 2. Police – identifies the x Yes _No Sheriff' s Department _Yes No primary and secondary responders 3 Rescue Services – x Yes _No Orange County Emergency _Yes No identifies the primary and Management secondary responders 4. Water Supply – x Yes _No Town of Hillsborough will _Yes _No identification of public or provide water and has private utility source and indicated capacity is capacity of water supply or available . identification of water source through a water resource study. 5 Wastewater Treatment x Yes _No Town of Hillsborough will _Yes _No Methods – provider and provide sewer and has capacity of wastewater indicated capacity is treatment source available,. 6 Solid Waste – as x Yes No Utilize the existing facility at _Yes _No specified in 2 h of this Stanback Middle School, section t'- I!rndl.rc flknt 11)I (AM < !(::'n1.I!.! IOi I" I l!- '. ?t2VI I Dann, r. nip 111 641,;,) Fr.!Jlnt"R!tlnr -;I ,p,.ilti,.i 9l li' duc 12 Standards of Evaluation c. Habitats shall be identified and evaluated in the Biological Inventory and are subject to the following: 1 An undisturbed buffer is required around the boundary of habitats of rare, threatened, or endangered species as shown on the biological inventory. Buffer width shall be determined by site evaluation in consultation with the applicant's biologist and County staff; 2. Habitat enhancements as described in the biological inventory shall be made for a broad range of species to help mitigate the loss of wildlife habitat during construction. Examples include preserving, planting, and maintaining a variety of native vegetation (also dead trees and snags); installing structures conducive for nesting such as bird houses or bat boxes designed and located for various species; or creating wetlands; PLANNING BOARD RECOMMENDED FINDINGS EVIDENCE SUBMITTED TO SUPPORT FINDINGS 13 BOARD OF COMMISSIONERS FINDINGS x Yes _No Large undisturbed buffers are _Yes provided around the construction site The biological inventory suggests that there are no rare, threatened or endangered species x Yes _No Construction is limited to 1 4 _Yes acre at the site and leaves undisturbed 19.4 acres for wildlife, No t !;nd,1 mn !.), (d �l :.rvlb l,Itli I! :,r b `tj ill l l4m .i q. 1l I_, I oollD Fnidi'mMI'm tlil IL.c;d W, dna 13 ARTICLE 8 8.30 - SCHOOLS: ELEMENTARY MIDDLE AND SECONDARY (CLASS A SPECIAL USE) SPECIFIC STANDARDS (continued) ( "Yes" indicates compliance; "No" indicates non - compliance PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS Standards of Evaluation 14 BOARD OF COMMISSIONERS FINDINGS 3 Conservation x Yes No Trigon Engineering has _Yes _No easements or other indicated there are no areas acceptable means such as characteristic of wetlands A dedication to a public 50 foot undisturbed buffer is agency, conservancy or a provided from the designated similar agency are required stream as required in the to protect wetlands and Zoning Ordinance. other habitats while insuring proper long -term maintenance; and 4 Provide barriers or x Yes No There is limited access to the _Yes _No fencing, and signage at the site from existing Storey edge of habitat buffers to Lane. No other access into prohibit vehicular and the natural areas. Trigon' s pedestrian access. Limited report suggests that the access may be allowed if forest area on the site is proposed in a sensitive relatively common in the manner for environmental State,. education purposes d. Landscaping and Buffers 1 Protection of Existing Vegetation a Existing vegetation x Yes No Landscape plan and grading _Yes _No shall be preserved as plans show the limits of indicated on the disturbance for the project. approved landscape All other existing vegetation plan in accordance with is preserved. Protective the provisions of Article measures are provided for in 12.2 of the Zoning accordance to Article 12 2, Ordinance t t �,.nir -li i ininn i?b NMF.2 V' "h h': I I'p6 ' Qr 11 I fT 11'&y'' 14 .5 2 Berms, fences and x Yes !No Berms, fences and _Yes ,No landscaping walls may be landscaping walls are not used with plant materials for proposed for this project screening, provided such features are designed and located in harmony with other site features and functions, 3. To minimize visual impact PLANNING BOARD by blending architecture into BOARD OF the surrounding landscape, RECOMMENDED EVIDENCE SUBMITTED COMMISSIONERS required at all freestanding FINDINGS TO SUPPORT FINDINGS FINDINGS b. Tree protection x Yes —No Tree protection fencing will _Yes _No measures shall be installed be provided along the edge and maintained between all of all land clearing. The areas of disturbance and County will review the fence trees to be retained as location prior to site clearing . shown on the approved landscape plan. A detail of the tree protection barrier proposed shall be included as part of the landscape plan submitted with the application; c. Corridors connecting x Yes _No A 50' stream buffer will be _Yes _No habitats identified in the provided. Large corridors for biological inventory shall be wildlife movement are preserved along streams, available at the north and buffers, or other wooded east side of the proposed areas. If destroyed during project . construction, such connections shall be restored using appropriate plant materials; d. Trees and stumps x Yes _No Mulch shall be generated and _Yes _No cleared for roads and spread on the site building construction shall either be used for timber purposes or shredded for landscape mulch, composted, buried or otherwise disposed of BUT NOT BURNED. 2 Berms, fences and x Yes !No Berms, fences and _Yes ,No landscaping walls may be landscaping walls are not used with plant materials for proposed for this project screening, provided such features are designed and located in harmony with other site features and functions, 3. To minimize visual impact x Yes —No Trees and plantings are _Yes No by blending architecture into consistent with existing area, the surrounding landscape, Foundation plantings will be foundation plantings are planted at all freestanding required at all freestanding entrance signs, entrance signs. 4 Use of xeriscaping x Yes —No Drought tolerant species are _Yes _No principles provided, ""h:t PEvwmn!Ili (I N I.HAr(' I d,a1i,mrwI t)NI P:iIi ,I'hp I!'h.a'I N1 I!,, J o,I,,,,H ",'W ", IIScii N H, d,u 15 ARTICLE 8 8 30 - SCHOOLS: ELEMENTARY MIDDLE AND SECONDARY (CLASS A SPECIAL USE) SPECIFIC STANDARDS (continued) ("Yes" indicates compliance; "No" indicates non-compliance) e Storrnwater Management 1 No net increase in peak flow leaving the site from the predevelopment conditions for the 10 year, 24 -hour storm; 2 Thestormwater management system must respect existing drainage patterns Runoff shall be directed away from erosion -prone slopes. 3 Energy dissipaters shall be used where runoff is concentrated and discharged, for example, at downspouts from rooftops and storm drains at parking areas Runoff shall not be discharged directly into surface water, or other environmentally sensitive areas; 4 Concentrated stormwater, conveyed by ditches, channels, pipes, swales or other conveyance systems must be dispersed and diffuse flow reestablished prior to discharge into a stream buffer; 5. Nitrogen load contribution must be held to 3 6 Ibs per acre per year, f Drainage 1. All drainage structures will be installed and maintained according to the approved Stormwater Management Plan. PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS x Yes _No x Yes _No This condition is met with a bio- retention area as designed on the Erosion Control Plan. The design is consistent with all state Best Management Practices. x Yes _No Level spreaders are used and the bio- retention basin to insure no concentrated runoff. 16 HOARD OF COMMISSIONERS FINDINGS _Yes No _Yes No _Yes _No x Yes —No Use of the level spreader and _Yes No no work near stream buffer x Yes _No The nitrogen load will be _Yes No 2.07 Ibs per acre per year x Yes _No A grading and storm drainage _Yes No plan were submitted and must be adhered to. �.rr6.ni ,l I1 nnnp iT, c k 2 10(, f l 1 cif : ip rI Pl,f "Z!1 ,p ,Ln If, 'd'M Wiw I neri'1Mna if(,.111t-1rtiUP doc 16 Ordinance Requirements 2 School projects that include retention /detention ponds shall comply with the requirements in Section 6.23.4, Operation and Maintenance of Structural Best Management Practices g Grading and Erosion Control t Plans for grading and erosion control shall comply with standards contained in the Orange County Erosion and Sediment Control Ordinance and Manual and, if applicable, The North Carolina Erosion and Sedimentation Control Program rules; 2 Construction shall be phased to minimize disturbance and sedimentation; 3 Sediment control measures shall be properly installed to filter sediment from runoff during construction and maintained until grading is complete and a permanent vegetative cover has been established and all slopes stabilized; and 4 Permanent landscaping, groundcover, mulch, etc. shall be installed as soon as practical after construction activities for each phase are completed. PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS 17 BOARD OF COMMISSIONERS FINDINGS x Yes No The school will maintain the _Yes _No bio- retention basin area x Yes _No A permit will be issued by _Yes _No NCDENR, land quality, prior to the start of work. x Yes _No An erosion control plan with _Yes _No sequence is part of the Erosion Control Permit x_Yes _No Sediment control measures _Yes _No will be installed as indicated on the Erosion Control Plan. x Yes _No Landscaping and groundcover will be installed in accordance with the sequence in the Erosion Control Permit, Yes ;" ".1, 1`1 :1,11m "h t IN! z mF 1'0 h norww i.b J i1 [III .P,an..r mp AI _olu Il 111 I 3... S:Patln I�,N I,A.14d0IP doe 17 Ordinance Requirements h. Solid Waste Management A solid waste management plan, submitted as part of the Resources Management Plan, shall include the method(s) of disposal and recycling of construction debris. I . Irrigation 1 Irrigation systems for the school project are designed and can be operated according to a water conservation plan described in the Resources Management Plan submitted with the application; 2, The Resources Management Plan shall identify the source(s) of water to be used for irrigation, the volume available for that purpose, and expected consumption rates, The system design and plan for operation will be evaluated based on efficiency; and 3. Water recycled from stormwater retention ponds or treated wastewater effluent may be used for irrigation where it is a legally permitted alternative. PLANNING BOARD RECOMMENDED FINDINGS x Yes _No _Yes _No x N/A Yes _No x N/A Yes _No x N/A EVIDENCE SUBMITTED TO SUPPORT FINDINGS The Resources Management Plan indicates recycling and trash will be combined with the existing facility at Stanback Middle School. No irrigation proposed. No irrigation proposed No irrigation proposed m BOARD OF COMMISSIONERS FINDINGS Yes _No Yes _No Yes _No _Yes _No t „r. bcm'PCnunug Or(r 'E J,.IS P�J uii ni rs !ib QPI ri';nin: chip- lh9A,rali lrlml Yip'.li�unutihip:AI�mi,S1A'dv� 18 Ordinance Requirements j. Habitat Maintenance I Habitats identified in the biological inventory and habitats created through mitigation shall be maintained in accordance with the Resources Management Plan and /or a conservation easement agreement; and 2 Maintenance of habitats shall be minimal, consisting primarily of maintaining buffers and enhancements, removal of exotic (non- native) plant species, and keeping drainage ways functioning properly. k. Crime Prevention through Environmental Design (Reserved) I Public Road Access Access to the school project shall be via existing public roads and shall conform to and be in compliance with any public road access management plan adopted by Orange County m Maintenance of Improvements All site improvements such as roads, utilities (including irrigation and drainage structures), habitat enhancements, recreational amenities, signage, landscaping, open space, etc will be maintained in function and appearance, Maintenance specifications, if any, for on -going site management (including provisions for handling of storm debris in open space areas) shall be submitted as part of the Resources Management Plan as defined in Definitions (Article 22). PLANNING BOARD RECOMMENDED EVIDENCE SUBMITTED FINDINGS TO SUPPORT FINDINGS x Yes _No Most of the property will remain undisturbed. Development is not anticipated to significantly alter the diversity of species or habitat x Yes _No Stream buffers will remain wooded and undisturbed. x Yes _No Access is provided from Storey Lane. An existing road that serves A L. Stanback Middle School x Yes _No The school system will maintain all site improvements ILS BOARD OF COMMISSIONERS FINDINGS Yes _Yes Yes Yes No No No i aulsaL uennp I ( I ` 1 'SOUL i ni.ILtiamp4l'b -5 QPII PsunrVhq,11i5.0ou1 iiPli I' gitPmin ,InD!.115:'pj11,l th" 19 PLANNING BOARD RECOMMENDED FINDINGS Ordinance Requirements 3 The following additional specific standards shall be met for all elementary, middle and secondary schools: EVIDENCE SUBMITTED COMMISSIONERS TO SUPPORT FINDINGS FINDINGS a The minimum lot size x Yes _No The site plan indicates a lot _Yes _No shall be, with respect to size of 20.8 acres more or non - charter public schools, less This lot size would meet as required by the School School Construction Construction Standards Standards for a 50 student adopted from time to time capacity Alternative school. by Orange County Board of Safe vehicular and pedestrian County Commissioners, the circulation is provided for Orange County Board of Education and the Chapel Hill- Carrboro Board of Education. With respect to all schools the lot size shall be adequate to accommodate all activities. The proposed methods to x Yes _No Not required due to low _Yes No handle the maximum volume of traffic generation number of participants and A traffic impact study is patrons for any single required where traffic event shall be provided generated exceeds 800 while also adhering to safe trips /day. The traffic vehicular and pedestrian generated will be under 100 circulation. trips /day as indicated in the b Negative visual impacts x Yes —No The area along N C 86 will _Yes _No shall be minimized along remain completely wooded any major roadway. Plantings are proposed along Negative visual impacts Storey Lane to minimize include, but are not limited visual impacts . to, loading /unloading areas, delivery areas, air handling units (roof top and other), parking areas for machinery, and storage buildings, Appropriate screening methods shall be used to enhance the aesthetic value of a project. c. Transportation x Yes _No Not required due to low _Yes No improvements as deemed volume of traffic generation necessary by the Traffic A traffic impact study is Impact Study required where traffic generated exceeds 800 trips /day. The traffic generated will be under 100 trips /day as indicated in the 12/08/05 engineers letter. t .':hum, Iwmwy14, I.,FI "2iIUb PO 11 1,m, eFa h':QIIII.Frnma'�nipAII9"hrolPl{ 1 711 Iv Oat hm vh iI, 1 11 Sch S1=P&i,: 20 ("Yes" indicates compliance; "No" indicates non - compliance) Ordinance Requirements d The site shall be designed to take advantage of multiple shared use opportunities, which may include a Park and Ride facility for public transportation. e There shall be a minimum of two access points to the site Access points shall separate student drop -off areas and visitor parking from bus traffic. If school buses are used, then at least one access shall be limited to school employee and bus use during normal school hours, All access points shall be located to provide maximum visibility and safety. No driveway shall be permitted in a location that will hinder or congest traffic movement on a public street PLANNING BOARD RECOMMENDED FINDINGS x Yes —No x Yes —No EVIDENCE SUBMITTED TO SUPPORT FINDINGS Adjacent to the middle school and all its parking An access drive is provided with two access points to the site All traffic movements are on site and off the existing private road, 21 BOARD OF COMMISSIONERS FINDINGS Yes Yes No No C -. •gn_9u „rig 1 I d. '! ^L 11011"! Jcuw,.,, i .1) - ,YP[111 o r. i li'dglzlr.,al PD[ " f:ng:Nwin. Ji AWs,hfl7P d,: 21 b) Method and adequacy of _x —Yes _No Fire protection will be Yes _No police, fire and rescue 22 ARTICLE 8 - SPECIFIC STANDARDS Hillsborough /Orange Rural Fire Department, rescue (" Yes" indicates compliance; " No" indicates non - compliance) County Emergency PLANNING BOARD BOARD OF RECOMMENDED EVIDENCE SUBMITTED COMMISSIONERS c) Method and adequacy of FINDINGS TO SUPPORT FINDINGS FINDINGS Ordinance Requirements generated by the new around the site facility Article 8.2 4 requires the applicant to address the following: a) Method and adequacy of _x —Yes _No Town of Hillsborough water Yes __No provision for sewage and sewer. Solid waste to disposal facilities, solid be disposed at Stanback waste and water service Middle School. b) Method and adequacy of _x —Yes _No Fire protection will be Yes _No police, fire and rescue provided by the squad protection Hillsborough /Orange Rural Fire Department, rescue service by the Orange County Emergency Management, and police protection by the Orange County Sheriff' s Department c) Method and adequacy of _x _Yes No Access directly off Storey Yes —No vehicle access to the site Land and only limited traffic and traffic conditions generated by the new around the site facility o.-;J, cl':.ns' 11 nwmir1)" (,IN I 'IV.1101laa nm; c -Ik6 .JI'n'P;u mc, hip +Ji5a Ilool III Fin dim, PIdnwIIi AIM:1SUr dn` 22 ARTICLE 8.2.1 & 8.2.2 - APPLICATION COMPONENTS (GENERAL CONDITIONS) ("Will" indicates compliance; "Will Not' indicates non - compliance) Ordinance Requirements In accordance with Article 8,2 1 and 8 2 2 of the Zoning Ordinance, the Board of Commissioners shall also consider the following general conditions before the application for a Special Use can be approved: Article 8.2.1 & 8.2.2 1 The use will maintain or promote the public health, safety and general welfare, if located where proposed and developed and operated according to the plan as submitted Article 8.2.1 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). Article 8.2.1 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, PLANNING BOARD RECOMMENDED FINDINGS EVIDENCE SUBMITTED TO SUPPORT FINDINGS 23 BOARD OF COMMISSIONERS FINDINGS x Will Will Not Based on evidence presented _Will Will Not at the hearing Will _Will Not Public schools are public _Will Will Not necessities, and this is a public school.. x Will _Will Not Based on evidence presented _Is _ Is Not at the hearing. iryc6, i:zmnnl. Pi tl. l•. >0[,! 6h.11uv np ^Iiob- .- .11,11 %111S, h, a1,131 I ry 17urm 23 24 OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS TO APPROVE AN ORDINANCE FOR A SPECIAL USE PERMIT, CLASS A FOR PARTNERSHIP, ACADEMY ALTERNATIVE SCHOOL FOR ORANGE COUNTY Date: March 15, 2006 Applicant/Owner: Orange County Board of Education The Orange County Board of County Commissioners hereby approves an application submitted by Orange County for a Special Use Permit, Class A for a Alternative School and the site plan drawings #C1.1, #C2.0, and landscape plan L1.0, dated January 23, 2006 applicable to the following property and subject to the following conditions: Property located along the north side of East Storey Lane and being further identified in the Orange County Land Records Office by all of Parcel Identification Number 9872 -79- 0397 containing 20.8 acres more or less. The property is identified by the following legal description: Being all of a certain tract of land described in General Warranty Deed DB 2801 PG 509 (Orange County Registry). The purpose of the General Warranty Deed was to combine or merge the following two tracts or parcels of land into one single tract or parcel of land for all purposes. FORMERLY PIN # 9872 -69 -8411 BEGINNING at an iron stake in the property line on the east side of N.C. Highway No. 86, at the southwest corner of Lot No. 2, as shown on the plat hereinafter referred to, and running thence along and with the south line of Lot No, 2 South 87° 30' East 958 feet to a rock and pointers, the southeast corner of Lot No. 2; thence South 40 37' West 574 feet to an iron stake in the property line on the north side of Storey Lane; thence South 870 56' West 861 feet to an iron stake, the point of intersection of the property line on the north side of Storey Lane with the property line on the east side of N.C. Highway No. 86; thence along and with the property line on east side of N.C. Highway No. 86 North 40 40' West 642 feet to the stake, the place and point of BEGINNING, containing 12.66 acres, more or less, and being Lot No. 3, Section No. 3, as shown on the plat of the property of SHEPHERD D. STOREY and known as ACRES OF NEW HOPE by Robert A. Jones, Registered Surveyor, of December 23, 1958, which said plat is recorded in the office of the Register of Deeds of Orange County in Plat Book 8 at Page 20 to which reference is hereby made for a more particular description of same. FORMERLY PIN # 9872 -79 -4394 BEGINNING at a stake located in the southwest corner of the property of Dr. R.E. Cushman as shown on plat hereinafter referred to and thence from said point and place of BEGINNING along with the southern line of Dr. R.E. Cushman G ic'amori h anise PI2nnInq DI4k01 M.'.2;03 hub lm I Ic I, Inq!: Fr-' b:u 011"1 Warincati pAIISchcalf c.,'>IHLIarP2 -Inc 6hip418ch5Un dac 25 south 870 0' 17" east 513.87 feet to a stake; thence continuing with said Cushman south 820 17' 20" east 127.65 feet to a stake; thence south 11' 27' 53" west 505.65 feet to a stake thence along the northern line of Tract 1 as shown on plat hereinafter referred to south 87° 56' 0" west 673.27 feet to a stake; thence north 2° 1' 15" east 574,10 feet to place and point of beginning, containing 8.192 acres more or less, and being all of parcel "B" as shown on "PLAT OF THE PROPERTY SHEPHERD D. STOREY and wife, FLORENCE S. STOREY ", ACCORDING to plat and survey thereof by Norman A. Beaver, Registered Land Surveyor dated October 22, 1977, recorded in Orange County Registry in Plat Book 27, Page 126, to which reference is hereby made for a more particular description of the same. 1. Sewer and water lines shall be extended at the time of site development in accordance with Town of Hillsborough standards. All water and sewer easements, if required, shall be shown on a plat and recorded prior to issuance of certificate of occupancy. 3. Proposed drives and parking shall be installed and maintained as shown on the January 23, 2006 site plan, 4. All NCDOT construction requirements shall be met. An encroachment agreement is required for proposed utility work within the NC 86 Right -of -way. 5. Sidewalks shall be constructed and maintained as indicated on the approved site plan. A sidewalk connection to Phase 2 that would extend to the future tennis courts and softball field shall be constructed concurrently with Phase II activities. Two access points on the north side of E. Storey Lane shall be permitted. Signage shall be installed to direct the one -way traffic as indicated on the site plan. Lighting and landscaping plans shall be approved prior to issuance of any building permits. Installation in accordance with approved plans shall be complete prior to issuance of certificate of occupancy. 8. Curb and gutter is required for all parking and drive areas, 9. If any condition of this Special Use Permit shall be held invalid or void, then this Special Use Permit shall be void in it's entirety and of no effect. 10. This Special Use Permit shall automatically expire within twelve (12) months of the date of approval if the use has not commenced or construction has not commenced or proceeded unless a timely application for extension of the time limit is approved by the Board of County Commissioners as provided by Section 8.4.11 of the Orange County Zoning Ordinance. 11,A five foot sidewalk located three feet behind the curb and gutter on Storey Lane shall be constructed from the easternmost entrance to the school out to NC 86, <3 t ;crcp rz h_nsI " PlInning [)[, q I Rn J,P-o Pvbhc l lc f rit*,FcI) 0,111 ii, A Sd)SUI dac 26 This Special Use Permit, Class A shall become effective upon approval. 2006, Upon motion of Commissioner , seconded by Commissioner the foregoing resolution was adopted this the day of I, Donna S. Baker, Clerk to the Board of Commissioners for the County of Orange, North Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on , 2006 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in the minutes of said Board. 2006. WITNESS my hand and the seal of said County, this day of Clerk to the Board of Commissioners G'Cornoro h ono'eo Planning IT.,GF.IdE .a ?G Public I Icd ings;Fab 27 Ill pr 1dr,c,,,hipA ]SchSUP doc A R li i T'Ec r s - ENG I N E E R S - PL A N N ERS January 25, 2006 PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL FOR ORANGE COUNTY SCHOOLS 1008 Storey Lane Hillsborough, NC SPECIAL USE PERMIT NARRATIVE: 27 The Special Use Permit for this 20.8 -acre property is broken down into two phases. In Phase I, a new classroom and office building of approximately 3,600 SF will be constructed, along with related sitework, The SUP also allows for a future expansion of the building of 2,900 SF, with associated future parking. The Phase II work will provide four tennis courts and a softball field, as shown on the overall site plan, The Phase II improvements are located in close proximity to the existing stadium and parking area for the Stanback Middle School. The work in Phase 1 includes construction of the 3,600 -SF building and 19 parking spaces, with a dropoff area and associated sidewalks. Access to the building will be provided off of Storey Lane. The existing driveway connection on Storey Lane will be relocated temporarily in order to facilitate the new construction, but this relocation will not impede access to the existing School /Community Relations Center at 1010 Storey Lane. The 3,600 -SF school building will consist of two classrooms, restrooms, and office space A total of 50 students and five staff members are anticipated to occupy the building. The school is needed for use by the opening of the 2006 -2007 school year. Phase II items are anticipated to be constructed within the next ten years. PO Box 2368 • Chapel Hill, NC 27515 -2368 - (919) 942 -8586 Telephone - (919) 929 -4802 Fax (PLEASE TYPE OR PRINT - INK ONLY) ORANGE COUNTY BOARD OF COMMISSIONERS DATE: 01 / Zo / ° (� �QP APPLICATION NUMBER: -1�tW•A_ =j '06 request a Class A Special Use Permit as provided f9e in ' Orange County Zoning Ordinance for CQ rL The following information is provided in support of this request: A. PROPERTY INFORMATION: o Street Address or Location: 1p ip £ 5r 1 � Lo' Orange County Tax Mapes— Block' Zoning District(s): t —Z.. Lot /Parcel Size: 20 b,- acres or Number of Existing Buildings: t Gross Floor Area Number of Proposed Buildings: __--J- Gross Floor Are: Water Supply: x Public (Specify)l(s�4ofO� Wastewater Disposal: X Public (Specify) S h 1 District ME Distri 28 of the e feet e feet .re fee vidual �idual C ooas� xsr•r �W General Land Uses in Area: "Rey'6' C O Prone Area Critical Areas: Stream /Drainage ay � v Historic Sit o Watershed (Specify) 'J/ e- -- Other (E 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 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 atcourses acontourtin including tervaloflf five (5)t feet t o based on mean sea ✓ _Existing topography level datum. ✓ Existing and proposed fencing, screening, gates, parking, service, and storage areas. Access to site, including sight distances on all roads used for access. (PLEASE COMPLETE REVERSE SIDE) 01/19/2006 13:45 9196443087 UK., ulr 29 C. OTHER SUBMITTAL INFORMATION: j 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. �U�� ✓ Application fee as set by the Orange County Board of Commissioners. Traffic impact study as required by Article 13 of the Zoning Ordinance. _�,�p — Additional information regarding the proposed Special Use as required by x " � Article 8 of the Zoning Ordinance, 40 ✓ Narrative (or letters from appropriate agencies) indicating: rl 1.. Method and adequacy of provision of sewage disposal facilities, solid waste disposal, and water service. Where public sewer is not l�JDl'j available, a letter from the Orange County Health Department certifying the suitability of the existing and /or proposed t em for the property. wastewater treatment sys 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. 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. APPIACkNT SIGMA 0 1 / 2-0 / Dom( _ DATE NOTE title e above the owner(s) sig iQying e Of p s) the approval therrequ request. include a letter .than w t area•• atatttaMtt ♦t +Yana.+• a s a t a a a sae+ e a is .. r a d a r waattt tittttttatasat +4 FEES: Amount $ 12-0 D Date Paid: I2- / Z2 /__4 -, Receipt # 3 l i 1 ��L December 8, 2005 ® CORLEY REDFOOT ZACK INC. President, CEO AM: Mr. Robert Davis KENNETH E. REDFOO1, ALA A R C H I I E C I S • E N G I N E E R S • PLANNERS December 8, 2005 NEI ANDREW R. CRUICKSHANK, AIA Associate I am writing to request an exception to the Special Use Permit requirement for a CHARLENE E, HANLEY, AIA traffic study on the Alternative School project. Associate DAVLDte TAYLOR, AIA 'The traffic generated at the site will be minimal since there will be a limited Associate number of employees and students.. It is anticipated that, at this time, the full HARRYM.JENSEN capacity for the facility will be four administrators and 50 students. The traffic Associate generated would be under 100 trips a day, KENNET H E. SMIIH Associate The proximity of this school to the existing middle school further reduces the number of trips for administrators or parents who may have appointments at both locations. Access to the site is from Storey Lane, which is a private drive located within the School property; therefore, there is no direct impact on the public right -of -way (NC 86). Due to the small size of the facility and its limited impact on the public right -of- way, we request that an exception be made to the need to provide a traffic PO Box 2368 study. Chapel Hill, NC 27515 -2368 2z2 Cloister court Please call me if you need additional information a Chapel Hill, NC 27514 -2212 / Bell L. H rsl�, MLH:esw /0508- xc Y cc: Kenneth E. Redfoot, AIA George McFarley, Ir.. (919) 401 -8586 Telephone (919) 493 -7306 Fax www. corleyredfootzack. coin Orange County Planning Department P. U. Box 8181 GLENN D. CORLEY, AIA Hillsborough, NC 27278 President, CEO AM: Mr. Robert Davis KENNETH E. REDFOO1, ALA Vice President RE: Alternative School MART( ZACK, AIA Storey Lane, Hillsborough, N Vice President Orange County Schools MICHAEL L. HAMMERSLEY, PE Project #0508 Principal L.AURENCEW. BUNCH, AIA Associate Dear Mr. Davis: NEI ANDREW R. CRUICKSHANK, AIA Associate I am writing to request an exception to the Special Use Permit requirement for a CHARLENE E, HANLEY, AIA traffic study on the Alternative School project. Associate DAVLDte TAYLOR, AIA 'The traffic generated at the site will be minimal since there will be a limited Associate number of employees and students.. It is anticipated that, at this time, the full HARRYM.JENSEN capacity for the facility will be four administrators and 50 students. The traffic Associate generated would be under 100 trips a day, KENNET H E. SMIIH Associate The proximity of this school to the existing middle school further reduces the number of trips for administrators or parents who may have appointments at both locations. Access to the site is from Storey Lane, which is a private drive located within the School property; therefore, there is no direct impact on the public right -of -way (NC 86). Due to the small size of the facility and its limited impact on the public right -of- way, we request that an exception be made to the need to provide a traffic PO Box 2368 study. Chapel Hill, NC 27515 -2368 2z2 Cloister court Please call me if you need additional information a Chapel Hill, NC 27514 -2212 / Bell L. H rsl�, MLH:esw /0508- xc Y cc: Kenneth E. Redfoot, AIA George McFarley, Ir.. (919) 401 -8586 Telephone (919) 493 -7306 Fax www. corleyredfootzack. coin H!,!RsM 31 013]a Twm al HIII:Wiouq� January 23, 2006 Re: Partnership Academy Alternative School Orange County Schools Water /Sewer Utilities Availability Mn Eddie Kirk ORANGE COUNTY PLANNING DEPT, PO Box 8181 Hillsborough, NC 27278 Dear Eddie: The Town of Hillsborough's water and sewer system has sufficient capacity to serve the proposed Partnership Academy Alternative School for Orange County Schools at 1008 Storey Lane off NC 86 South in Hillsborough. Water and sewer facilities currently exist adjacent to the site. I am currently reviewing the construction plans, but I do not anticipate any significant comments. If you have any questions or comments, please contact me at l,eany.keel@hillsboroup-hnc.org or (919) 732 -1270 ext 75. Thanks! W:)v Kenneth P. Keel, PE Town EngineedUtilities Director cc: Corley Redfoot Zack, Inc., PO Box 2368, Chapel Hill, NC 27514 Russell Lloyd, Utilities Inspector File 101 East Orange Sheet • P.O. Box 429 • Hillsborough, North Carolina 27278 919- 732 -1270 • Fax 919- 644 -2390 32 From: "C. N. Edwards" <cnedwards @dot.state.nc.us> To: Eddie Kirk <ekirk @co,orange nc..us> Date: 01/20/2006 10:16:26 AM Subject: Re: Partnership Academy Alternative School for orange County We have reviewed the plan for the proposed subject and have the following comments: Access to the proposed site is via the existing middle school entrance to NC 86. The existing turn lanes on NC 86 should provide acceptable storage for the anticipated traffic generated by this site. Parking and turning manuevers should be prohibitted along the shared driveway stern within 100' of NC 86. No NCDOT driveway permit is required for this site, however an encroachment agreement is required for proposed utility work within the NC 86 R/W. Feel free to contact me if you have any questions. CC: Nanette Fogleman <nfogleman @dot.state.nc.us> Orange County Emergency Management P.O, Box 8181 Hillsborough North Carolina 27278 Emergency Medical Services Fire Marshal Hazardous Materials 919- 644 -3030 919- 968 -2050 Administrative Fax 919 - 968 -4066 9 -1 -1 Communications 24 Hour Warning Point 919 - 732 -8161 919 - 933 -2600 Fax Machine 919- 967 -9026 January 20, 2006 To: Eddie Kirk Planning Department From: Mike Tapp -'�A7 Deputy Director /Fire Marshal RE: Fire / EMS Coverage Partnership Acadmey Alternative School for Orange County 1008 Store Lane Hillsborough, NC Orange County Emergency Management Division of EMS, will provide EMS coverage for the referenced site. Orange County Emergency Management is located at 1914 New Hope Church Road, in Chapel Hill; the Director is Jack Ball, The Hillsborough /Orange Rural Fire Department provides fire coverage to the referenced site. They are located on 203 S Churton Street, Hillsborough. Jeff Cabe is the Chief of the Hillsborough /Orange Rural Fire Department. Please contact us if additional assistance is needed. nits 33 01/25/2006 12:25 919 - 732 -6403 ORANGE CO SHERIFF PAGE 02 34 P,O. Box 8181 144 East Margaret Une Hillsborough,NC 27278 919 - 732.8491/944 -3050 Office of the Orange County Sheriff Lindy Pendergrass, Sheriff `.ail at O: 9^ 4q JANUARY 25, 2006 To: EDDIE KIRK Orange County Planning Revere Road Hillsborough, NC 27278 From: Sheriff Lindy Pendergrass Re: Special use Permit Site Address: ALTERNATIVE SCHOOL HIGHWAY 86 SOUTH Chapel Hill Township Location: NORTH SIDE OF STOREY LANE NORTH OF STANBACK MIDDLE SCHOOL Special Use Application: Tax Map 2 Lots: 3 The Orange County Sheriffs Office has been asked if we could provide services to the property indicated above. Routine patrol services are conducted daily in this area. The building, renovation or additlonal building on this site can be served by the Orange County Sheriffs Office without additional personnel and equipment. A School Resource Deputy will be on duty during school hours. Should further information be needed please contact our office,. Sincer Li dy Pander ss Sheriff Orange County 35 Environmental Assessment and Finding of No Significant Impact Partnership Academy Alternative School Orange County Schools Hillsborough, North Carolina Prepared by: Corley Redfoot Zack, Inc. January, 2006 Corley Redfoot Zack, Inc Partnership Academy Alternative School TABLE OF CONT'E'NTS January, 2006 A. PROPOSED PROJECT DESCRIPTION 4 B. PURPOSE AND NEED FOR PROPOSED PROJECT 4 C. ALIERNATIVE ANALYSIS F1 D. EXISTING ENVIRONMENTAL CHARACTERISTICS OF PROJECT AREA 4 - 6 L Topography 2 Soils 3, Land Use 4. Wetlands 5. Prime or Unique Agricultural Lands 6. Public lands and Scenic, Recreational and State Natural Areas 7. Areas of Archaeological or Historical Value 8. Air Quality 9. Noise Levels 10. Water Resources (Surface Water and Groundwater) 11, Forest Resources 12. Shellfish or Fish and their Habitats 13. Wildlife and Natural Vegetation E. PREDICTED ENVIRONMENTAL EFFECT'S OF PROJECT' 6 - 7 1.. Topography 2, Soils 3. Land Use 4.. Wetlands 5. Prime or Unique Agricultural Lands 6., Public Lands, Scenic and Recreational Areas 7. Areas of Archaeological or Historical Value 8. Air Quality 9. Noise Levels 10, Water Resources (Surface Water and Groundwater) 11• Forest Resources 12, Shellfish or Fish and their Habitats, 13. Wildlife and Natural Vegetation 14. Introduction of 'Toxic Substances F. MIIIGAI'IVE MEASURES 7 -8 1, Water Resources G. REFERENCES 8 H. STATE AND FEDERAL PERMITS REQUIRED 8 I. CONCLUSIONS STAIEMENT 8 2 W Corley Redfoot Zack, Inc. Partnership Academy Alternative School EXHIBITS Exhibit #1: Overall Site Plan Exhibit #2: Existing Conditions Plan Exhibit #3: Enlarged Site Plan Exhibit #4: Grading and Storm Drainage Plan Exhibit #5: Exhibit #5: Site Location Map January, 2006 37 Corley Redfoot "Lack, Inc.. Partnership Academy Alternative School A. Proposed Project Description: January, 2006 The Orange County Board of Education has identified the need for a new classroom building on the property adjacent to Stanback Middle School, The proposed Partnership Academy building and the site plan are shown on the attached Overall Site Plan (see Exhibit #1).. Ihe new Partnership Academy Alternative School will be located on the 20.5 -acre parcel directly north of Stanback Middle School and its access driveway, Storey Lane (see Exhibit #2, Existing Conditions Plan). The new building will contain approximately 3,500 SF, with two classrooms and associated restroom facilities and administrative staff office areas. The building is located just north of Storey Lane and will have a looped driveway off Storey Lane, which accesses the building from the East and exits to the West. A paved parking lot and dropoff area are located directly in front of the building (see Exhibit #3, Enlarged Site Plan), B. Purpose and Need for Proposed Project: Ihe new Alternative School will replace a set of leased trailers presently located near downtown Hillsborough. The new building will combine the functions of these trailers into a single building containing two classrooms and support staff. The building will be located in a campus setting, adjacent to the existing Stanback Middle School; thereby allowing the Orange County Schools to consolidate services such as, refuse collection, janitorial and maintenance services, etc., and will offer overflow parking for the two facilities. C. Alternative Analysis: W*R The continued use of the offsite trailers to accommodate this school program is not feasible due to the expiration of the existing lease agreement for the trailer's and their site. Construction of the new facility will consolidate the pr'ogr'am into one building adjacent to an existing campus, Ihe new building will provide the space for the classrooms and administrative areas and thus encapsulate the entire program into one updated facility. The new building and the existing middle school will create a campus setting for the community program. This campus allows consolidation of services for the Schools system. The Alternate School program provides a method to teach children who have been expelled from the traditional schools, offering them the means to complete their education. D. Existing Environmental Characteristics of Project Area: 1. TopoUaphy: The site is located within the Piedmont Physiographic and Geologic Province of North Carolina. According to site surveys of this area, the site has an elevation of 600' mean sea level, with the general slope of the site varying from 5% to 15 %. The site slopes to the North to a low point along a tributary to Stony Creek, Stony Creek is a tributary of the Eno river. 0 39 Corley Redfoot Zack, Inc. Partnership Academy Alternative School January,2006 2. Soil: According to the United States Department of Agriculture Soil Conservation Services Soil Report of Orange County, North Carolina, the predominant soil at the site consists of GeC and GeB Georgeville silt loam. This soil material is generally well drained and moderately permeable. Additional soil borings were taken by Trigon Engineering Consultants on December 20, 2005. The soil type is mostly sandy clays, as determined in accordance with the unified soil classification system, ASTM D -2488. Land Use: The existing use of this land is generally undeveloped hardwood forest. The zoning of this area is R -1 (Residential). The proposed use of this land is consistent with the Orange County Zoning Ordinance. 4, Wetlands: A Wetlands Survey was performed by Trigon Engineering Consultants.. (See the attached report dated December 23, 2005.) 5. Prime or Unique Agriculture Lands: No prime or unique agricultural lands are located at the site. This site is an undeveloped hardwood forest. 6, Public Lands, Scenic and Recreational Areas: The proposed site is not formally designated as park land, scenic, recreational or state natural areas,. 7. Areas of Archaeological or Historical Value: Review of the North Carolina Office of Historic Preservation data confirms that no known properties of architectural, historical or archeological significance will be affected by this project. 8. Air Quality: Currently, there are no sources of emissions or odors associated with this site other than the traffic movements to and from the existing surface parking lots and adjacent highways. 9. Noise Levels: Existing noise levels at the site are typical of the suburban background conditions. There are no significant sources of noise on this site or in the immediate vicinity. 10. Water Resources (Surface and Groundwater): Stormwater runs into the existing storm drainage system through the stream channel along the west and north sides of the parcel. This sub -basin system drains to Stony Creek. Groundwater was still not evident at the 25' boring termination, indicating that it is found deeper than 25'. M Corlev Redfoot Zack, Inc. Partnership Acaderny Alternative School January, 2006 11. Forest Resources: A hardwood forest is located at the new building site. Existing trees designated to remain will be protected during construction by the tree protection fencing which will be installed prior to any site clearing. 12. Shellfish or Fish acrd Their Habitats: There is a tributary of Stony Creek which runs from the west to the north side of the property. No new work wil be done in the stream area. 13. Wildlife and Natural Vegetation : This site was reviewed for according to the endangered plant and animal species lists as provided by the North Carolina Natural Heritage Program. No endangered species were found. Existing wildlife consists of the deer, squirrels and other species typically seen nr a hardwood forest.. Typical avian species are also present in the forested area. E. Predicted Environmental Effects of Project: 1. T'opogjaphy The topography of the site will be reworked in the building and parking lot areas only during the project development. The new slopes around the parking lots and buildings will not exceed 5 %. The site will be leveled for the building pad and parking area, and then an embankment will be created to meet existing grades at the north and east sides of the existing forest„ 2. Soils: Soils that are disturbed or moved during the grading operations will be primarily used in backfilling within the site. The construction process will not contaminate the soils. 3. Land Use: The new Partnership Academy Alternative School will be located adjacent to Storey Lane and the construction will only disturb 1.4 acres of the 20.5 -acre site. The project is consistent with the Orange County Zoning Ordinance and with land usage in the area.. 4. Wetlands: No work will take place within the jurisdiction of any Wetland areas, as determined on the site by the December 23, 2005, report by T'rigon Engineering Consultants, Inc, 5. Prime or Unique Agricultural Lands: This project will not impact any prime farmland. 6. Public Lands Scenic and Recreational Areas: There will be no impacts on public lands or State scenic, recreational or natural areas. 7. Areas of Archeological or Historical Value: There will be no adverse effect on historic properties or archaeological resources that are either eligible for or included on the National Register of Historic Places. Corley Redfoot Zack, Inc . January, 2006 Partnership Academy Alternative School 8 Air Ouali!y: The project will generate small quantities of fugitive dust and emissions from the construction equipment, These minor and transitory sources are expected to have no impact on offsite air quality. Open burning is not permitted. 9. Noise Levels: The primary sources of noise in the project's vicinity are suburban highway noises and the sounds from the adjacent middle school. The project will not substantially increase noise levels on adjacent property. Noise levels at the project's boundaries are minimized by the large undisturbed natural buffers to the Northeast and West of the property. 10. Water Resources: Although there are no water resources within the new sitework, construction activities may indirectly impact water resources located downstream. Impacts to the tributary to Stony Creek will be minimized by utilizing Best Management Practices for protection of surface water and erosion control features shown on the construction plan. Strict erosion and sedimintation controls must be maintained during construction of the project. , Permanent construction impacts include reduced infiltration and increased runoff as a result of additional areas of impervious surface, as well as soil compaction from construction activities. The use of engineered post- construction Best Management Practices and landscaping will minimize this permanent impact. Best Management Practices used on this project include bioretention areas, grass swales and level spreaders, etc. (see Exhibit #4), 11. Forest Resources: Forest resources will not be significantly impacted by this project due to the limited area of disturbance, i.e., only 1.4 acres out of the 20.8 acre site. 12. Shellfish or Fish and Their Habitats: Shellfish or fish habitats will not be impacted directly. 13. Wildlife and Natural Vegetation: There will be no effects on federally protected, threatened or endangered species, or on federal species of concern. 14. Introduction of Toxic Substances: No toxic substances will be introduced by the construction activities on the project.. F. Mitigative Measures: Water Resources: During construction of the facilities, minor silt runoff is anticipated; however, the runoff will be mitigated through the use of an approved Sediment Erosion Control Plan. Both the quality and quantity of post - construction stormwater runoff resulting 7 41 Corley Redfoot Zack, Inc. Partnership Academy Alternative School from additional impervious surface stormwater control devices, such as, storage, and inlet controls. G. References: January, 2006 area will be mitigated through the use of bioretention areas, infiltration areas, underground Natural Heritage Program List of Rare Plant Species of North Carolina 2004 Natural Heritage Program List of the Rare Animal Species of North Carolina 2004 Subsurface Explorations Report by 'Trigon Engineering Consultants, Inc., dated December 20, 2005. United States Department of Agriculture, Soil Conservation Services, "Soil Survey of Orange County, North Carolina ", June, 1977. Wetlands Survey by 'Irigon Engineering Consultants, Inc,, dated December 23, 2005. H. State and Federal Permits Required: An NCDENR Erosion Control Permit is required prior to beginning grading activities. No work shall take place at the site until an erosion control plan has been approved. I. Conclusion Statement: After preparation and review of this Environmental Assessment, it is anticipated that the responsible state agency will conclude that there is a Finding of No Significant Impact (FONSI), EXHIBITS (Attached) Exhibit #1: Overall Site Plan Exhibit #2: Existing Conditions Plan Exhibit #3: Enlarged Site Plan Exhibit 94: Grading and Storm Drainage Plan Exhibit 45: Site Location Map 050 8-fan. si 1.1 FAR y� to I � 4 yr i� 1 10 _ I o � r i M9 i Iml �1 �I R tl i� a @7R�;�G ¢8E'fRR`- SF��g9F9� •� Pf5 -��a �R�ae �a s 5 c a �9a 43 " PARTNERSHIP ACADEMY TERNATiVE I SCHOOL FOR ORANGE COUNTY C ORLEY RED FO ., .•• f •: iwPrrouvul+F musooxownnc O'T ZACK- K.,. ORANGE CowrtY SOIOOLi , IIIlL500POw11. 110RT1 CMOILIA N i � k f j r - � LI j� I• yii'I __ I' Ik � o I: 3Y � i Am nx P ; t - . 1 _ r 9 I. / o ` f , +a��G 9dnE E got5a ` e ppd ; .. •, r .�I i` M51 E : T : eE ri6GyI � 2 X.n! -80 leg, a ,E,3a 4. A s a jC�i4Y 6D GaY4 G x tl b� x p3 . r�•G8� oR � � E� nA I .0 Y I G& zoo iG p % PARTNERSHIP ACADEMY ALTERNATIVE iii {III{III i SCHOOL FOR ORANGE COUN`fY I.r I Ii IIW ST00.EY lANG111tJS000.0WI1 r1C CORLEY REDFOOT ZACK... 1), r nOao a 1{�•{IrI i oILLcrnUn Ci4 rmamcMOU „ r I!II'I,li I ° o� b I` ec 7i. 11 l 1 1 1; 1 l;+ c a ' &qg BB ; J I. + n Any 1 { 1 1 r� 11� 1: 11 8 1; �I p I' n jp ,1 1 1 I °ac -p AM :r9 '- CC l 1 1 1; 1 l;+ c a ' &qg BB ; J I. + n Any 1 { 1 1 r� 11� 1: 11 8 1; �I p I' n jp ,1 1 1 0.�. PARTNERSHIP ACADEMY ALTERNATIVE @ SCHOOL FOR ORANGE COUNTY SIG ImII S1UPEY W+C 11iLLS000.0VGIl NC I onnrc°minms +Dols n+us°o°oucu uo°m cnrtaur+n 45 CORLEY REDFOOT ZACK- °ac -p v c :r9 '- CC 0.�. PARTNERSHIP ACADEMY ALTERNATIVE @ SCHOOL FOR ORANGE COUNTY SIG ImII S1UPEY W+C 11iLLS000.0VGIl NC I onnrc°minms +Dols n+us°o°oucu uo°m cnrtaur+n 45 CORLEY REDFOOT ZACK- m a +J agi5a @xEgPgt= �qa�.� &ys� g b � n G 51 '-Pi'l 141 "Tipi U El a eo p i I . , I � I 9` I — �-- AAAH 'm m .I 1 � F fl SCHOOL FOR ORANGE COUNTY IIXO S'masvwre nitunoaow�A iK a a W zAn � §. - 4 Q I ♦♦��'Y•,'��t�1 Ilt';�;I'�� 1 F� ORNICECOVIRY soaD1m SCtC cuat.wn n m e nwsoaaovcn � 1 .r �r I I , li fl 1 rn AABBIABAGAAI Ail j ABAAGA96AAAIGAIIi AAA all AABaA19999 1 AAAa AAaAaAl�aau© 9G91�IBBOB1169�314i . +J agi5a @xEgPgt= �qa�.� &ys� g b � n G 51 '-Pi'l 141 "Tipi U El a eo p i I . , I � I 9` I — �-- AAAH 'm m J m I i I . W. .I 1 � F fl SCHOOL FOR ORANGE COUNTY IIXO S'masvwre nitunoaow�A iK a a W zAn � §. - 4 Q I ♦♦��'Y•,'��t�1 Ilt';�;I'�� 1 F� ORNICECOVIRY soaD1m SCtC cuat.wn n m e nwsoaaovcn � 1 .r �r I I , li fl 1 rn J m I i I . W. •\`�"��` CORLEY REDFOOT ZACKK t _ PARTNERSHIP ACADEMY ALTERNATIVE •\`�"��` CORLEY REDFOOT ZACKK PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL FOR ORANGE COUNTY IIXO S'masvwre nitunoaow�A iK a a W zAn � §. - 4 Q 4 Zz c ♦♦��'Y•,'��t�1 Ilt';�;I'�� 1 I' ORNICECOVIRY soaD1m SCtC cuat.wn n m nwsoaaovcn •\`�"��` CORLEY REDFOOT ZACKK 47 Perk, _7 L o -- un( 114 u DS6, it .s It I it if 7, L J 7 "79 oc'. iI'11' k rg If It Ziv 0, -Al I 7 sl It -hi It 0, it 19 -A —5 'JO New' "A -F 7 If SCALE SOURCE: 1968 (Photorevised 1981) USGS 2,01 Topographic Map, Hillsborough Quadrangle 1010 Storey Lane Orange County, North Carolina TRIGON Trigon Project No. 042-05-204 Trigon Engineering Consultants, Inc FIGURE 313 Gallimom Dairy Road Site Location Map Oreensharo. North Carolina 27409 ENGINEERINQ CONSULTANTS, INC. csince,,.� 1983 ,WW Jrigoneng.com P.O. Box 18846 • Zip 27419 -8846. 313 Gallimore Dairy Road • Greensboro, NC 27409 • p 336 668.0093 • f 336,668 3868 December 23, 2005 Mr.. Mike Harnmersly Corley Redfoot Zack RO. Box 2368 Chapel Hill, North Carolina 27515 Reference: Wetlands Survey 1010 Storey Lane Orange County, North Carolina Trigon Project No. 042 - 05-204 Dear Mr, Hammersly: CORLEY ' REOEOOTZACIUNC. =272M nrv+n;;rn Trigon Engineering Consultants, Inc. (Trigon) is pleased to provide this report of the survey for wetlands at the referenced site. This report summarizes our field methods, observations, and conclusions. BACKGROUND The 20.8 acre site is located north of Storey Lane and east of NC 86 in Orange County, North Carolina (Figure 1).. The property primarily consists of mixed hardwood and coniferous woodlands.. A small stream channel crosses the western portion of the property flowing into a pond at the northern property boundary. Figure 2 is a site survey drawing which shows the location of the pond and stream as well as the property limits and topography at the site. Figure 3 is a satellite image showing the general site conditions. WETLANDS The site was visited on December 20, 2005 for the purpose of identifying conditions supporting wetlands within the property boundaries. The methodology used to identify areas suspected of having conditions to support wetlands included walking the suspected areas to observe existing vegetation, soil characteristics, and hydrology. Wetlands are defined by the U.S. Army Corps of Engineers and the United States Environmental Protection Agency as "those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal circumstances, do support a prevalence of vegetation typically adapted for life in saturated soil conditions." In order for an area to be classified as wetlands, hydrophytic vegetation, hydric soils, and wetlands hydrology indicators must be present. Thank you for our Success. December 23. 2005 49 Flammersly, Corley Redfoat Zack -^ ,A^ Trigon Project No. 042 -05 -204 Identification of wetlands was based on the 1987 Corps of Engineers Wetland Delineation Manual. Hand auger soil borings were performed to observe soil and hydrology at multiple locations at the site. No areas characteristic of wetlands were observed within the property limits. STREAMS Based on our observations at the site, an intermittent drainage feature is located in the western portion of the property . The stream channel originates at a stormwater pipe under NC 86 at the western property the site (Figure 2). It is our opinion that the unnamed boundary and flows to the northeast acros s tributary to Richland Creek would be considered jurisdictional "Waters of the United States" regulated under Section 404 and Section 401 of the Clean Water Act, the discharge ofbdredged SorCfill Section 401 is administered by the DWQ• P' !3 material into "Waters of the United States," and ensure State Water Quality Standards are maintained. Any impacts to the stream may require permitting. Impacts may in such activities as placing fill within the stream banks, temporary or permanent stream crossings, and USACE be contacted pi i to review ih channel. It is our recommendation that representatives of DWQ rience this is most beneficial in the planning stages, because existing conditions at the site. In our expe affect the layout of the site and if not initiated in the infancy of the project the the results can often aff permitting process could delay construction: CLOSURE Trigon Engineering Consultants, Inc. appreciates the opportunity to be of service during this phase of your project.. Please contact Chris Hay if you have any questions concerning the content of this letter. Sincerely, TRIGON ENGINEERING CONSULTANTS, INC. U\ , (Lf Christopher W. Hay, E.1 Environmental Manager CW H /CDN:mes Attachments ,r104201p ojects12005104205204V ,4205104.doc Page 2 TRIGON ENGINEERING CONSULTANTS, INC. �^ ans 50 CORLEY REDFOOT ZACKINC ARCH[ I E C r S • E N G I N E E R S • P L A N N E R S December 20, 2005 PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL FOR ORANGE COUNTY SCHOOLS 1008 Storey Lane Hillsborough, NC RESOURCES MANAGEMENT PLAN A. Protection of natural resources, i e., habitat maintenance, existing vegetation and mitigation of environmentally sensitive areas: 1. The project is adjacent to existing Storey Lane and therefore utilizes the existing Storey Lane roadway to provide access to the site. This siting eliminates the need for additional access roads. The location of the proposed site is along the southwestern edge of the property on existing road frontage (NC 86 and Storey Lane), allowing the remaining 18 5 acres to remain intact, Disturbance of the site is limited to areas already developed along the roadways, The remaining unbroken tract of land creates a large area for animal habitat and protects sensitive areas, such as, the drainage way, intermittent stream which flows under NC 86 and through the site. B. Ownership and maintenance of open spaces: 1. All open spaces on the site will be owned by Orange County. Landscaped buffers and stream buffers are available throughout the site. C. Solid Waste Plan Storrwater Management Plans: 1. Stormwater management will be provided by the installation of a bioretention area on the northwest coiner of the proposed construction site. This water treatment facility will treat runoff from the building and parking lot areas. A grass -lined Swale is provided around the buildings and parking areas to further treat runoff prior to its release through a level spreader or the bioretention area. Erosion control is provided by a sediment basin and skimmer at the location of the future bioretention area and silt ditches and fences which direct flow and contain it on the site. This Stormwater Management Plan as provided will result in removal of 85% of the total suspended solids, as required by the State of North Carolina 2. The Solid Waste Management Plan at this facility will incorporate the trash and recycling facilities on the Stanback Middle School site, which is located south of the project on Storey Lane. Stanback's existing trash dumpster and recycling carts will be available for waste and recycling items generated by the Alternative School. D. Handling of land - clearing debris: 1. The construction of the school will include the requirement for chipping and grinding of the land - clearing debris and utilizing it as mulch around the project and its adjacent site. Michael t. Hanunersley, PE 0508 -rmp PO Box 2368 • Chapel Hill, NC 27515 -2368 • (919) 942 -8586 Ielephone • (919) 929 -4802 Fax DRAFT 1 MINUTES 2 ORANGE COUNTY PLANNING BOARD 3 FEBRUARY 1, 2006 4 REGULAR MEETING 5 6 MEMBERS PRESENT: Jay Bryan, Chapel Hill Representative (Chair); Theodore (Ted) W. Triebel (Vice - 7 Chair), Little River Representative; Craufurd Goodwin, Hillsborough Representative; Michelle 8 Kempinski, Cedar Grove Township at Large; Sam Lasris, Cedar Grove Township At Large; Renee Price - 9 Saunders, Hillsborough Township at Large; Brian Dobyns, Cheeks Township Representative; Bernadette 10 Pelissier, Bingham Township; Jeffrey Schmitt, Cedar Grove Township 11 12 MEMBERS ABSENT: Sandra Johnson Quinn, Eno Township 1.3 14 STAFF PRESENT: Craig Benedict, Planning Director; Tom Altieri, Comprehensive Planning Supervisor; 15 Robert Davis, Current Planning Supervisor; Sherri Ingersoll, Administrative Assistant II; Glenn Bowles, 16 Planner H, Eddie Kirk, Planner II 17 18 Other Attendees: George McFarley, Asst. Superintendent, Orange County Schools; Michael 19 Hammersley, Corley, Redfoot and Zack; Ken Redfoot, Corley, Redfoot and Zack; Jean Corbett, Citizen; 20 Cluistopher Tadevich, Citizen; Barry Corbett, Citizen 21 22 AGENDA ITEM #1: CALL TO ORDER AND ROLL CALL 23 24 AGENDA ITEM #2: INFORMATIONAL ITEMS 25 a. Next Regular Planning Board Meeting scheduled for Wednesday, March 1, 26 2006 27 b. Planning calendar for February and March 2006 28 c. Joint Public Hearing on February 27 regarding the Land Use Element 29 30 AGENDA ITEM #3: CONSIDERATION OF ADDITIONS TO AGENDA 31 32 Bernadatte Pelissier: While this is not an actual addition to the agenda, I would like to see if we could 33 have an update or report on the USGS report, which I haven't seen and would appreciate getting a copy, 34 on recharge rates. I know that recharge rates vary a lot from place to place in the County, and was 35 wondering how this might affect the Land Use Plan update. Should something else should be considered 36 in areas where the recharge rates may be lower? Water resources are very much driving this update any 37 way, and I don't feel that I have a complete understanding if we should be looking at something else. 38 39 Jay Bryan: I think all of us share that feeling, and appreciate your bringing it up at this time. Ted and I 40 had some discussions with Staff about putting an item on this agenda to follow up on our discussion from 41 last month's report, and Craig has a handout to give us this evening. Is it the desire of the Board to have 42 that item brought back for the next agenda? I don't recall how we left it last meeting, but we asked Staff 43 to follow up on questions we posed about the information we received. 44 45 Ted Triebel: I believe that we left it that we would be appreciative and amenable to Don Cox coming 46 back at some time, and would like to know the outcomes of the task force recommendations from Staff. 47 48 Renee Price - Saunders: Can we get some information with regards to the water thresholds, and legislation 49 ideas as to what can be done to use water resources as a criteria for evaluating subdivisions? 50 51 Jay Bryan: Are there any other thoughts as to what information we would like? 51 DRAFT 153 Renee Price - Saunders: There was no meeting, but there is an issue, which may be coming before the 154 Board of Adjustment or the Planning Board.. This deals with a renovation of a historic building that needs 155 to go through a lengthy review process because the building is sitting within the setback area, and a 156 variance would be needed to complete the work,. 157 158 Jay Bryan: Do you want the Planning Board to review this issue? It sounds like an important issue for us 159 to help resolve favorably to preserve historic buildings,. 160 161 Renee Price- Saunders: Dave Stancil (ERCD) was at the meeting, and he may be discussing this with 162 Craig. 163 164 Robert Davis: We have been discussing an issue on St. Mary's Road, but will talk with Dave to get an 165 update. 166 167 c. Efland /Mebane Small Area Plan Task Force 168 Brian Dobyns: 'There was no meeting, but the next meeting is scheduled for Feb. 28 at the Ruritan Club,. 169 170 Craig Benedict: 'The draft report will be going out prior to the meeting, so it can be reviewed by the 171 committee at the next meeting. The report will then be presented to the BOCC in early March, and a 172 community outreach meeting in mid - March. 173 174 d. T DR Task Force 175 Renee: The next meeting is next week. 176 177 Jay Bryan: Does this Task Force have full membership? 178 179 Renee Price- Saunders: Yes, but we need involvement from Chapel Hill and Canboro. 180 181 Craig Benedict: There has been interest from both areas. 182 183 Renee Price- Saunders: The Task Force would like their representatives present before any 184 recommendations can be made. 185 186 Jay Bryan: Thank you all for serving on these various committees and task forces. 187 188 AGENDA ITEM #7: PRESENT'A'TION ON PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL FOR 189 ORANGE COUNTY, CLASS A SPECIAL USE PERMIT' 190 Presenter: Eddie Kirk, Planner IT 191 192 Eddie Kirk: You may want to refer to the biological inventory, which was just passed out prior to the 193 meeting. The proposal is for an Alternative School in Orange County on a 20.8 acre tract, directly across 194 from Stanback Middle School on NC 86 and Storey Lane. The proposal's Phase 1 is for a school 195 building, including classrooms and office space. There are 19 parking spaces shown, with a school 196 capacity for 50 children. Phase 2 will include tennis courts and a softball field, which are across from the 197 fields at Stanback. The proposal is for the school year opening in 2006 -07. The packet includes a small 198 version of the site plan. The Planning Board tonight is to hear the staff recommendations and make their 199 recommendations to the BOCC. The resolution of approval is on p, 24 -25. Staff'requests 200 recommendation to the BOCC for the item to be heard at the upcoming Public Hearing. (read findings) 201 202 Renee Price - Saunders: The tennis courts, will they be shared facilities? 203 12 52 DRAFT 204 Eddie Kirk: Yes. 205 206 Renee Price - Saunders: Where will the students be coming from, and what will be their .:ges? 207 208 George McFarley: The students who would attend the school come from all over the County, not from 209 one particular area. They will be middle and high school age. 210 211 Renee Price - Saunders: What would be the criteria? 212 213 George McFarley: We are required by law to have an alternative setting for students (the traditional 214 classroom may not be ideally suited) such as suspended students. 215 216 Renee Price- Saunders: Regarding the traffic impact, in the future, with Walmart and Home Depot traffic 217 getting worse, you may want to consider the increased traffic. Also, on the last page of the resolution, the 218 date needs to be corrected from 2004. 219 220 Ted Triebel: I'd like to make a point of order. Did the BOCC designate tonight as the date for us to make 221 a recommendation? 222 223 Eddie Kirk: My understanding is that the item will be going to Public Hearing on February 27. 224 225 Ted Triebel: Were we directed to make the recommendation tonight? My understanding from the Zoning 226 Ordinance, Section 8.4,6, the Planning Board should have direction from the BOCC, or have three 227 meetings to decide. I don't see that we have been asked for direction from the BOCC. 228 229 Robert Davis: That portion of the Zoning Ordinance pertains to procedures regarding rezoning issues, 230 generally. In those cases, it goes to Public Hearing first, then back to the Planning Board for 231 recommendation, so there is time for consideration. With this situation, the Public Hearing is already set, 232 and will be the first opportunity for the BOCC to hear the issue, so they haven't had an opportunity to 233 direct the Planning Board, 234 2:35 Craig Benedict: On February 9, the BOCC will add this to the Public Hearing agenda, therefore, in order 236 for your recommendation to occur, it would have to occur before the legal ad is approved. So, indirectly, 237 they have added this to the Public Hearing agenda, prompting action from the Planning Board now. 2:38 239 Ted Triebel: With regard to condition #1 — sewer' and water line extensions. On page 2, it states that no 240 extensions are needed., 241 242 Eddie Kirk: The water and sewer lines are in place, but the service lines need to be pulled over to the 243 actual site. 244 245 Ted Triebel: Regarding the number of parking places, there are no student parking places shown. Will 246 the students use the Stanback parking spaces? 247 248 George McFarley: No, all students attending the alternative school will be transported by bus. 249 250 Renee Price- Saunders: Then, why do you need 19 spaces? 251 252 Ted Triebel: Additional spaces are probably needed for visitors and staff. Also, on page 11, the 253 estimated water usage appears to be for Phase 1, and does not include the expansion. If additional 254 students are added, more water will be used.. 53 DRAFT 255 256 Michael Hammersley: The estimates are based on the number of bathrooms, which will not be increased. 257 The larger number has been assumed for usage. The additional phase would be multi- purpose space. 258 259 Ted T'riebel: On page 16, regarding nitrogen levels. What does that mean? 260 261 Eddie Kirk: 'That can be better answered by the engineer. 262 263 Ted Triebel: Page. 20 shows `elementary, middle and high school' usage, but George has said that only 264 middle school and high school students will be served. 265 266 Jay Bryan: Any other questions? 267 268 Sam Lasris: Given the large number of available space in Orange County, can this facility be placed in an 269 already constructed space, given the small size? 270 271 George McFarley: Right now we are using a portable unit off Tryon Street, and are required by June 272 2006 to relinquish this facility back to the County, so we needed to locate another location. 'The school 273 district has had numerous public hearings since 2003 to address this issue, and looked at numerous 274 facilities, but the locations were rejected. The school district had purchased this property a number of 275 years ago, so we identified this as the best location. 276 277 'Ted Triebel: I went to a couple of the hearings, and I'm excited about his happening. It's been in the 278 works for 10+ years, and the school district needs it. 279 280 Renee Price - Saunders: I'd like to echo that, as this is to help to see that our children don't fall through the 281 cracks, and it is close to another school so they do don't feel alienated. 282 283 Michelle Kempinski: In the biological inventory, it shows that the cultural resources report is expected 284 and available within a few weeks. When will this be available? 285 286 Mike Hammersley: We expect it to be available before the Public Hearing. We appreciate the 287 opportunity to bring this project to you tonight. As stated before, the Special Use Permit is a two phase 288 project for development on the 20 „8 acre tract. Currently, there is one facility on the property, which is a 289 Community Relations Building, which was a small house that had been converted. At the present time, 290 the need is f'or the alternative school, which is Phase 1. The existing building's driveway can be shared 291 with the new school. We are trying to provide the facility as close to Storey Lane as possible, and reduce 292 the amount of impervious surface. We have defined buffer lines, and minimize the effect on the forestry. 293 The letter from the Cultural Resources report will be coming shortly. We've done a lot of work on the 294 site to protect it as much as possible. With regard to the nitrogen loading, there is a stormwater 295 management requirement for the County. Our level is significantly below the maximum number. We 296 only have about 1.84 acres of impervious surface, including the existing facilities. The total disturbance 297 in Phase 1 is 1.2 acres. 298 299 Brian Dobyns: Is Phase 2 the limit of what will be allowed on the site? 300 301 Mike Hammersley: Under this Special Use Permit, yes. 302 303 Brian Dobyns: Is there potential for additional buildings or future use of this property? 304 M DRAFT 305 Mike Lammersley: There are no additional plans at this time. We're not sure what the Future will bring. 306 There's been no identification of additional uses. 307 308 Brian Dobyns: With regard to the sediment pond, is there any long term maintenance? 309 310 Mike Hammersley: The sediment pond is temporary during construction, and will be converted into the 311 bio- retention pond area, and the maintenance requirements will be done by the school system. 312 313 Brian Dobyns: The biological inventory - the vascular plants; will they be reevaluated at the next phase, 314 since this is not the season for those types of plants. 315 316 Mike Hammersley: Yes. 317 318 Brian Dobyns: There are no State natural areas within a mile of the site. I thought that there is County :319 site nearby. 320 321 Mike Hammersley: We'll look into that. 322 323 Sam L.asris: What's the timeline between phase 1 and phase 2? 324 325 Mike Hammersley: Right now, we are trying to get phase 1 done by this fall. Phase 2 does not have an 326 actual schedule, but will be within the next 3 -5 years. 327 328 Sam Lasris: Are recreational activities a part of the curriculum? How will they fulfill that? 329 330 George McFarley: They will be transported off site to various locations that are County or school owned. 331 332 Cranford Goodwin: Why is the cleared area so large? 333 334 Mike Hammersley: It reflects the grading requirements to make the area flattened out due to the 335 topography. They will be lawn areas that will be reseeded, and plants and shrubs planted. 336 337 Renee Price - Saunders: The extension — when will that happen? 338 339 Mike Hammersley: Probably not for 3-5 years. 340 341 Renee Price - Saunders: Is the extension to accommodate more students or provide more facilities? 342 343 George McFarley: The facility will be adequate to house the current need for students. The expansion 344 would help house 75 -100 students. 345 346 Renee Price- Saunders: Will any of the area be used for recreation? 347 348 George McFarley: Right now, Stanback's cross country team has a track across the property, which can 349 be used by students. Other types of activities will also be necessary. We met with much public resistance 350 to house the school on existing school property. 351 352 Jay Bryan: With regard to the biological inventory, if we decide to keep the findings as `draft', will that 353 prevent it from going to public hearing? 354 55 DRAFT 355 Eddie Kirk: It would still go to Public Hearing. If you find there are problems with the inventory, you 356 can note that in your recommendation. 357 358 Jay Bryan: Conley, Redf'oot and Zack has stated that the impacts on Stoney Creek would be minimized 359 due to Best Management Practices. Does the County have a set of Best Management Practices? 360 361 Craig Benedict: The sedimentation and erosion control division does have a variety of practices that are 362 recommended. These will be monitored during the construction phase. 363 364 Craufurd Goodwin: The nearest historic resources are shown to be in Hillsborough or Chapel Hill.. 365 Blackwood Farm, which the State purchased, is quite near. Is that not a historic resource? 366 367 Robert Davis: We can check on that before the Public Hearing. 368 369 Renee Price - Saunders: In the future, can you show the resolution as "draft"? This will help avoid 370 confusion by the public. 371 372 Craig Benedict: Yes. 3'73 374 Jay Bryan: We, as a Board, need to vote on the findings first, then the recommendations. Is there a 375 motion? 3'16 377 MOTION by Ted T'riebel to accept the findings on page 23, Exhibit A, f'or the Special Use Permit. 378 379 Robert Davis: As it is written, there is a negative finding on the biological inventory. 380 381 T'ed'Triebel: Please change that to "yes" on letter f on p. 11. 382 383 Seconded by Renee Price - Saunders. 384 385 Renee Price- Saunders: On p. 15, item 2, fences are shown on the plan but not discussed. 386 387 Mike Hammersley: Those fences are temporary silt or clearing -limit fences.. They are not permanent. 388 389 VOTE: Unanimous 390 391 Jay Bryan: Regarding the staff recommendations for the Special Use Permit conditions. Is there a motion? 392 393 Renee Price - Saunders: The spelling of `Story' is incorrect. 394 395 MOTION by Ted Triebel to recommend to BOCC f'or approval subject to the questions discussed. 396 Seconded by Renee Price - Saunders. 397 VOTE: Unanimous 398 399 AGENDA ITEM #8: CONSIDERATION OF THE ORCHARD SUBDIVISION CONCEPT PLAN 400 Presenter: Glenn Bowles, Planner II 401 402 Jay Bryan: Thanks, Glenn, for summarizing the changes. 403 404 Glenn Bowles: 'Phis item was tabled last month, so that the applicant could make some adjustments to the 405 plan. Now, the development is 61.5 acres. The Tanaka tract is not included in the plan, and the other 56 Orange County Schools 200 East King Street Hillsborough, NC 27278 George McFarley, Jr., Ed.D. (919) 732 -8126 Associate Superintendent for Support Services (919) 732 -8120 Fax george.mcfarley@orange.kl2.ne.us February 14, 2006 Orange County Planning Department P.O. Box 8181 Hillsborough, NC 27278 ATTN: Mr. Robert Davis RE: Partnership Academy for Orange County Schools Storey Lane, Hillsborough, NC REQUEST FOR EXPEDITED REVIEW Dear Mr. Davis: The purpose of this letter is to request that the above - referenced project receive an expedited review for its Special Use Permit application, The need for this expedited status comes from the fact that the Partnership Academy is currently housed in a leased modular building at a remote downtown location. The completion of this project by the start of the 2006 -2007 school year will give the Partnership Academy a permanent home adjacent to other school facilities. , Please call me if you have any questions or need further information Sincerely, eZ George McFarley, IZ' Jr.. 57 58 ORANGE COUNTY SMART GROWTH ATTRIBUTES FOR USE WITH PRIVATE AND PUBLIC PROJECTS (UNADOPTED) PARTNERSHIP ACADEMY ALTERNATIVE SCHOOL FOR ORANGE COUNTY ENVIRONMENTAL PROTECTION Water Reuse Water is provided by the Town of Hillsborough. It is not known at this tirne whether water will be reused for the building or the recreation fields. Solar Lighting and Heating Design characteristics of the school including possibilities of Solar lighting and heating will be considered with orientation and design. Environmental Protection Tree protection fencing will be provided along the edge of all land clearing to provide protection for existing vegetation. Undisturbed 50 -foot stream buffers are provided for on the site plan. The Environmental Assessment submitted by Corley, Redfoot and Zack, Inc. recommends a Finding of No Significant Impact ( FONSI). The applicant's FONSI concludes that the project would result in no significant environmental impact. Xeriscaping Drought tolerant species of plant materials such as Red Maples and Wax Myrtles are proposed for landscaping. Recreation and Open Space Minimal disturbance of the site is proposed. Construction is limited to 1.4 acres of the 20.8 -acre site for Phase I. Future disturbance for the tennis courts and softball field will disturb another 2.5 acres. TRANSPORTATION • Pedestrian Friendly and Connectivity Sidewalks will be provided along the front of the school and out to NC 86. • Public Transit (Park- and -Ride Lots) School buses will provide transportation for the students. A park -and -ride lot is not proposed at this time. • Bicycle Plan A bicycle plan is not proposed since all students will be bused to and from the site. • Internal Traffic Capture Internal access and circulation is from Storey Lane which leads out to NC 86. • Reduced and Shared Parking Students will be bused to the site encouraging reduced and shared parking with Stanback Middle School. A total of 19 spaces are proposed for parking with future parking indicated if needed. 3 %Con arobonslvz Plannuug Ur:`.6FlJE 2pi16 Public Hounnm Fob QPli`d°alinci..h'p, I$c duc 59 Innovative Transportation and Traffic Systems (Transportation Demand Management) All students will be bused to and from the site thereby reducing the number of vehicles using highway facilities. Access Management Access Management is proposed by providing one -way traffic movement through the parking area creating a smooth traffic flow. No direct access to major roadway corridors is proposed. COMMUNICATION • Stakeholder Involvement Numerous public hearings and meetings have been held to decide the location and to receive feedback from the community. • Public /Private Partnerships The school is a public project undertaken by the Orange County School Board. LAND USE Community Use /Events Classrooms will be large enough to provide meeting rooms when school is out. Parking can also be used by the public for activities at this school or at Stanback Middle School. Joint Use /Mixed Use Coordinating the location of similar uses allows for the sharing of necessary facilities. In this case both schools can share existing, and proposed future, facilities without having to incur additional expense to develop them. Compatibility with Adjacent Uses The proposed school is compatible with the adjacent Stanback Middle School to the south. BUILDING AND SITE DESIGN • Value Engineering The building has been designed to allow for internal renovations without heavy maintenance costs or requiring the applicant to incur major construction costs associated with a renovation project. • Low Maintenance /Life Cycle The design of the building reduces the overall maintenance needs of the facility.. • Crime Prevention Through Environmental Design (CPTED) The overall layout of the proposed facility reduces the potential for crime in that parking facilities are located in front of the building and under proposed outdoor parking lot and security lighting which maximizes natural visibility. • No Light Pollution Lighting shall include full cutoff fixtures and foot - candle measurements at the property line will not exceed 0.5 foot candles. 13,,:owpr hertvi eIIli in no Public l loo intqs'.Fmh_, ONWlartnushpAll9chucl 1rirtGrC %ihPi .p1,sP rtn,)i shipf USO, fDc 60 • Recycling and Recycled Products Recycling facilities will be shared with Stanback Middle School. Stormwater and bio- retention are considered through Erosion Control measures. Compact Design The building has been designed to provide minimal site disturbance and concentrate the amount of impervious surface into a small area of the property. • Shared Facilities Shared facilities such as parking and athletic facilities have been considered. • Parking Lot Design The parking lot has been designed to provide one way traffic flow and be compatible with the existing traffic pattern at Stanback Middle School to the south. CONSTRUCTION Low Impact Design Low impact design is provided by rninimal disturbance of the 20.8 -acre tract. Erosion and Sediment Control (Stormwater, Bio- retention) Stormwater and bio- retention are considered through erosion control measures on the site. Use and Reuse of Existing Infrastructure The school will be using existing water and sewer lines already extended to the Stanback Middle School and Storey lane which is an existing road also serving Stanback Middle School. •, 1Co i.. al ;n; n: t hn.uny C)w`G ULllvu6 [ 011C I Iconar¢ 'Pel> doc