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Agenda 09-04-2025; 5-a - Zoning Atlas Amendment – 4809 Friends School Road, Durham, Chapel Hill Township
1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: September 4, 2025 Action Agenda Item No. 5-a SUBJECT: Zoning Atlas Amendment — 4809 Friends School Road, Durham, Chapel Hill Township DEPARTMENT: Planning and Inspections ATTACHMENTS: INFORMATION CONTACT: 1. Application, including Site Plan and Lauren Honeycutt, Planner II, 919-245-2598 Supplemental Materials Cy Stober, Planning & Inspections Director, 2. Staff Report (919) 245-2592 3. Notification Materials and Certification Taylor Perschau, Current Planning and Zoning 4. Neighborhood Information Meeting Manager, 919-245-2597 Materials 5. Development Advisory Committee and Courtesy Review Comments 6. June 4, 2025 Planning Board Minutes and Signed Statement of Consistency 7. Statement of Consistency 8. Statement of Inconsistency 9. Ordinance Approving Zoning Atlas Amendments, Including Proposed Conditions PURPOSE: To hold a public hearing, receive the Planning Board and staff recommendations, and public comment, close the public hearing, and consider action on a Zoning Atlas Amendment to rezone +/- 110.456 acres (PINs: 9892-31-0306, 9892-22-7326, 9892-20-2052) located at 4809 Friends School Road, Durham, within the Chapel Hill Township of Orange County. The proposed rezoning is: FROM: PDHRB (Planned Development Housing - Rural Buffer); RB (Rural Buffer) TO: NR-CD (Non-Residential Conditional District) BACKGROUND: A Conditional Zoning Atlas Amendment application (Attachment 1) was received proposing to rezone approximately 110.456 acres of property at 4809 Friends School Road, Durham, to 1) bring the existing school into compliance with the current Unified Development Ordinance (UDO); and 2) allow for future expansion as enrollment increases. The parcels' current zoning is Rural Buffer (RB) and Planned Development Housing - Rural Buffer (PDHRB). Planned Development (PD) was a zoning technique prior to 2011 when it was replaced with Conditional Use Districts (CUD). CUDs were replaced with Conditional Districts in 2020, as a result of the North Carolina General Statute (NCGS) 160D amendments which removed CUDs as a possible technique. The "H" in PDH-RB stands for Housing; the RB stands for Rural Buffer. The nomenclature followed the requirements of the regulations at the time. 2 There are a number of Planned Developments in Orange County and they may continue to operate under the approvals they received. All application materials can be found on the Permit Portal. The Staff Report at Attachment 2 contains additional information, maps, and analysis with regard to the application's consistency with County adopted plans. Approval of a site-specific plan is part of the conditional district rezoning process, and the site plan and any agreed-upon conditions are binding to the development permitted for the zoning district. Basic Review Process: A conditional district rezoning application requires submission of a site plan and other documents, in accordance with Section 2.9.1(C) of the UDO. Sections 2.8 and 2.9 of the Orange County LIDO require the following review: • FIRST ACTION — Application is sent for courtesy review. STAFF COMMENT: This property is located within the Joint Land Use Planning Area (JPA) as defined by the Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan. County staff provided application materials to Town of Chapel Hill Planning staff on March 12, 2025. Town staff reviewed the materials and had no comments. • SECOND ACTION —Applicant holds a Neighborhood Information Meeting (NIM). STAFF COMMENT: The NIM was held on May 7, 2025, at 7 p.m. at the Lower Library of Carolina Friends School. • THIRD ACTION — The Planning Board reviews the application at a regular meeting and makes a recommendation to the Board of County Commissioners (BOCC). STAFF COMMENT: The Planning Board reviewed this application at its regular meeting on June 4, 2025, and unanimously recommended approval of the zoning application, as presented. • FOURTH ACTION — The BOCC receives the Planning Board and staff recommendations at an advertised public hearing and makes a decision on the application. STAFF COMMENT: The public hearing is scheduled for September 4, 2025. Proposed Site Plan and Conditions Per Section 2.9.1 (F) (3) of the LIDO, mutually agreed upon conditions can be imposed as part of this process if they address: a. The compatibility of the proposed development with surrounding property, b. Proposed support facilities (i.e. roadways, and access points, screening and buffer areas, the timing of development, etc.), and/or c. All other matters the County may find reasonable and appropriate or the petitioner may propose. Orange County Development Advisory Committee staff has recommended the imposition of conditions, as included in the Ordinance in Attachment 9. A formal site plan is required as part of a conditional rezoning application and has been submitted (Attachment 1). The Zoning Atlas Amendment with a site-specific plan was initiated 3 by Civil Consultants, Inc., on behalf of Carolina Friends School and the Peter and Martha Klopfer Life Estate, in order to bring the existing school site into compliance with the Orange County LIDO and to allow for future development as displayed within the submitted site-specific plan. The existing school has approval for operation by a Special Use Permit, but to continue providing education facilities for all ages of students, future development to expand the campus necessitates the approval of a zoning atlas amendment to both bring the school use into compliance with the current UDO and allow for the increased intensity of the use. The proposal will not change the existing use of the parcels and will allow the school to expand as proposed in response to population growth in the County. The proposal will not require the use of public utilities, as the site is served through private onsite wells and a private onsite treatment plant and irrigation system. Additional background information related to this request is contained in the Staff Report (Attachment 2). Public Notification: In accordance with Section 2.8.7 of the UDO, notices of the Public Hearing meeting were mailed via first class mail to property owners within 1,000 ft. of the subject parcel. These notices were mailed on August 22, 2025, 13 days before the meeting. Staff also posted the subject parcel with a sign on August 22, 2025, 13 days before the meeting. See Attachment 3 for the notification materials. Planning Board Recommendation: The Planning Board reviewed the Zoning Atlas Amendment at its June 4, 2025 regular meeting. At this meeting the Board voted unanimously to recommend approval of the Statement of Consistency (Attachment 7) and the proposed Zoning Atlas Amendment (Attachment 9). The minutes from the meeting, as well as the Board's signed statement of consistency, are included in Attachment 6. Agenda materials from the meeting can be viewed at: https://www.orangecountync.gov/AgendaCenter/ViewFile/Agenda/ 06042025-2275 Planning Director's Recommendation: The Planning Director recommends that the Board of County Commissioners: 1) Consider the matter for action; 2) Acknowledge that legally-sufficient public notice was given for the application and this meeting, in accordance with State law and the Orange County UDO; 3) Review the staff report (Attachment 2), featuring analyses of UDO compliance, impact of the use to the surrounding area, safety and efficiency of land use, and consistency of the application with the Orange County's adopted plans; 4) Allow for the applicant's presentation of materials; 5) Conduct the public hearing, receive public comments, and consider the Planning Board recommendation; 6) Close the public hearing; and 7) Vote to Approve the Statement of Consistency (Attachment 7) and Zoning Atlas Amendment Ordinance (Attachment 9). OR Vote to Deny the Zoning Atlas Amendments, including a statement as to why the application is not reasonable and/or not in the public interest, as detailed in the Statement of Inconsistency (Attachment 8). FINANCIAL IMPACT: This request has been reviewed by various County departments who have determined that the approval of the request would not create the need for additional funding for the provision of County services. Costs associated with advertising, including the 4 public hearing notice and mailings, were paid by the applicant in accordance with the 2024-25 Current Planning Application and Review Fees. ALIGNMENT WITH STRATEGIC PLAN: This item supports: • VISION STATEMENT — We are a diverse, inclusive, and healthy county working together to strengthen our community and enhance the quality of life for all residents. • GUIDING PRINCIPLE — COMMUNICATION AND AWARENESS We provide information and opportunities for engagement in a transparent manner so that all in our community have knowledge, understanding, and a voice. RECOMMENDATION(S): The Manager recommends the Board- 1. oard:1. Conduct the public hearing and receive the Planning Board and staff recommendations and public comments; 2. Close the public hearing; and 3. Vote to Approve the Statement of Consistency (Attachment 7) and Zoning Atlas Amendments (Attachment 9). OR Vote to Deny the Zoning Atlas Amendments, including a statement as to why the application is not reasonable and/or not in the public interest, as detailed in the Statement of Inconsistency (Attachment 8). 5 Orange County Planning & Inspections Department ORANGE COUNTY 131 W. Margaret Lane, Suite 200, Hillsborough, NC 27278 NORTH CAROLINA 919-245-2575 or planningapps(a orangecountync.gov Coning Atlas Amendment — Rezoning Application Please check all applicable boxes and complete the required documentation. Additional information and submittal requirements are contained in Sections 2.8 and 2.9 of the Unified development ordinance (Up0). If completing by hand, please use black or blue Ink. * Please fill out all required fields Date: Rezoning Request: Conventional District 0 Conditional District Contact Information* Property Owner(s): Carolina Friends School and Peter and Martha Klopfer Life Estate Mailing Address: 4309 Friends School Road Durham, NC 27705 Phone: 919-383-6602 Email: mark3233@aol.com Applicant (if different than property owner): Mailing Address: Phone: Email: Property Information* Parcel ID Number (PIN): 9892-20-2052,9892-31-0306,9892-22-7326 Total Acreage: 110.456+- Address: 4200 Mt Sinai Rd, 4809 Friends School Rd, 4801 Friends School Rd Future Land Use Map Classification: Rural Buffer Current Zoning Designation: Planned Development Rural Buffer and Rural Buffer (PD-RB and RB) Requested Zoning Designation: Non-Residential Conditional District (NR-CD) If applicant/owner are different people, include a signed, notarized, statement indicating that the owner has authorized the applicant to submit the request. In cases where there are multiple property owners, please attach an additional document containing their signatures authorizing the submission of the application or other legal documentation establishing the applicants' right to file on their behalf. Other Submittal Requirements* Conventional District Rezoning Application Based on Section 2.8.3 of the Unified Development Ordinance (UDO): 17)A map, at a legible scale, showing the property(s) subject to the request. A map may be procured at the Planning Department for a fee in accordance with the adopted Orange County Fee Schedule. A legal description of the property(s) proposed for rezoning. A list showing the names and addresses of all adjacent property owners within 1000-feet of the subject property. A detailed narrative denoting the following: i. The alleged error in the Zoning Atlas (if any) that will be corrected by the proposed request. Page 1 of 2 6 ii. The changed, or changing, conditions (if any) that makes the proposed amendment reasonable necessary to promote the public health, safety, and general welfare. iii. How the proposed amendment is consistent with, or carries out the intent and purpose of the adopted Orange County Comprehensive Plan, or part thereof. ❑ The filing fee per the adopted Orange County fee schedule. Conditional District Rezoning Application Based on Section 2.9.2 (C) of the Unified Development Ordinance (UDO): RI A site plan prepared in accordance with the provisions of Section 2.5 of the UDO. Applications for a Master Plan Development (MPD) Conditional District (CD) shall adhere to the site plan preparation requirements outlined in Section 6.7 of the UDO. Z All CD applications, regardless of type, shall include a detailed landscape plan showing the location of on-site significant trees; proposed screening, buffers, and landscaping; and any proposed treatment of any existing natural features. ❑✓ A detailed description of the proposed use of property including an outline of the proposed development. This will include a detailed summary of proposed utility services. The utility service plan for applications for a Home Park (HP) CD shall specify if the proposed services are temporary or permanent connections. Z A detailed traffic survey, regardless of estimated daily trips, prepared in accordance with North Carolina Department of Transportation requirements and Section 6.17 of the UDO. RI The appropriate environmental document(s) prepared in accordance with Section 6.16 of the UDO. 21 A schedule of construction of all elements of the proposal. RI Other information identified during the pre-application conference deemed essential to demonstrate the project's compliance with these regulations. ❑'� The filing fee per the adopted Orange County fee schedule. i�r�catlpn{andi Vii`-rt�tu�es - . : (we), the undersigned, have been made aware of the process for the review and action associated with a UDO Zoning Atlas Amendment application and understand only completed applications, containing all information required by the Orange County UDO, shall be reviewed and acted upon by the County. Further I (we) understand that any assistance I (we) may receive from County staff in preparing this application in no way guarantees a favorable recommendation by staff on the merits of thisproposalnor does it guarantee an approval of the proposed atlas amendment by the C n W. ,f G' Owner Signature(s) (if rent o n r) 22 January 2025 ` Date Date Page 2 of 2 7 Riley Surveying, P.A. 3326 Durham Chapel Hill Blvd. Suite B-100 Durham,North Carolina 27707 January 21,2025 Perimeter Boundary Description Orange County Parcels 9892-20-2052,9892-31-0306&9892.22.7326 Propgrty of Carolina Friends School subject to Peter&Martha Klopfer Life Estates Being all of three Tracts of land lying in Chapel Hill Township, Orange County, North Carolina bounded by James and Kristin Bowers,Henderson&Law,and Gardner Lee Properties III, LLC on the north,Carolina Friends School,Glenn and Allison Goldman, Roger Burroughs,Deron Coy and Duke University on the east,the northern Right-of-Way(R/W)of Mt. Sinai Road, a 60'public R/W,on the south and Helen Vogel, Graham&O'Quinn, Nance&Clayton, Franck Rousseau and Zachary and Danielle Bishop on the west, and being more particularly described as: Beginning at an existing iron pipe(eip),said eip having NC Grid Values of N(Y)=820,679.744 E(X)=1,993,418.880 and shown as"Control Comer"in Plat Book 109 Page 49 of the Orange County Registry and being in the western line of Duke University;thence with said western line,the following four calls:S 75°01'38"W 240.88'to an eip, S 82°34'12"W 262.55'to an existing iron stake(eis),S 51°26'25"W 76.26'to an els and S 51028'40"W 305.94'to an eis,said eis being Duke University's northwest comer;thence,continuing with Duke University's west line the following two calls: S 03044'41'W 1146.83'to an eis and S 36°42'59"W 110.87'to an eis in the northern RIW of Mt. Sinai Road;thence, with said R/W,the following three calls:N 53°18'28"W 400.05'to an eip,along a curve to the left having a radius of 1738.94'(chord N 5501854"W 125.76')for an arc length of 125.79'to an eip,along a compound curve to the left having a radius of 2284.76'(chord N 64°01'15"W 308.79)for an arc length of 309.03'to an eip at Helen Vogel's southeast comer;thence,with Vogel's eastern line,N 5000910"E 136.26'to an eip;thence,with Vogel's and Graham&Quinn's eastern lines,N 01 048'09"E 1029.55'to an eip at the southeast comer of Nance&Clayton near a wet weather branch; thence,with Nance&Clayton's eastern line,N 00°50'16"W 90.80'to an eip at Carolina Friends School southwest comer of Tract 2 as shown in aforementioned plat;thence,with said eastern line,N 00050'16"W 610.28'to an eip at Carolina Friends School's southwestern comer of Tract 3;thence,with Nance&Clayton's and Rousseau's eastem lines, N 0005016'W 699.36'to an eip at Rousseau's and Bishop's northeast common comer;thence,with Bishop's northem line,N 89027'09"W 843.01'to an eip at Bowers'southernmost comer;thence,with Bowers'southern and eastern lines the following five calls:N 00032'00"E 102.60'to an eip,S 89026'58"E 613.14'to an eip,N 53°2909"E 239.56'to an eip, N 53026'53"E 53.86'to an eip and N 16°04'58"W 353.39'to an elp in Henderson&Laws'southern line;thence,with said southern line the following three calls:S 4102730'E 58.31'to an eip,N 79°34'59"E 605.16 to an eip and,crossing Piney Mountain Creek,N 04°17'18"W 50.29'to an eip in Gardner Lee Properties III,LLC's southern line;thence,with said southern line,S 87°56'16"E 12.04'to a point in Piney Mountain Creek;thence,and continuing with Piney Mountain Creek centerline the following 65 calls:N 44°26'08"E 43.42'to a point in,N 53°37'08"E 30.20'to a point,N 90000'00"E 5.76'to a point,S 68015'41"E 15.59'to a point,N 90000'00"E 27.92'to a point,N 76002'51"E 14.89'to a point,S 87038'01"E 9.74'to a point,N 90000'00"E 52.96'to a point,S 86°42'52"E 15.55'to a point,S 76°33'31"E 13.12'to a point,S 88°53'06'E 12.70'to a point,N 69°54'57"E 2.73'to a point,N 89034'51"E 26.04'to a point,N 83°46'07"E 27.80'to a point,N 79051'00"E 23.77'to a point,N 68°18'52"E 17.52'to a point,N 81040'08"E 33.69 to a point,N 8500914"E 12.17'to a point,N 87037'18"E 14.00'to a point,N 70°22'26"E 18.31'to a point,said point being the Phone-(919)667-0742 philr@rileysurveyingpa.com NC Finn License C-1281 8 easternmost comer common to Carolina Friends School and Gardner Lee Properties III,LLC;thence,leaving said southern line continuing with the centerline of Piney Mountain Creek and the western line of Carolina Friends School, N 86°49'20'E 18.89to a point,S 6902415'E 10.93'to a point,S 5401219'E 11.08'to a point,S 07023'18'E 7.98'to a point,S 37°4237"E 20.1 T to a point,S 44058'26"E 14.26'to a point,S 24°25'36"E 27.13'to a point,S 23°06'01"E 10.82'to a point,S 19°17'36'E 15.96 to a point,S 25°3948"E 13.50'to a point,S 1128'40"E 28.48'to a point,S 07021'43'E 17.44'to a point,S 34°36'00"E 19.00'to a point,S 19`20'12"E 12.04'to a point,S 14°57'26"E 30.51'to a point,S 02°49'51"E 12.05'to a point,S 07°30'06"W 13.12'to a point,S 49°0936"W 13.03'to a point, S 12°0212"W 28.OT to a point,S 12°57'12'E 20.95'to a point,S 27°24'37"E 30.61'to a point,S 73°15'57"E 12.50'to a point,N 63028'13'E 27.98'to a point,N 58°OT18"E 17.20'to a point,S 87031'09"E 9.25'to a point,S 61°43'42"E 4.66'to a point,N 83013'17"E 29.89'to a point,N 62044'58"E 12.37'to a point,N 47°4228"E 26.89 to a point, N 60029'49"E 19.63'to a point,N 56053'27"E 13.33'to a point,N 44044'25'E 10.29'to a point, N 23041'41"E 11.86'to a point,S 86040'39"E 33.56'to a point,N 88041'17"E 3.57'to a point,N 89029'44"E 14.91'to a point,S 89°48'37"E 15.83'to a point,S 86°37'00"E 14.99'to a point,N 72046'55"E 11.95'to a point,N 40047'59"E 10.10'to a point,N 53°38'48"E 11.87'to a point,N 63055'34"E 13.81'to a point,N 53014'27"E 15.61'to a point, N 35000'17"E 12.8T to a point and N 59°57'13"E 3.04'to a point;thence,leaving said creek,N 89°44'12"E 82.60'to an eis in Goldman's westem line;thence,with Goldman's and Burroughs'western lines,S 10056'31"E 285.90'to an eip in Deron Coy's western line;thence,with Coy and Duke University's western lines the following seven calls:S 26044'14" W 35.87'to an eip,S 63°1646"E 218.70'to a point in the centerline of Friends School Road,a 60'public Right-of-Way; thence S 35°41'50"E 48.76'to a point in the centerline of Friends School Road;thence S 36°01'57"E 170.35'to a point in the centerline of Friends School Road;thence S 3601924"E 367.23'to a point in the centerline of Friends School Road;thence S 35054'20"E 141.98'to a point in the centerline of Friends School Road;thence along a curve to the right having a radius of 970.04',(chord S 31019'01"E 155.21)for an arc length of 155.38'to a point in the centerline of Friends School Road;thence,leaving Friends School Road and continuing with Duke University's northern line the following two calls and passing over a reference iron stake at a distance of 27.34',S 71°08'17"W 263.74'to an eis and S 28°54'21"W 899.83;to the point or place of beginning containing 110.456 acres,more or less,and being all of Tracts 1,2 and 3 as shown in Plat Book 109 Page 49 of the Orange County Registry. ONO si SEAL e ' i- 066 SUR\J Q 9 OO • civil consultants LAND DEVELOPMENT CONSULTANTS Carolina Friends School UDO Application Sections for Re-Zoning to Non-Residential Conditional District 2.8.3 C The alleged error in the Zoning Atlas and/or Unified Development Ordinance text that would be corrected by the proposed amendment with a detailed explanation of such error in the Zoning Atlas and/or Unified Development text and detailed reasons how the proposed amendment will correct the alleged error. The application proposes to change the Zoning Designation of the subject parcels. Currently the parcels are zoned Planned Development Rural Buffer(PD-RB) and Rural Buffer (RB).The application proposes to change the Zoning Designation to Non-Residential Conditional District(NR-CD)to allow for the continued growth of the school in response to population growth in the County. 2.8.3 D The changed or changing conditions, if any, in the area or in the County generally, which makes the proposed Zoning Atlas and/or Unified Development Ordinance text amendment reasonably necessary to promote the public health, safety and general welfare. North Carolina and Orange County are experiencing significant growth in population year over year. Many of the new residents are young families with school age children.The Friends School Campus is recognized as a special learning environment and is in increasing demand with many current and new North Carolinians. Continued growth and development of the campus for all age students is an important component to provide needed educational facilities and offerings to the increasing general population of the County. 2.8.3 E The manner in which the proposed Zoning Atlas and/or Unified Development Ordinance text amendment will carry out the intent and purpose of the adopted Comprehensive Plan or part thereof. The NR-CD District is a flexible and streamlined approach to the continued growth and development of the 63-year-old campus. As the school is experiencing increase in demand for all ages,facilities from pre-K to High School are necessary with the most acute present demand for the higher grades associated with the Upper School. With a curriculum focus on sustainability and stewardship the NR- CD allows for future projects to utilize the Site Plan process in lieu of the Special Use Permit process. This enables the school to be more efficient and directed with their limited funding to continue its 10 [Type here] contribution to the environmentally conscious learning experience in the County and the ethos of the Comprehensive Plan Rural Buffer Land Use Category. 2.8.3 G All other circumstances,factors and reasons that the applicant offers in support of the proposed Zoning Atlas and/or Unified Development Ordinance text amendment. Please see other components of the Application for various conditions and commitments. 2.9.1 (C) (1)(b) A detailed description of the proposed use of the property including an outline of the proposed development. School, Exterior Environmental Learning Facilities, Exterior Environmental Learning Facilities proximate to or within streams,wetlands and stream buffers as permitted by USACE and Orange County,Theatre, Walking Trails,Walking Trails within stream buffers and/or stream crossings as permitted by USACE and Orange County, Residential, Agricultural, Campus Market, Gardens, Recreational Facilities,Solar Facilities,and typical Uses Accessory to these Uses. Uses may, in accordance with the Orange County UDO, require Site Plan Approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction as required to implement Uses within Existing Site Improvements or to construct New Site Improvements. 11 • civil consultants LAND DEVELOPMENT CONSULTANTS Carolina Friends School Project Narrative for Re-Zoning to Non-Residential Conditional District Overview and Context Carolina Friends School (CFS) is a unique educational institution deeply rooted in the values of the Quaker tradition. Located in Orange County, North Carolina, CFS sits on -110 acres, a significant portion of which remains undisturbed, reflecting both an appreciation for the rural character of this area and the school's commitment to environmental stewardship. CFS currently serves over 500 students, with approximately 460 of them on the main campus located along Friends School Road and approximately 40 students located on our Early School campuses in Durham (404 Alexander Ave) and Chapel Hill (531 Raleigh Road). With over 60 years' experience managing the timely and choreographed growth of school facilities, and acknowledging current growth trends, the School is looking to position itself to accommodate increased enrollment while underscoring our deep respect for the natural environment, and our commitment to "sit lightly on the land"— a core principle in Quaker philosophy that reflects our desire to use resources sparingly and mindfully. Sustainability and Environmental Stewardship Sustainability is central to both the ethos and the operation of CFS. Our plans for the campus expansion prioritize limiting the number of trees impacted by construction and include replanting trees wherever possible. Facilities will be designed with sustainability at the forefront, incorporating eco-friendly practices to ensure we are minimizing our ecological footprint. We will continue to employ our tradition of sustainable construction methods to reduce energy consumption by designing buildings that integrate natural light and capture and incorporate geothermal heating and solar energy. Traffic and Access Currently, the main entrance to campus is located on Friends School Road, and traffic is managed with the assistance of the county sheriff's department during peak drop-off and pick-up times. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. 12 Educational and Accessory Uses The core mission and use of the CFS campus will remain unchanged. CFS will continue to offer a dynamic educational experience through regular school programs, summer camps, athletic competitions, and community events. New facilities will support this mission by enhancing our outdoor learning spaces, which play a vital role in our holistic approach to education, offering hands-on experiences in nature and sustainability studies. We will continue to cultivate our community and partner school use, particularly for environmental and experiential education programs and the school's Performing Arts Center will continue to accommodate school and community arts performances. Conclusion Carolina Friends School is committed to maintaining its deep connection to Quaker values— simplicity, stewardship, and respect for the natural environment. This re-zoning not only aligns with those values but also offers exciting opportunities for growth in environmental education, sustainability practices, and community engagement. By expanding our facilities and outdoor learning spaces, we can enhance our students' educational experience while continuing to serve as responsible stewards of our land. This planned re-zoning ensures minimal disruption to the environment, preserves critical natural habitats, and supports the long-term goals of the school and its community. We respectfully seek approval for this re-zoning to allow Carolina Friends School to continue providing an exceptional, values-driven education in an environment that reflects our profound respect for the land and the natural world. 13 0• civi.1. consultants LAND DEVELOPMENT CONSULTANTS Carolina Friends School Conceptual Construction Projection May 26, 2025 Facility Time Frame Maximum Square Footage New Upper School approximately within 3 Years of Re-zoning to NR-CD 45,000 Performing Arts approximately within 5 Years of Re-zoning to NR-CD 10,000 Lower School addition approximately within 10 Years of Re-zoning to NR-CD 8,000 Middle School addition approximately within 10 Years of Re-zoning to NR-CD 8,000 New Early School approximately within 15 Years of Re-zoning to NR-CD 10,000 West Campus Gym approximately within 15 Years of Re-zoning to NR-CD 12,000 Outdoor Classrooms approximately within 3 Years of Re-zoning to NR-CD 1,000 ea, 6-8 locations Maintenance Building approximately within 10 Years of Re-zoning to NR-CD 7,000 This Conceptual Construction Projection will be updated and provided to the County a minimum of every five years, or more frequent as acceleration of Improvements warrant, beginning on the fifth anniversary of the Re-zoning to NR-CD until all Improvements are constructed. 14 .�C�" .'tea pt• ��ti EL . r . i. y r a Existing Campus Buildings New Upper School Carolina Friends School Conditional Rezoning Architectural Concept Exhibit 01.21.2025 W IthArch tecture 15 Orange County Planning & Inspections Department ORANGE COUNTY 131 W. Margaret Lane, Suite 200, Hillsborough, NC 27278 NORTH CAROLINA 919-245-2575 or plan ninaappsaoranpecountync.gov Environmental Assessment Please check all applicable boxes and complete the required documentation. Additional information is contained in Section 2.25 of the Unified Development Ordinance (UDO). If completing by hand, please use black or blue info. * Please fill out all required fields An Environmental Assessment(EA)shall be required for each individual parcel proposed for development consistent with applicable criterial as detailed within the UDO. Date: Contact Information* Property Owner(s): Carolina Friends School and Peter and Martha Klopfer Mailing Address: 4809 Friends School Road Durham, NC 27705 Phone: 919-383-6602 Email: mark3233@aol.com Applicant (if different than property owner): Mailing Address: Phone: Email: I. Property Information* Parcel ID Number (PIN): 9892-20-2052, 9892-31-03060 Address: 4200 Mt Sinai Rd, 4809 Friends School Rd, 4801 Friends School Rd Acreage: 110.456+- Township: Chapel Hill Zoning District: Planned Development Rural Buffer and Rural Buffer (PD-RB and RB) Watershed Overlay: None Other Overlay: None II. General Site Information* A. Adjacent Property Zoning North: Rural Buffer South: Rural Buffer East: Rural Buffer West: Rural Buffer Land Use North: Residential South: Residential and Forestry East: Residential and Forestry West: Residential B. Topography • Highest Elevation: 516 ■ Lowest Elevation: 440 ■ General direction of slope: South to North Page 1 of 5 16 ■ Estimated % of property with: 0 —5% slope: 5 — 15% slope: 15—25% slope: More than 25% slope: C. Water Features and Drainage The following water features are located on the property: © Streams©Wetlands © Ponds❑ Drainage Easements©Special Flood Hazard Area Describe (attach additional sheets if needed) D. Does the property contain any of the following Inventory of Natural or Cultural Resources? As identified in the "Inventory of Sites of Cultural, Historical, Recreational, Biological, and Geological Significance in the Unincorporated Portions of Orange County" or the "Inventory of Natural Areas and Wildlife Habitats of Orange County, North Carolina". 1. Cemeteries ❑ Yes© No 2. Archaeological sites ❑ Yes© No 3. Historic sites ❑ Yes© No 4. Areas of geological significance ❑ Yes© No 5. Designated natural areas ❑ Yes© No 6. Designated habitat ❑ Yes© No For each yes answer above, please indicate the location on the site plan and complete Attachment A. [I�i Pro�e�t lDesar�p�tron'� A. Describe proposed use of property: Continuation of Carolina Friends School 60+ year campus growth to provide opportunities for growth in environmental education, sustainability practices, and community engagement to enhance our students' educational experience. B. Number of lots: 3 C. Number of structures: —26 Page 2 of 6 17 D. Estimated square footage of area to be graded for development of attached residential units (excluding roads, but including parking areas) None E. Estimated square footage of area to be graded for non-residential use (excluding roads) 450,000 SF F. Estimated area to be graded for roads 100,000 SF ■ Road type: ❑ Public © Private ❑ Class A ❑ Class B ■ Total road length: 3,000 LF F ILII :'S.#ate,_Rerimits iRecjreti* A. Does the project involve the mining of earth products? ❑ Yes© No ■ If yes, how many cubic feet of material are expected to be excavated? ■ Has an application for a Mining Permit been submitted to NCDRCD? ❑Yes ❑ No Please attach map indicating expected extent of proposed activity. B. Does the project involve generation or storage of hazardous or toxic wastes, as identified by the Environmental Protection Agency? ❑ Yes © No ■ Describe the wastes to be enerated: E_ ■ How much material is expected to be generated per month? ■ Will any material be treated onsite? ❑ Yes ❑ No If yes, indicate volume: Will any material be stored onsite? ❑ Yes ❑ No If yes, indicate volume: ■ Where will disposal of the material take lace? E: ■ How will materials be transported to the disposal site? ■ What measures are proposed to protect water quality and air quality in case of spills? Page 3 of 5 18 C Willthe=prof®.ct3n�r0 -0 a land=applicat�onsystem#or to atmenfr o#�vas��niater'� ■ ©Yes❑ No - If yes, describe Existing System ■ Has an application for a non-discharge permit been submitted to the NC Department of Environmental Management or Orange County Department of Environmental Health?❑ Yes❑ No D. Is a sepfiic tank sysfiem proposed.which has.a design capacity of amore than - - 3,000 gallons.p®r day? - -- © Yes❑ No - If yes, describe Existing System E. Does_the activity Nnvolve sludg®disposal? ❑ Yes❑✓ No ■ If ves. where is the source of the sludge? ■ Describe where and how the sludge is being disposed ■ Has a NPDES permit from the NC Division of Environmental Quality been issued? ❑Yes ❑ No F.-Water.Usage ■ Estimated number of Students : 500 x 10 gallons per day (gpd) = 5,000 gpd ■ Estimated water use for climate control = None gpd ■ Process Water None % Consumed % Discharged to septic system % Dischariged to surface (including storm sewers - Describe: % Evaporated % Reclaimed/reused % Other = 100% ■ Water used for cooling, heating, etc., in association with production or manufacturing N/A % Reused % Consumed % Discharged - Describe: = 100% gpd Total Water Usage • escrebe source of water* Well Page 4 of 6 19 Attachment A* To be completed only if inventory sites are identified in I.D. (attach additional sheets if necessary) 1.a. Impact on Resource from Proposed Development 1.b. Proposed Mitigation 2.a. Impact on Resource from Proposed Development 2.b. Proposed Mitigation Certification and Signatures* Statement by Applicant - I certify that the information presented by me in this application is accurate to the best of my knowledge, infor ation, and belief. JJZY�7M �' S march 2- Applicant Z Applicant Date Page 5 of 5 20 CAROLINA FRIENDS SCHOOL BIOLOGICAL INVENTORY REPORT ORANGE COUNTY, NORTH CAROLINA k f y Y de x; Prepared for: W/Architecture 609 William Vickers Avenue Durham,NC 27701 919-908-8476 Prepared by: Three Oaks Engineering, Inc. 324 Blackwell Street, Suite 1200 Durham,North Carolina 27701 919-732-1300 21 Carolina Friends School Biological Inventory Report Orange County, N.C. 1.0 INTRODUCTION Three Oaks Engineering,Inc. (Three Oaks)was contracted by W/Architecture to complete natural resource investigations on Parcel PIN No.'s 9892310306, 9892202052, and 9892227326 in Chapel Hill, Orange County,North Carolina(Figures 1 and 2). The Project Study Area(PSA) is approximately 109.5 acres and is located off Carolina Friends School and Mt. Sinai Roads. The Carolina Friends School intends to expand facilities within the PSA. As part of the Orange County Planning Department's review process, an Environmental Assessment (EA) application and Biological Inventory Report (BIR) were requested. The following BIR has been prepared to meet the County's request. 2.0 METHODOLOGY Three Oaks staff members Nathan Howell(PWS,M.S.)and Mark Guerard completed field work within the PSA on September 20,2024. Soil and Environmental Consultants(S&EC) completed jurisdictional waters delineations within the property on the same date. Water resources identified within the PSA have not yet been verified by the United States Army Corps of Engineers (USACE) or the North Carolina Division of Water Resources (NCDWR). It is expected that these resources will be covered by USACE under a Preliminary Jurisdictional Determination (PJD) Package. A list of the principal personnel contributing to the Three Oaks field work and document are provided in the Appendix. 3.0 TERRESTRIAL COMMUNITIES Six terrestrial communities were identified within the PSA. Figure 3 shows the location and extent of these terrestrial communities. Terrestrial community data are presented in the context of total coverage of each type within the PSA (Table 1). Table 1. Coverage of terrestrial communities in the PSA Community Dominant Species (Scientific Name[Common Coverage Name]) (ac.) Festuca sp. (fescue) Maintained/Disturbed Ligustrum sinense (Chinese privet) 71.2 Lonicera 'a onica (Japanese honeysuckle) Quercus alba (white oak) Dry-Mesic Oak-Hickory Liriodendron tulipifera var. tulipifera (yellow- Forest (Piedmont Subtype) poplar) 1 Pol stichum acrostichoides Christmas fern Quercus alba (white oak) Mesic Mixed Hardwood Acer rubrum var. rubrum (red maple) 13.1 Forest (Piedmont Subtype) Fagus grandifolia var. caroliniana (American beech Open Water N/A 1.3 Piedmont Bottomland Liquidambar styraciflua (sweetgum) Forest(Typic Low Platanus occidentalis (American sycamore) 3.9 Subtype) Microste ium vimineum (Japanese stiltgrass) 1 December 2024 22 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 1. Coverage of terrestrial communities in the PSA(continued) Community Dominant Species (Scientific Name[Common Coverage Name]) (ac. Liriodendron tulipifera var. tulipifera (yellow Piedmont Headwater poplar) Stream Forest(Typic Carpinus caroliniana var. virginiana (inland 3.3 Subtype) American hornbeam) Lindera benzoin s icebush Pinus taeda (loblolly pine) Pine Forest Liquidambar styraciflua (sweetgum) 14.2 Chima hila maculata (spotted wintergreen) Total 108.5 Maintained/Disturbed The Maintained/Disturbed community type is comprised of school grounds that are regularly upkept and maintained (e.g., parking lots, buildings, ball fields, track, horse pastures, and a residential homestead). Vascular plant species occurring within this community type include, but are not limited to, the following: • Native Flora o Andropogon virginicus var. virginicus (broomsedge bluestem) o Rubus pensilvanicus (eastern blackberry) o Liquidambar styraciflua (sweetgum) o Pinus taeda (loblolly pine) o Juglans nigra (black walnut) o Acer rubrum var. rubrum (eastern red maple) • Non-native Agricultural or Exotic Flora o Narcissus sp. (daffodil) o Lonicera japonica (Japanese honeysuckle) o Elaeagnus umbellata (autumn-olive) o Ligustrum sinense (Chinese privet) o Festuca sp. (Fescue) The higher percentage of"edge" habitat and sunlight availability within this community type tend to promote increased abundance and recruitment of non-native exotic flora. It also yields higher floral and faunal species richness, as well as more diverse vertical and horizontal structural heterogeneity. As a result, this community type receives higher than average animal use, compared to the remaining closed-canopy natural community types within the PSA. Animal species that show increased use of this community type include, but are not limited to, the following: 2 December 2024 23 Carolina Friends School Biological Inventory Report Orange County, N.C. • Odocoileus virginianus (white-tailed deer) • Emberizidae (seed-eating species of songbirds [e.g., sparrows]) • Accipitridae (hawks) • Urocyon cinereoargenteus (gray fox) • Didelphis virginiana (Virginia opossum) • Procyon lotor(racoon) • Canis latrans (coyote) • Sylvilagus floridanus (eastern cottontail) Dry-Mesic Oak-Hickory and Mesic Mixed Hardwood Forests (Piedmont Subtypes) These community types are comprised of closed-canopy hardwoods. Topography within these community types is gentle to moderate slopes. The mesic mixed hardwood slopes occur primarily on east or north facing slopes. The dry-mesic hardwoods occur on south and/or west facing slopes. Species indicative of these communities include, but are not limited to, the following: • Liriodendron tulipifera var. tulipifera (yellow poplar) • Acer rubrum var. rubrum (red maple) • Liquidambar styraciflua (sweetgum) • Quercus alba (white oak) • Fagus grandifolia var. caroliniana (American beech) • Benthamidia florida (flowering dogwood) • Cercis canadensis (redbud) • Pinus taeda (loblolly pine) • Quercus coccinea (scarlet oak) • Quercus rbra (northern red oak) • Quercus velutina (black oak) • Carya tomentosa (mockernut hickory) • Carya glabra (pignut hickory) Unlike the maintained/disturbed community type,these community types do not possess a high percentage of edge or transitional habitat, and sunlight availability to the forest floor is limited. As a result, these communities do not possess a good juxtaposition of structural cover, or a diverse groundcover stratum. Herbs and grasses are limited to canopy gaps or outside edge transitions. While these community types are less diverse and possess poorer quality cover for wildlife, they do support a handful of wildlife species which are adapted to persisting in forest-interior habitats. Animal species that show increased use of these community types include, but are not limited to, the following: • Picidae (woodpeckers [e.g., downy woodpecker, hairy woodpecker, red-bellied woodpecker,yellow-bellied sapsucker,pileated woodpecker, and northern flicker]) • Sittidae (nuthatches [e.g., white-breasted nuthatch and brown-headed nuthatch]) • Baeolophus bicolor(tufted titmouse) • Poecile carolinensis (Carolina chickadee) 3 December 2024 24 Carolina Friends School Biological Inventory Report Orange County, N.C. • Sciurus carolinensis (gray squirrel) • Strix varia (barred owl) • Odocoileus virginianus (white-tailed deer) • Meleagris gallopavo (wild turkey) • Didelphis virginiana (Virginia opossum) • Procyon lotor(racoon) • Canis latrans (coyote) These communities do possess some large, noteworthy specimen trees (Figure 4). The forests appear to be naturally regenerated stands. Generally, trees that are located along property boundaries, or on property corners, will show the highest degree of character and age; however, some large diameter trees were observed within these stands. Piedmont Headwater Stream Forest (Typic Subtype) This community type occurs along headwater streams within the study area. Species indicative of this area include,but are not limited to, the following: • Liriodendron tulipifera var. tulipifera (yellow poplar) • Acer rubrum var. rubrum (red maple) • Liquidambar styraciflua (sweetgum) • Fagus grandifolia var. caroliniana (American beech) • Pinus taeda (loblolly pine) • Ligustrum sinense (Chinese privet) • Elaeagnus umbellata (autumn-olive) • Microsteium vimineum (Japanese stiltgrass) Like the Dry-Mesic Oak-Hickory and Mesic Mixed Hardwood forests, sunlight availability to the forest floor is limited. As a result, overall floral and faunal diversity is low when compared to communities exhibiting greater amounts of sunlight availability and structural heterogeneity. Faunal species indicative of this community type are the same as those previously listed for the Mesic Mixed Hardwood community(i.e., forest interior species). Piedmont Bottomland Forest (Typic Low Subtype) This community type occurs along Pine Mountain Creek within the study area. Species indicative of this area include,but are not limited to, the following: • Liriodendron tulipifera var. tulipifera (yellow poplar) • Acer rubrum var. rubrum (red maple) • Liquidambar styraciflua (sweetgum) • Fagus grandifolia var. caroliniana (American beech) • Pinus taeda (loblolly pine) • Platanus occidentalis (American sycamore) • Microsteium vimineum (Japanese stiltgrass) 4 December 2024 25 Carolina Friends School Biological Inventory Report Orange County, N.C. Due to periodic flooding disturbance, sunlight availability to the forest floor is slightly more prevalent in this community type, in comparison to the closed canopy hardwood communities. As a result, diversity is slightly higher. Faunal species indicative of this community type are the same as those previously listed for the Mesic Mixed Hardwood community(i.e., forest interior species). Pine Forest This community type is located in uplands throughout the study area. Plant species indicative of this community are the same as previously listed for the Piedmont headwater stream forest; however, loblolly pine is dominant and comprises 80-90% of the overstory composition. Like the previously described closed-canopy communities, sunlight availability to the forest floor is also limited in this pine-dominated forest community. As a result, overall diversity is low, when compared to communities exhibiting greater amounts of sunlight availability and structural heterogeneity. Faunal species indicative of this community type are the same as those previously listed for the mesic mixed hardwood and Piedmont headwater stream forest communities (i.e., forest interior species). 4.0 PROTECTED SPECIES 4.1 Endangered Species Act Protected Species Under the Endangered Species Act (ESA), the United States Fish and Wildlife Service (USFWS) lists the following federally listed species, which may potentially be impacted within the PSA (Table 2). For each species, a discussion of the presence or absence of habitat is included below along with the Biological Conclusion rendered based on survey results in the PSA. Table 2. ESA federally listed species which may be impacted within the PSAI Scientific Name Common Name Federal Habitat Biological Status2 Present Conclusion Fusconaia masoni Atlantic Pigtoe T Yes Unresolved 1 USFWS Information for Planning and Consultation(IPaC)data checked on October 2,2024 2 T—Threatened Atlantic Pigtoe USFWS Optimal Survey Window: March 1 —November 1 (Optimal) Biological Conclusion: Unresolved Suitable habitat for Atlantic Pigtoe is present within the study area in Pine Mountain Creek,both below and up from the pond. This creek is perennial and possesses the necessary habitat elements needed to mussel populations. Aquatic snails and pea clams were noted within Pine Mountain Creek during the site visit. Evidence of 5 December 2024 26 Carolina Friends School Biological Inventory Report Orange County, N.C. mussels,in the form of shell,was not observed during the site visit. If future project designs result in potential 404/401 water impacts, an official survey for Atlantic Pigtoe will likely be requested by the USACE to comply with necessary environmental permitting. The North Carolina Natural Heritage Program (NCNHP) Summer (July) dataset identifies one known Atlantic Pigtoe Element Occurrence (EO) within 1.0 mile of the PSA. This EO (EO No. 87) is located in New Hope Creek, approximately 2.9 river miles upstream from the Pine Mountain Creek/New Hope Creek confluence. This EO is considered extant and was last observed on August 24, 2018. In addition to these federally protected species, which were identified via an IPaC search, three other federally listed species are also known from Orange County (Table 3). These species were likely not identified by IPaC due to their historical ranking within the county. As an added precaution, habitat assessments for these species were also conducted and the results are presented below. Table 3. ESA federal listed species considered historical from Orange County, NC Scientific Name Common Name Federal Habitat Biological Status Present Conclusion Echinacea laevigata Smooth coneflower E Yes No Effect Lindera melissifolia Pondberry E No No Effect Rhus michauxii Michaux's sumac E Yes No Effect Smooth coneflower USFWS Optimal Survey Window: late May—October Biological Conclusion: No Effect Suitable habitat for smooth coneflower is present within the PSA in the form of roadside/utility rights-of-way and field edges. A review of the NCNHP Summer (July) 2024 dataset indicates one known smooth coneflower EO within 1.0 mile of the PSA. This EO (EO No. 15) is considered historical and was last observed on June 3, 1933. Smooth coneflower was not observed within the PSA during the September 20 site visit. Pondberry USFWS Optimal Survey Window: February—March; September—October Biological Conclusion: No Effect Suitable habitat for pondberry, in the form of wetland depressions or bogs, is not present within the PSA. A review of the NCNHP Summer (July) 2024 dataset indicates no known pondberry EO's within 1.0 mile of the PSA. 6 December 2024 27 Carolina Friends School Biological Inventory Report Orange County, N.C. Michaux's sumac USFWS Optimal Survey Window: May—October Biological Conclusion: No Effect Suitable habitat for Michaux's sumac is present within the PSA in the form of roadside/utility rights-of-way and field edges. A review of the NCNHP Summer (July) 2024 dataset indicates no known Michaux's sumac EO's within 1.0 mile of the PSA. Michaux's sumac was not observed during the September 20th site visit. 4.2 NCNHP State-Listed Species The NCNHP tracks state listed species that are not currently protected by the USFWS under the Federal ESA but are tracked by the State due to their rarity in North Carolina. These species are compiled in the NCNHP 2024 Rare Animal and Plant Lists. The NCNHP Rare Plant List includes North Carolina legal status information from the North Carolina Plant Conservation Program (NCPCP), a unit of the Department of Agriculture and Consumer Services and the agency responsible for the listing and protection of North Carolina's endangered and threatened plants, under provisions of the North Carolina Plant Protection and Conservation Act (North Carolina General Statutes - Chapter 106, Article 19B). The NCNHP Rare Animal List contains species listed by the North Carolina Wildlife Resources Commission (NCWRC). NCWRC is responsible for the listing and protection of the state's nongame species of mammals, birds, reptiles, amphibians, freshwater fishes, mollusks, and crustaceans, under North Carolina General Statutes - Chapter 113, Article 25. On the State level, statuses that apply to species listed for Orange County include the following: • Endangered- Any native or once-native species of wild animal whose continued existence as a viable component of the state's fauna is determined to be in jeopardy or any species of wild animal determined to be an Endangered species pursuant to the Federal ESA(General Statute 113-25). • Threatened- Any native or once-native species of wild animal which is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range, or one that is designated as a Threatened species pursuant to the Federal ESA (General Statute 113-25). • Special Concern - Any species of wild animal native or once-native to North Carolina which is determined by the NCWRC to require monitoring, but which may be taken under regulations adopted under the provisions of the Article (General Statute 113-25). • Special Concern — Vulnerable - Any species or higher taxon of plant which is likely to become a threatened species within the foreseeable future (North Carolina Administrative Code 02 NCAC 48F .0401). 7 December 2024 28 Carolina Friends School Biological Inventory Report Orange County, N.C. • Special Concern—Historical-Any species or higher taxon of plant that occurred in North Carolina at one time, but for which all known populations are currently considered to be either historical or extirpated(NCAC 02 NCAC 48F .0401). • Significantly - Any species which has not been listed as an Endangered, Threatened, or Special Concern species, but which exists in the state (or recently occurred in the state) in small numbers (generally fewer than 100 statewide populations) and has been determined by the NCNHP to need monitoring. Significantly Rare species include species of historical occurrence with some likelihood of rediscovery in the state and species substantially reduced in numbers by habitat destruction, direct exploitation, or disease (NCNHP designation). • Significantly Rare — Other - The range of the species is sporadic or cannot be described by the other Significantly Rare categories. • Significantly Rare — Peripheral — The species is at the periphery of its range in North Carolina. These species are generally more common somewhere else in their ranges,occurring in North Carolina peripherally to their main ranges,mostly in habitats which are unusual in North Carolina. • Significantly Rare—Throughout-The species is rare throughout its range(fewer than 100 populations total). Tables 4 and 5 list the animal and plant species currently tracked by NCNHP for Orange County and identify whether habitat is present within the PSA. A review of the NCNHP Summer (July) 2024 dataset was completed for these species; species with known occurrences within proximity of the project are identified in the tables. Table 4. NCNHP state-listed animal species listed for Orange County Taxonomic Scientific Name Common Name NC Status bitat Group Status' County Status2 present Amphibian Ambystoma talpoideum mole salamander SC None Current Yes Amphibian Hemidactylium four-toed SC None Current Yes scutatum salamander Bird Accipiter striatus sharp-shinned SR None Historical No hawk Ammodramus henslowii Bird (syn. Centronyx Henslow's sparrow E None Historical No henslowii Bird Nyctanassa violacea yellow-crowned SR None Current Yes night-heron Bird Peucaea aestivalis Baschman's SC None Historical No sparrow Bird Vireo gilvus warbling vireo SR None Current No Butterfly Erynnis martialis mottled duskywing SR None Historical Yes Butterfly Heraclides cresphontes eastern giant SR None Historical No swallowtail Butterfly Hesperia metea cobweb skipper SR None Historical No Butterfly Pontea protodice Checkered white SR None Current Yes 8 December 2024 29 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 4.NCNHP state-listed animal species listed for Orange County (continued) Taxonomic Scientific Name Common Name NC Statusl Federaltatus' County Status2 Habitat MeaGroup t Butterfly Satyrium Favonius northern oak SR None Current Yes ontario hairstreak Butterfly Telegonus cellus golden banded SR None Historical Yes skipper Crustacean Cambarus davidi Carolina ladle SR None Current Yes crayfish Diacyclops jeanneli Carolina well Crustacean SC None Historical No utei diac clo s Dragonfly Gom hurus lineati cons splendid clubtail SR None Current No Dragonfly Gomphurus septima Septima's clubtail SR None Historical No Damselfly Lestes forcipatus sweetflag SR None Historical No s readwin Dragonfly Somatochlora coppery emerald' SR None Historical No eor iana Freshwater Alasmidonta undulata triangle floater T None Current No Bivalve Freshwater Alasmidonta varicosa brook floater E None Current No Bivalve Freshwater Lampsilis cariosa yellow E None Current No Bivalve lam mussel Lampsilis radiata (syn. Freshwater Lampsilis radiata eastern Bivalve radiata, Lampsilis lampmussel T None Current Yes fullerkati, Lampsilis radiata cons icua Freshwater Lampsilis sp. 2 chameleon SR None Current No Bivalve lam mussel Freshwater Lasmigona subviridis green floater E PT Current No Bivalve Freshwater Strophitus undulatus creeper T None Current Yes Bivalve Freshwater Toxolasma pullus Savannah lilliput E None Current Yes Bivalve Freshwater Villosa constricta notched rainbow T None Current Yes Bivalve Freshwater Villosa delumbis eastern creekshell SC None Current Yes Bivalve Freshwater Villosa vaughaniana Carolina E None Current Yes Bivalve creekshell Fish Ambloplites cavifrons Roanoke bass SR None Current No Fish Etheostoma collis Carolina darter SC None Current Yes Fish Moxostoma robustum robust redhorse E C Historical No 9 December 2024 30 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 4.NCNHP state-listed animal species listed for Orange County (continued) Taxonomic Scientific Name Common Name NC Statust Federaltatus' County Status2 Habitat MeaGroup t Freshwater Notropis volucellus mimic shiner T None Historical No Fish Moth Lytrosis permagnaria I A geometrid moth I SR None Current Yes 'E—Endangered;T-Threatened;PT—Proposed Threatened; SC—Special Concern; SR—Significantly Rare;C—Candidate 2—Current-The species has been identified recently within the County(NCNHP does not define"recently"in their documentation). Historical-Of historical occurrence,with some expectation that it may be rediscovered. Its presence may not have been verified in the past 20 years.An element is not automatically assigned a historical status if it has not been verified in the past 20 years; some effort must have been made to locate or relocate occurrences.A Historical status does not impact the State Status of a species. 'One known occurrence of this species was identified within 1.0 mile of the PSA;however,this occurrence is a county-wide occurrence and is considered historical. 4NCWRC does not currently list this species as protected by the State, as it is currently believed that there are no extant records in North Carolina.However,the species is listed as Endangered on the Federal level throughout its range,which includes North Carolina. Table 5. NCNHP state-listed plant species listed for Orange County Taxonomic Scientific Name Common Name NCFederal County Status2 Habitat GroupStatus' Status Present Vascular Agastache nepetoides yellow giant- SR-P None Current Yes Plant hyssop Vascular Anemone berlandieri southern anemone E None Current No Plant Vascular Asplenium bradleyi Bradley's SR-P None Current No Plant s leenwort Vascular prairie wild blue None Plant Baptisia aberrans indigo E Historical No Vascular Berberis canadensis American barberry SC-V None Historical No Plant Vascular Buchnera americana American E None Historical No Plant bluehearts Vascular Cardamine douglassii Douglass's SR-P None Historical No Plant bittercress Vascular Carex bushii Bush's sedge SR-P None Current No Plant Vascular Corallorhiza spring coral root SR-0 None Historical No Plant wisteriana Vascular Crataegus succulenta fleshy hawthorn SR-P None Historical No Plant Vascular Cuscuta cephalanthi buttonbush dodder SR-T None Historical Yes Plant Vascular Desmodium Plant ochroleucum creamy tick-trefoil SC-H None Historical No Vascular Dichanthelium Plant annulum ringed witch grass E None Historical No Vascular Enemion biternatum eastern isopyrum SC-V None Historical No Plant 10 December 2024 31 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 5. NCNHP state-listed plant species listed for Orange County(continued) Taxonomic Scientific Name Common Name NC1 Federal County Status2 Habitat GroupStatus Status Present Vascular Fothergilla major large witch-alder SR-T None Current No Plant Vascular Gillenia stipulata indian physic T None Historical No Plant Vascular Hexalectris spicata crested coralroot SR-P None Current No Plant Vascular Liatris squarrulosa Earle's blazing star SR-P None Historical No Plant Vascular Monotropsis odorata sweet pinesap SR-0 None Current Yes Plant Vascular Orbexilum Sampson's E None Current No Plant pedunculatum snakeroot Vascular Panicum flexile wiry panic grass3 T None Historical No Plant Vascular Parthenium glade wild quinine SR-T None Current No Plant auriculatum Vascular Phacelia covillei buttercup phacelia SR-T None Current No Plant Vascular Platanthera purple fringeless Plant eramoena orchid T None Current No Vascular Polygala senega seneca snakeroot SC-V None Historical No Plant Vascular primula meadia shooting-star SC-V None Historical No Plant Vascular Pseudognaphalium Heller's rabbit- E None Historical No Plant helleri tobacco Vascular pycnanthemum torreyi Torrey's SR-T None Current No Plant mountain-mint Vascular water-plantain Plant Ranunculus anbigens s earwort SC-H None Historical No Vascular Ranunculus rock buttercup SR-P None Current No Plant micranthus Vascular Ruellia purshiana Pursh's wild SC-V None Current No Plant petunia Vascular Scutellaria australis southern skullcap E None Historical No Plant Vascular shale-barren Plant Scutellaria leonardii skullcap E None Historical No Vascular Steironema tonsum Appalachian SR-P None Historical No Plant loosestrife Vascular Swida racemosa gray dogwood SC-V None Current No Plant 11 December 2024 32 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 5. NCNHP state-listed plant species listed for Orange County(continued) Taxonomic Scientific Name Common Name NC 1 Federal County Status2 Habitat GroupStatus Status Present Vascular Symphyotrichum narrow-leaved E None Historical No Plant concinnum smooth aster Vascular Symphyotrichum laeve smooth blue aster SR-P None Historical Yes Plant Vascular Appalachian Plant Thermopsis mollis olden-banner SR-T None Current No Vascular Tradescantia Virginia SR-0 None Current No Plant vir iniana s iderwort Vascular Trichostema glade bluecurls E None Historical No Plant brachiatum Vascular Tridens chapmanii Chapman's redtop T None Historical No Plant 'E—Endangered;T-Threatened; SC-V—Special Concern(Vulnerable); SC-H—Special Concern(Historical); SR— Significantly Rare; SR-0—Significantly Rare(Other); SR-P—Significantly Rare(Peripheral); SR-T—Significantly Rare (Throughout) a—Current—The species has been identified recently within the County(NCNHP does not define"recently"in their documentation) Historical—Of historical occurrence,with some expectation that it may be rediscovered. Its presence may not have been verified in the past 20 years.An element is not automatically assigned a historical status if it has not been verified in the past 20 years; some effort must have been made to locate or relocate occurrences.A Historical status does not impact the State Status of a species. 3 One known occurrence of this species was identified within 1.0 mile of the PSA;however,none were located within the PSA itself. Nearly every protected vascular plant species listed in Tables 3 and 5 requires a circumneutral soil pH. The floristic composition within the natural communities on this site suggests an acidic pH, which is typical for much of the North Carolina Piedmont ecoregion. 4.3 Bald and Golden Eagle Protection Act The Bald and Golden Eagle Protection Act is enforced by the USFWS. Golden eagles do not nest in North Carolina. Habitat for the bald eagle primarily consists of mature forests in proximity to large bodies of open water for foraging. Large dominant trees are utilized for nesting sites, typically within 1.0 mile of open water. A desktop-GIS assessment of the PSA, as well as the area within a 1.0-mile radius of the project limits, was performed on September 19, 2024, using the most recent color aerials. Water bodies large enough or sufficiently open to be considered potential feeding sources were not identified within a 1.0-mile radius of the PSA. Since foraging habitat is absent within the review area, a survey of the PSA and the area within 660 feet of the project limits was not conducted. No eagles or eagle nests were observed during the September 20th site visit. A review of the NCNHP Summer (July) 2024 dataset revealed no known bald eagle EO's within 1.0 mile of the PSA.Due to the lack of eagle sightings,nests,known occurrences, and the minimal impact anticipated for this project, it has been determined that this project will not affect this species. 12 December 2024 33 Carolina Friends School Biological Inventory Report Orange County, N.C. 5.0 WATER RESOURCES Water resources within the PSA are located within the Cape Fear River Basin (United States Geological Survey [USGS] Hydrologic Unit Code [HUC] 03030002). Four streams were identified within the PSA(Table 6). The locations of these streams are shown on the wetland sketch map provided by S&EC (Appendix B). Table 6. Streams in the PSA Stream Name Map ID NCDWR Index Best Usage Bank Bankfull Depth Number Classification Height (ft.) width (ft.) (in.) Pine Mountain Pine Creek Mountain 16-41-1-8 WS-V; NSW 1-4 4-8 0-16 Creek(SA) Unnamed Tributary(UT) SB 16-41-1-8 WS-V; NSW 1-3 2-4 0-6 to Pine Mountain Creek UT to Pine SC 16-41-1-8 WS-V; NSW 1-4 2-5 0-8 Mountain Creek UT to Pine SD 16-41-1-8 WS-V; NSW 1-2 2-3 0-4 Mountain Creek There are no designated Outstanding Resource Waters (ORW), High-Quality Waters (HQW)within the PSA, or within 1.0 mile downstream of the PSA. The Lower Eno River Protected Water Supply Watershed is located within a mile of the PSA to the north. The North Carolina 2022 Final 303(d) list of impaired waters identifies no waters within the PSA, or within 1.0 mile downstream of the PSA, as impaired. Two ponds were identified within the PSA (Table 7). Table 7. Surface Waters in the PSA Map ID Connection Area Pi SC/W4 1.32 P2 None 0.69 Total 2.01 6.0 REGULATORY CONSIDERATIONS 6.1 Clean Water Act Waters of the U.S. Four streams were identified within the PSA (Table 8). The locations of these streams are shown on the wetland sketch map provided by S&EC (Appendix B). All streams within the PSA have been designated as warm water streams for the purposes of stream mitigation. 13 December 2024 34 Carolina Friends School Biological Inventory Report Orange County, N.C. Table 8. Status of streams in the PSA Map ID Length Classification Compensatory River Basin ft. Miti ation Required Buffer Pine Mountain 2,113 Perennial Yes Subject Creek SA SB 576 Intermittent Undetermined Subject 519 Perennial Yes Subject SC 2,115 Perennial Yes Subject SD 1,039 Intermittent Undetermined Subject Total 6,362 Five wetlands were identified within the PSA (Table 9). The locations of these wetlands are shown on the wetland sketch map provided by S&EC (Appendix B). All wetlands within the PSA are located within the Cape Fear River Basin(USGS HUC 03020002). Table 9. Characteristics of wetlands in the PSA Map Hydrologic 404/401 ID NCWAM Classification Forested Classification or 401 LW l Bottomland Hardwood Forest I Yes Riparian 404/401 W1 Headwater Forest I Yes Riparian 404/401 W2 Headwater Forest I Yes Riparian 404/401 W3 Headwater Forest I Yes Riparian I 404/401 W4 Headwater Forest I Yes Riparian 404/401 W5 Headwater Forest Yes Riparian 404/401 6.2 Construction Moratoria No moratoria are anticipated for this project at this time. 6.3 N.C. River Basin Buffer Rules Streamside riparian zones within the PSA are protected under provisions of the Jordan Lake Riparian Buffer Rules, administered by NCDWR. Per the Jordan Lake Riparian Buffer Rules, streams depicted on the most recent published manuscript of the Orange County Soil Survey (prepared by the Natural Resource Conservation Service [NRCS], of the United States Department of Agriculture [USDA]), or the United States Geologic Survey's (USGS) National Map shall require a total of 50 perpendicular feet of riparian buffer from the stream top-of-bank. This 50'riparian buffer has two zones. Zone 1 consists of the first 30 undisturbed perpendicular feet from the stream top-of-bank. Zone 2 consists of the outer 20 perpendicular feet, starting from the outer edge of Zone 1. Limited disturbance is allowed in Zone 2. Specific disturbance activities and uses which are allowed in Zone 2 can be found in Items (9) and(11) of the Jordan Lake Buffer Rules. In addition to the 50' buffer requirements of the Jordan Lake riparian buffer rules, the Orange County Unified Development Ordinance(UDO)requires additional buffers,which 14 December 2024 35 Carolina Friends School Biological Inventory Report Orange County, N.C. are determined by slope severity within 250 perpendicular feet from the stream top-of- bank. Section 6.13 of the UDO explains how to calculate the width of stream buffers. Slope values within the PSA are less than 7.5%. As a result, an additional 15' of buffer shall be applied to the pre-existing 50' Jordan Lake buffers. If wetlands, ponds, lakes, or other surface waters partially occur within the 65' buffer of streams within the PSA, the buffer shall extend around the perimeters of those water features, thereby protecting them as well. 6.4 Rivers and Harbors Act Section 10 Navigable Waters No streams within the PSA have been designated by the USACE as a Navigable Water under Section 10 of the Rivers and Harbors Act. 15 December 2024 36 Carolina Friends School Biological Inventory Report Orange County, N.C. 7.0 REFERENCES Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U. S. Army Engineer Waterways Experiment Station. Vicksburg, Mississippi. Environmental Laboratory. 1992. Clarification and Interpretation of the 1987 Manual, memorandum from Major General Arthur E. Williams. Environmental Laboratory. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region, Version 2.0. Vicksburg, Mississippi. North Carolina Department of Environmental Quality - Division of Water Resources. 2022. Water Quality Assessment and Impaired Waters List, Final 2022 North Carolina 303(d) List. https://deq.nc.gov/about/divisions/water-resources/water- planning/modeling-assessment/water-quality-data-assessment/inte grated-report- files. North Carolina Division of Water Quality. 2010. Methodology for Identification of Intermittent and Perennial Streams and their Origins,Version 4.11. North Carolina Department of Environmental and Natural Resources, Division of Water Quality. Raleigh,NC. North Carolina Natural Heritage Program. 2024. Natural Heritage Data Explorer,October 2024 Quarterly Dataset [Web Application]. NCDNCR, Raleigh, NC. hlt2://ncnhde.natureserve.org. Schafale, M.P. 2012. Guide to the Natural Communities of North Carolina: Fourth Approximation. North Carolina Natural Heritage Program, North Carolina Department of Environmental Quality (NCDEQ). Raleigh, North Carolina. 208 pp. Unites States Department of Agriculture, Natural Resources Conservation Service. 2018. Field Indicators of Hydric Soils in the United States, Version 8.2. L.M. Vasilas, G.W. Hurt, and J.F. Berkowitz (eds.). USDA, NRCS, in cooperation with the National Technical Committee for Hydric Soils. United States Department of Agriculture,Natural Resources Conservation Service. 1977. Soil Survey of Orange County,North Carolina. United States Fish and Wildlife Service. Environmental Conservation Online System (ECOS). https:Hecos.fws. o�p/. United States Fish and Wildlife Service. Information for Planning and Consultation(IPaC). https:Hipac.ecosphere.fws.gov/. United States Geological Survey. 2016. Mebane,North Carolina,Topographic Quadrangles (7.5-minute series). Weakley, Alan S. (Working Draft). Flora of the Southern and Mid-Atlantic States. University of North Carolina Herbarium(NCU),North Carolina Botanical Garden. Chapel Hill,NC. 2,022 pp 16 December 2024 37 Appendix A Qualifications of Contributors 38 Principal Investigator: Nathan Howell Education: M.S. Plant and Microbial Biology,North Carolina State University, 2015 B.S. Fisheries, Wildlife, and Conservation Biology,North Carolina State University, 2013 Experience: Environmental Scientist, Three Oaks Engineering, 2015 —Present Responsibilities: Stream and Wetland Delineations; Threatened and Endangered Species Habitat Assessments;Natural Community Identification and Delineation; Document Preparation&Review, GIS Mapping Investigator: Mark Guerard Education: Coursework, Jurisdictional Waters Delineations Experience: Environmental Technician, Three Oaks Engineering, May 2022- Present Responsibilities: Jurisdictional Waters Delineations, Document preparation and review, T&E surveys 39 Appendix B Figures 40 Y W W yW41 0 U `� GARRE z a 2 !« Rockingham_C-1I_i P son V nc,�W Prepared,, ,aQ �- p red For. Gan ill. J �U G'If d'i A m a Oran I Franklin t IAI gyp nam ,y withArchitecture Nash sh•+F�rrl / Wake Randolph I Chatham /Sources. HERE,Garmirm QUSGS,Intermdp, IJ rtth r>; t,IMDi2EMEMT P,NRCan� sri' --Moore--sv� Lee �'Hama"-1 .Wane Stud Area T J Carolina Friends Study School Roads P o Ft r Biological A ` Inventory o � Assessment p _ _ Project - Vicinity Map GANESH PL Orange County North Carolina DEER NEST LN "111! G Date: 'f'FT September 2024 R <�,., Scale: 0 250 500 Ft R`Z Job No.: oN 24-645 Drawn%, Checked By: so NDH JSM Po Figure - -_MT SINAI RD ��SO��O•_��p p'S 41 Study Area ti w Roads � _ ORO i ti. 2_ GARRETT DR i ' o J Prepared For: 3 withArchitecture r Carolina Friends G �m • School 1 �o s Biological o , Inventory Assessment Topographic Map .GANES H pt t - Orange County JJ North Carolina 9`s DEER NEST LN T G Date: September 2024 0 250 500 Ft ti m2 - Job No.: 24-645 ` ►�. r� Ny� i Drawn By: Checked By: NDH JSM ■ *10I f Figure A _ 9 2 SINAI RD 'PO Cop righh01F2013 National�eogi,q..c Society.-cubed 42 Study Area zYe y f. Roads W W U Natural Communities GARRETT U Dry-Mesic Oak-Hickory Forest(Piedmont Subtype) Maintained/Disturbed 1, Prepared For: CMesic Mixed Hardwood Forest(Piedmont Subtype) Open Water Piedmont Bottomland Forest(Typic Low Subtype) _ t withArchitecture Piedmont Headwater Stream Forest(Typic Subtype) e - Pine Forest ily1r Carolina Friends <G G � School <N n 0 Biological aY Inventory Assessment r, Natural Community Map GANESH PL Orange County North Carolina tigr DEER NEST LN G,Q�T Date: September 2024 Scale: 0 250 500 Ft � I 1 FZ Job No.: 24-645 �N O Drawn By: Checked By: + 50o NDH JSM Pa A Figure 0 9��Pso GMPg\�PFz MT SINAI RD yRp t� 43 Study Area Z �q -Roads North-facing hardwood slope has many w 20-30'dbh hardwoods that may be considered W Natural Communities legacy/retention trees Dry-Mesic Oak-Hickory Forest(Piedmont Subtype) GARRETT DR z a Maintained/Disturbed Mesic Mixed Hardwood Forest(Piedmont Subtype) Prepared For: e Chinese wisteria overtaking the Open Water U natural communities adjoining pond Piedmont Bottomland Forest(Typic Low Subtype) 2 Piedmont Headwater Stream Forest(Typic Subtype) withArchitecture -Pine Forest _ Legacy Trees ^r • Black Oak 0 Pignut Hickory • Scarlet Oak O Southern Red Oak / • Sweetgum �< ' Carolina Friends m School 0 White Oak 0 Willow Oak 0 Biological a Inventory Assessment Ecological Map GANESN pL Orange County North Carolina •.d tigr DEER NEST LN L Date: RFT September 2024 Scale: 0 250 500 Ft � I 1 FZ Job No.: 24-645 �N • - C� Drawn By: Checked By: s500 NDH JSM Pa A Figure 0 9��Pso GMPg\�PFz MT SINAI RD yRp t� 4 Detailed Delineation of waters of the US Orange County buffers shown on this map are based on 44 Sudable far Preliminary Planning Only assumptions and approximations of the slope value as S&EC reserves the right to modify thrs map based on more Ileklwork, iA 4R��fi` S and an the,additional mfortnahon.A tions were ma dusin referenced in the Orange County LIDO Section 6.13. Y o PP—thm Ppe g �,�'1'R �.� mpographm maps,av photos and ground truthmg.If th t rs goingry - -, Both potential 65'and 80'buffers are shown to give bedistn,bed sa:ecadetaaedda—tinnsho Id be pp �edand 4 X reference to position.Orange County personnel will Permitted by the U.S.Army Carps of Engmeers as required.These Ilags were gpsd nsing a Trimble eeox}t unit.1h...it is.not s y g,ade and should he .. - need to confirm which buffer widths should be sed only for,,A—d fm plarming.If the user of this w k d r apnrrne,egutateareatn,esaa�abys&Ec mey�,, i, 1;na.;Nc"rate �� Rp� utilzied as well as confirm stream start points. .erred Prof..imtd Lend Surveyor tot te5,�-FC+ c. _ ai 17,4004 =A(PineMou, FRIENDS SCHOOL RD LW01 Start CL 3' LW1p ' 0 0CD o 0 o 0 O 01 tt CH ' Pond 1 00 W1 ° `* n 49 tt Pond w '09 tt CH • ��2 0 50 tt Pond �t, o 21 tt CH 0((J( Approximate stream start off property //// rt r A 11B / °fr W3, ,Ap, f U (�0 _ 0 20B tt CH ✓ 77-84 _ S02 tt 16A V U r > 18 tt CH CJrr a O O D r - 10ttCH 0 0 -- ' 4� w!' Perennial Start f S01 Int Start 0` 0 ,g ti.t t Evaluation Area Pond2 AJD Review Area Potentially Jurisdictional Perennial Stream Potentially Jurisdictional Intermittent Stream Potentially Jurisdictional Linear Wetland TURKEY FARN7 RD _ _ _ Potential Extension of Orange County Buffer " t Around Perimeter of Water Feature f' Potential 65'Orange County Buffer - Potential 80'Orange County Buffer {, rr y, C�3 Potentially Jurisdictional Pond Potentially Non-Jurisdictional Pond ?� tiyso Potentially Jurisdictional Wetland ----- 2'Orange County Contours Wetland Sketch Map ° 300 6-00 1,200 Feet N Project No. Scale: Carolina Friends School 11339.W6 V=300' Orange County,NC Soil&Environmental Consultants,]nr. Project Mgr.: a,n.��.,,K.. k�..�„,. .....,.... ,. SB 11/14/2024 Aerials from NC One Maps Traffic Impact Analysis Carolina Friends School Orange County, NC Prepared for: withArchitecture Kim1ey>)) Horn © Kimley-Horn and Associates, Inc.2024 46 Traffic Impact Analysis for Carolina Friends School Orange County, North Carolina Prepared for: withArchitecture Durham, North Carolina Prepared by: Kimley-Horn and Associates, Inc. NC License #F-0102 421 Fayetteville Street, Suite 600 Raleigh, NC 27601 (919) 677-2000 0111111111111 ��N C A R 011t!t� ato Py 026218 46 8 7 Pi8?�F661 �F ` GINE,•.•' IirjnU�� 11/4/2024 November 2024 016840000 47 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. 48 Kimley> Horn Carolina Friends School- Orange County, NC Executive Summary Kimley-Horn and Associates, Inc. has performed a Traffic Impact Analysis for the proposed Carolina Friends School located on located on Friends School Road in Orange County, North Carolina. It is assumed that the school will increase the total enrollment by approximately 50 students to a total of 503 students at full build-out of the site. At buildout, 227 students will utilize the new Upper School building proposed on the western portion of the campus, leaving 276 on the existing Lower/Middle School campus utilizing the existing access on Friends School Road. Access to the new building is proposed by upgrading the existing, gated gravel driveway that intersects Mt. Sinai Road. Approximately 6 buses serve the school for field trips and recreational purposes only, no impact to trip generation. The development is proposed to be built-out by the year 2026. This report presents trip generation, distribution, traffic and queueing analyses, and recommendations for transportation improvements required to meet anticipated traffic demands in conjunction with the development. The following traffic conditions were studied: • Existing Traffic (2024) • Projected Background Traffic (2026) • Projected Build-out Traffic (2026) Analyses were performed for the AM peak hour and school PM peak hour: ■ Friends School Road at Existing School Driveway ■ Friends School Road at Mt. Sinai Road ■ Mt. Sinai Road at Upper School Driveway (future unsignalized) The North Carolina Department of Transportation (NCDOT) Municipal School Transportation Assistance (MSTA) "School Traffic Calculator" was used to determine the trip generation potential of the schools. Table ES-1 School Traffic Generation I Vehicles Land Daily AM Peak Hour School PM Use Land Use Intensity Peak Hour Code In Out In Out In Out MSTA Lower School 276 stud. 298 297 188 154 109 143 MSTA Upper School 227 stud. 247 258 174 93 73 165 ES-1 49 Table ES-2 -Level of Service Summary Existing(2024)Traffic Background (2026) Build-out(2026)Traffic Intersection and Approach/Movement Traffic Control Traffic AM School PM AM School PM AM School PM Friends School Road at Existing School Driveway -(-) -H -(-) -H -(-) -(-) Eastbound Unsignalized F 177 8 C 179 F 2016 C 186 C 20 1 B 130 Northbound Left A 93 A 78 A 93 A 78 A 83 A 78 Friends School Road at Mt. Sinai Road -H -H -H -H -H -H Southbound Unsignalized E 49 9 C 183 F 569 C 190 D 346 D 25 5 Eastbound Left A 86 A 81 A 86 A 82 A 88 A 84 Mt. Sinai Road at Upper School Driveway - - Southbound Unsignalized N/A N/A c 170 c 17 6 Eastbound Left I I I A 84 A s o 50 Kimley> Horn Carolina Friends School— Orange County, NC Recommended Improvements: The following improvements are recommended for the projected (2026) build-out traffic condition based on the capacity analysis presented herein: Mt. Sinai Road at Upper School Driveway: • Construct the north leg as a full movement stop-controlled driveway with one ingress lane and one egress lane Conclusions Currently, Carolina Friends School is served by one driveway on Friends School Road. The analysis indicates that some congestion is experienced on the site driveway in the AM peak hour resulting in the need for a traffic control officer for a short period in the morning. By constructing a new driveway on Mt. Sinai Road and moving the Upper School to this location, traffic operations will improve at the existing school driveway. The analyses indicate that with the recommended improvements in place, the study intersections are expected to operate at acceptable levels-of-service in all peak hours. Therefore, no additional improvements are recommended, and the existing traffic control officer may no longer be needed at the existing school driveway. ES-3 51 uMIT 4T NOT TO SCALE F_ —1 1,15 EXISTING SITE SCHOOL DRWY. p J O 00 O = `r 0 J Ld O 2 p = r Z (C p W_ LL_ 3,000' 48 45 MT. SINAI RD LEGEND 1 EXISTING LANE EXISTING STOP SIGN RECOMMENDED LANE O RECOMMENDED STOP SIGN XXX PROJECTED 2026 BUILD—OUT AADT CAROLINA FRIENDS SCHOOL FIGURE Kimley)>)Horn ORANGE COUNTY, NC RECOMMENDED ROADWAY ES-1 TRAFFIC IMPACT ANALYSIS THIS DOCUMENT,TOGETHER PATH THE CONCEPTS AND DESIGNS PRESENTED HEREIN,AS AN INSTRUMENT OF SERIACE,IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED.REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY KIMLEY-HORN AND ASSOCIATES,INC.SHALL BE FOR LIABILITY TO KIMLEY-HORN AND ASSOCIATES,INC. 52 SITE Is. 'a VICINITY MAP cqr +o DRAWING INDEX. Cl COVER SHEET C2.1 EXISTING CONDITIONS AND DEMOLITION PLAN C3.1 SITE IMPROVEMENTS PLAN C4.1 GRADING,STORMWATER MANAGEMENT AND LANDSCAPE PLAN -NA� sc- C5.1 UTILITY PLAN (erel M lC U -A A.1 NOTES K wa if Ali/ W-11.1.1 A al�l�% DY C 9T= �TTMO 4 E- =TZ Z g z > CAROLINA FRIENDS SCHOOL Z E-, I EM Z C, CONDITIONAL REZONINGCD 9- E Orange County,North Carolina L) 1�, SITE DATA -T l: .R =-E'� �MA AS'-'D-11 I38 -T-1- 12-1 1-Mr I'. PR.-- SIM:= Mg:2 1 11 IMT-1 1 ==1 1-0 EETFe%-1, U - -.-A. =2 1py- *A:11 1 -T PRELIMINARYSHEET NO. 0 NOT USE FOR G T'Os sl!.Iz - 01 CONSTRUCTION ONST --- JL . JL 53 CENT£RLIN£PINEY MOUNTAIN CREEK \ �y�. _ ea / ..FARCE' zv s mm o r s,s uz avow� uses. � 33 685E AC e rz _- uz x uuaa s r" - urc zm� z \ \ e ra � >sze zv senna°'` n.ss �, zsm x za.n \ - / w� .s�� � \ � \/�it �,�•�I ... � � tno. � y♦/\III , / L rs s.zemn z pass zs s xaszr z xzea• c � .,..,.. � .moo•r :.r.� . .... .�.. zz s.ns , re re.oizm. "x uiae C°�ie.er x°a�r°ry - `— r,.a,. '"4 r� \ � x \ rq // + Y — I PARCEL 2 AC b 1. PARCEL 23.086E rme i °ren�oa o s , 0 7 z � U o ,l / £f TL / r , I ll r e � PRELIMINARY DO NOT USE FOR µ a..�..�„ .... • - -.-" �.* / � CONSTRUCTION SHEET N0. CRAPNiC SCALE I • 1 54 CEN/ERLINE PINEY IWOUN— Ah m EA VV"ll 4Q If of PAI—ICEL l —A.6— "M FARC , Z Z C) 'A 'W! p 23 6863 AC. z 9Z V T' a zz— 1p 4? II-x PRELIMINARY DO NOT USE FOR] CONSTRUCTION SHEET NO. GT9c 5 !LE 55 �zP p• ;fit �i FARC wu�nc c°uxrr _ J a � PARCEL 2 zp" l A - e Q W II i d NEW23.0882E AC. " `:.T "m¢xa4 \ Sep+"+p / / ` s+ /\ O z \�/" cn o x P4 1I MM uNoscaaE nno eurF[ �°' %'M 9 ml > nmcenax ue ,a ruw sre,o:,nc,s mcw m evrzvz. — _ _ -- �- 1.1 �1 nu°,vwEcui°ias euro ommwsr°nu.ma2� � a/ cup i" nvr m[c>worzcnm�urw ,x nPrv°y[°un°su>c ex°m[[ �� I -- i ,aux ms�r airu c m's a �•� PRELIMINARY CONSTRUCTION SHEET N0. GRAPHIC SCALE 56 Av EA lo� J IU 3 z 9M.:Mrll C) C-� z 53-051'—AIC/ W . zapw I 1-k*I E 4§,4 .......... L 23 CE R_ Al. Z C, z Z_ \N F I! UTILITY LEGEND PRELIMINARY DO NOT USE FOR ------ CONSTRUCTION SHEET NO, GRAPHIC SCAIE 57 • civil consultants LAND DEVELOPMENT CONSULTANTS Carolina Friends School August 19, 2025 List of Conditions for Re-Zoning to Non-Residential Conditional District (Orange County Case Number MA25-0001) 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 2. No lighting will be provided on existing or proposed athletic fields or courts. Site lighting for Improvements on campus requiring Site Plan approval shall be provided in accordance with Orange County lighting standards at the time of Site Plan approval. 3. No burning of land clearing waste shall occur. 4. Landscape and buffer requirements shall conform to the Orange County LIDO at the time of approval with the following modifications or exceptions: a) Existing conditions and facilities within the buffer area, above or below ground, may remain intact, remain in service, and be maintained as needed, but not unduly expanded b) Buffer areas that do not currently meet vegetation standards for required buffers will not require new plantings or other screening; and c) By approval of a detailed Landscape Protection and Re-vegetation Plan, selected individual trees within buffer areas may be removed and replaced. 5. Site Improvements shown and/or referenced as future Site Improvements on the Drawing Plan Set or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations, configurations or size of buildings or other improvements or otherwise restrict the limits of disturbance.The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction. The locations included with those future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. 6. Applicant shall include internal and driveway improvements consistent with the November 21, 2024,Traffic Impact Analysis Review letter issued by C.N. Edwards,Jr., P.E., upon submittal of 58 construction drawings for a driveway permit on Mt. Sinai Road associated with construction of the New Upper School. 7. Parcels 1, 2 and 3 will be combined into a single parcel within 24 months of expiration of the Klopfer Life Estate. 8. Approval of this zoning application is intended to include the existing uses and features allowed in the original Special Use Permit as modified. Upon approval of this zoning application,the Special Use Permit as modified is no longer necessary and shall be extinguished. Ap licant Signature Staff Report Attachment 2 Zoning Atlas Amendment — Conditional District Basic Information Vicinity Map for Rezoning Application - PINs 9892202052,9892227326, X- 1 and 9892310306 } LewerEine * ""j "� r P acted ❑urhart,. Cane ' • ` Creek }� - - ` � ��'z., ► - • 4 Protected Hi N ='vim Sys — i I M1 ti►t x— Jordan } Lake _ Can Creek �+ ;'* Critical tin., .i f Chapel Hill county Township ,- Haw River + i ' - 1•, i �INS ;7 Universim ty Lakeds,= 5 _ Protected _ PINS: Hn 9892202052,9892227326 �Um ersity and 9892310305 I Lake �- r tel-" Cntleal p Trn•.nships + I City LimitsHaw .� Jordan _ Cr]s ted ?' Lake Chapcl Hill Tawnship Hip '� ,r / - - _Protected 6 Major Streams r Writer Supply Watemhed, Parcel Identification Numbers (PINs) 9892-31-0306, 9892-22-7326, and 9892-20-2052 Parcel Address 4809 Friends School Road, Durham, NC Applicant Name Carolina Friends School and Peter and Martha Klopfer Life Estate and Address 4809 Friends School Road Durham, NC 27705 Property Owner Name and Address N/A (if different from Applicant) Agent(s), if applicable Civil Consultants, Inc. 1 Parcel Size +/- 110.456 acres Future Land Use Adopted Future Land Use Map with Parcels 9892202052, 9892227326,and 98923103o6 Depicted Map (FLUM) Rural Buffer ►/ / 7 Designation FLUM Overlay(s) Resource Protection Areas Growth Management Rural Designated System Designation 227326 rnw Land adjacent to an Urban or Definition of FLUM Transition area which is rural in character and which should 9892316306 Designation remain rural contain very low- (from Article 10 of density residential uses and not UDO) require urban services during the g Ian period. n Interlocal Agreement Applicable Yes Jordan Lake 98922D2D52 s (Y/N � Applicable ILA Joint Planning Area (JPA) Future Land Useo O6BE 22C29 29£222?326, Rural Buffer and 9892316306 Classification �V>area�At v� Land which, although adjacent to Res r cion Areas an Urban or Transition Area is R,aN,1e. rural in character and which will remain rural and not require urban services. The Rural Buffer is orange county-chapel Hill-CarrboroJoint Planning Area expected to contain low densityar residential uses, agricultural uses exempt from zoning regulations, and low-intensity agricultural support uses. The Joint Planning . ' Area Land Use Plan category -- 9892227326 within the Rural Buffer is Rural r' Residential, defined as low-density j Description areas consisting of single-family . SB92310306 ' homes situated on large lots with a minimum lot size of two acres, ------- except __ 01 Rezoning Application to NR-CD for PINS 9892202052,9892227326, PDHRB (Planned and 9892310306 Current Zoning Development Housing - Rural o A�.soR District Buffer) and RB (Rural Buffer) Requested Zoning NR-CD (Non-Residential 9892227329 A District Conditional District) Requested Zoning -- District Consistent 9892310305 with Appendix F of a Jordan Lake 2030 Yes Comprehensive ' Plan �E,P Existing Zoning Jordan Lake Unprotected Overlay Districts Watershed 9892292082 aM1 Amendments Proposed for Q PIN,:9892202n52.9892227326,and 9392310306 yr No — stream, Overlay Overlay Districts _Water Bode, e° ZmIn9 (Y/N) ' �F" 3 Surrounding Land Uses and Zoning Aerial Image with Parcels 9892202052,9892227326,and North ■ All lots are zoned RB (Rural Buffer) with 98923103o6 Outlined single-family residential uses or are currently undeveloped and in agriculture , use. South All lots are zoned RB (Rural Buffer) with =? • single-family residential uses or 892227326 9 °s"r undeveloped land of Duke Forest. _ East All lots are zoned RB (Rural Buffer) with single-family residential uses or are 98928,0866 currently undeveloped and in agriculture LLr use with Duke Farm. West All lots are zoned RB (Rural Buffer) with .; single-family residential uses or ' undeveloped land. Existing Roads �'+� :'^y;' 9697263652 North None ., South Mount Sinai Road ,a Q PIN,'.9802202052�n03222732C,n dtl 802310306 East Friends School Road West None Existing Conditions/Physical Features Carolina Friends School's main campus is located on PIN 9892-31-0306. This campus includes the Early School (ages 3-6), Lower School (ages 6-10), Middle School (fifth through eighth grade), and upper school (ninth through twelfth grade), and their supporting amenities, such as libraries, athletic facilities, and performing arts center. Carolina Friends School via the Peter and Martha Klopfer Life Estate also has supporting uses on PINs 9892-22-7326 and 9892-20-2052 to the north and south of the main campus. The northern parcel includes Peter and Martha Klopfer's residence and a wastewater drip system irrigated in to the forest. The southern parcel also includes an existing residence and barn. The current school use was permitted on all three properties through a Special Use Permit in 1990, with modifications in 1992, 1996, and 1997, and 1998. Public Water and Sewer The site is served through private onsite wells and a private onsite treatment plant and irrigation system. 4 Site Plan VF fYM 5 Proposed Access and Transportation Network Improvements Carolina Friends School will maintain the existing access on Friends School Road. The existing gravel driveway on Mount Sinai Road will be improved for use as the access point for future Upper School. The access will be subject to an NCDOT driveway permit. Summary of Transportation Information Existing Roadway Characteristics Affected Roadway Friends School Road (SR 1719) and Mount Sinai Road (SR 1718) Type of Roadway Local (Friends School Road) and Minor Collector (Mount Sinai Road) Current Roadway Capacity 14,600 (Friends School Road and Mount Sinai Road) Latest Traffic Volume 800 AADT (Friends School Road) and 1,900 AADT (Mount Sinai Road) Traffic Generation Number of Trips Expected to be Generated by Proposed Project 1,110 per Full Transportation Impact Analysis (TIA) available via the ermit Portai. Proposed Utilities No utilities are proposed with this development. Carolina Friends School will continue to maintain the private utilities on the property and ensure that all wastewater is treated in accordance with State and local laws. Erosion Control/Stormwater Regulations The applicant has provided a grading and stormwater management plan (Attachment 1) and will comply stormwater management (Section 6.14) and erosion and sedimentation control (Section 6.15) regulations of the UDO. Landscape Buffers/Setbacks North 30 ft. land use buffer, 20 ft. building setback South 35 ft. street yard East 30 ft. land use buffer, 35 ft. building setback on property line bordering Friends School Road, 20 ft. building setback on all other eastern lines West 20 ft. land use buffer on western property line of PIN 9892-20-2052, 30 ft. land use buffer on all other western lines, 20 ft. building setback Environmental Assessment (EA) The applicant has provided an Environmental Assessment (EA) application and supporting materials as required in Section 6.16 of the UDO with their submittal. These materials have been shared with various State agencies via the NC Department of Administration's State Clearinghouse. Planning staff have reviewed the materials and agree with a determination of"Finding of No Significant Impact (FONSI)" as required in Section 2.25.1 B 5 of the LIDO (Attachment 5). This determination eliminates a requirement 6 DD from the applicant to provide a more detailed Environmental Impact Statement (EIS) process as outlined in Sections 2.25.2 and 6.16.4 of the UDO. Solid Waste Carolina Friends School utilizes a private contractor for solid waste management and recycling for the school facilities. This program requires at least the same level of current and future recycling service as that provided by Orange County Solid Waste Management. These programs will continue to be expanded or modified as appropriate for the new and existing facilities. If at any time the school uses the services of Orange County Solid Waste or Orange Community Recycling, then the applicant will comply with Orange County Solid Waste Regulations. Proposed Conditions Per NCGS 160D-703 and UDO Section 2.9.1(F), imposed conditions and site-specific standards are limited to those that address conformance of the development and use of the site to local government ordinances and adopted plans or the impacts reasonably expected to be generated by the development or use of the site. 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 2. No lighting will be provided on existing or proposed athletic fields or courts. Site lighting for Improvements on campus requiring Site Plan approval shall be provided in accordance with Orange County lighting standards at the time of Site Plan approval. 3. No burning of land clearing waste shall occur. 4. Landscape and buffer requirements shall conform to the Orange County UDO at the time of approval with the following modifications or exceptions: a. Existing conditions and facilities within the buffer area, above or below ground, may remain intact, remain in service, and be maintained as needed, but not unduly expanded; b. Buffer areas that do not currently meet vegetation standards for required buffers will not require new plantings or other screening; and c. By approval of a detailed Landscape Protection and Re-vegetation Plan, selected individual trees within buffer areas may be removed and replaced. 5. Site Improvements shown hereon and/or referenced as future Site Improvements hereon or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations or size of buildings or other improvements or otherwise restrict the limits of disturbance. The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange Count and/or other Authorities Having Jurisdiction. The locations included with those 7 future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. 6. Applicant shall include internal and driveway improvements consistent with the November 21, 2024, Traffic Impact Analysis Review letter issued by C.N. Edwards, Jr., P.E., upon submittal of construction drawings for a driveway permit on Mt. Sinai Road associated with construction of the New Upper School. 7. Parcels 1, 2 and 3 will be combined into a single parcel within 24 months of expiration of the Klopfer Life Estate. 8. Approval of this zoning application is intended to include the existing uses and features allowed in the original Special Use Permit as modified. Upon approval of this zoning application, the Special Use Permit as modified is no longer necessary and shall be extinguished. Review Milestones Application Submittal Date January 30, 2025 Development Advisory Committee March 6, 2025 DAC Review Neighborhood Information Meeting May 7, 2025 NIM Note: The DAC is a staff/agency committee, established in Section 1.9 of the Unified Development Ordinance. Courtesy Review Jurisdiction Date Sent Comments Received (Y/N) State Clearing House February 18, 2025 Yes Town of Chapel Hill March 12, 2025 No All comments received through Courtesy Review are available via the Permit Portal. Analysis Staff Analysis As required under Section 2.8.5 of the LIDO, the Planning Director shall cause an analysis to be made of the application. In analyzing this request, the Planning Director offers a full analysis of the application's consistency with the adopted Orange County 2030 Comprehensive Plan. See the drafted Statement of Consistency (Attachment 7) in which the relevant Goals and Objectives of the Orange County 2030 Comprehensive Land Use Plan have been analyzed in full detail. 1. Staff review determined that the application is complete and all submitted materials are in compliance with the following applicable sections of the UDO: ■ Section 2.8, Zoning Atlas and Unified Development Ordinance Amendments ■ Section 2.9, Conditional Districts ■ Section 5.8.4, School Preparatory In accordance with Section 2.9.1(F), Approval and Conditions, the applicant has submitted conditions which are to be reviewed by the Board of County Commissioners for a determination as to whether such conditions will afford protection of the public health, safety, and general welfare. "School: Preparatory" is defined as Use #22 in the Table of Permitted Uses and within Article 10, Definitions of the UDO as: L-- 8 "A land use providing academic courses designed to satisfy curriculum requirements/standards established by the State of North Carolina Department of Public Instruction including pre-school through 12th grade/pre-college activities provided by either public or private institutions. The term includes kindergarten, elementary/secondary and high schools, schools for the mentally and/or physically disabled, military academies, schools for the deaf or visually impaired, and alternative schools." Section 5.2, Table of Permitted Uses of the UDO identifies "School: Preparatory" as a permitted use within the NR-CD zoning district. 2. Staff review of the application included considerations for how the request relates to the Orange County 2030 Comprehensive Plan. This staff analysis found in the Statement of Consistency (Attachment 7) outlines elements of the Plan which staff identified as relevant to the consideration of this request. 3. The requested zoning district, NR-CD (Non-Residential - Conditional District), is consistent with the 2030 Comprehensive Plan, Appendix F, Relationships Between Land Use Classifications and Zoning Districts. 9 1 ORANGE COUNTY 68 NORTH CAROLINA PLANNING and INSPECTIONS Cy Stober,AICP,Director I cstober@orangecountync.gov 1 131 W.Margaret Lane,Hillsborough,NC 27278 1919.245.2575 August 22, 2025 NOTICE OF PUBLIC HEARING Dear Property Owner: This notice is to inform you of the September 4, 2025, Board of County Commissioners (BOCC) meeting, at which an application to rezone +/-110.456 acres (PINs: 9892-31-0306, 9892-22-7326, 9892-20-2052) will be reviewed. The parcels' primary address is 4809 Friends School Road, Durham, within the Chapel Hill Township. This notification is occurring in accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments of the Orange County Unified Development Ordinance (UDO). You are receiving this notice because you own property located within 1,000-feet of the parcels requested for rezoning. YOUR PROPERTY IS NOT PROPOSED FOR REZONING. Property Information Parcel ID Numbers (PINs) 9892-31-0306, 9892-22-7326, 9892-20-2052 Owner Carolina Friends School and Peter and Martha Klopfer Life Estate Applicant Carolina Friends School and Peter and Martha Klopfer Life Estate Location 4809 Friends School Road, Durham Acreage +/-110.456 Current Zoning PDHRB (Planned Development Housing - Rural Buffer); RB (Rural Buffer) Proposed Zoning Non-Residential Conditional District (NR-CD) Watershed Designation Jordan Lake Unprotected What is being proposed? Carolina Friends School has initiated a Zoning Atlas Amendment in order to bring the existing school site into compliance with the Orange County UDO and to allow for future development/expansion of the school. The applicant and property owner are requesting a rezoning of the +/-110.456 acre property to NR-CD. The applicant has provided a site-specific plan featuring the existing school facility and proposed future school improvements. What is this meeting for? The BOCC will hold a public hearing on the proposed rezoning. Interested persons are invited to address the County Commissioners with their comments regarding the rezoning application. The Orange County Planning Board, an advisory board comprised of appointed volunteers, reviewed this application at its June 4, 2025, regular meeting and voted unanimously to recommend approval of the rezoning request. 69 This amendment request will be reviewed by the BOCC during a public hearing scheduled at 7:00 p.m., September 4, 2025, at the Whitted Meeting Facility (300 West Tryon Street, Hillsborough, NC). All interested persons are invited to address the Board with their comments regarding the application. The BOCC is the decision-making body regarding zoning matters. The Board may take one of the following four actions at their meeting, 1) Approval, 2) Denial, 3) Approval, but with specified changes, or 4) that the Board be given extended time to consider the matter. BOCC Meeting Information Date September 4, 2025 Time 7:00 p.m. Place Whitted Meeting Facility Address 300 West Tryon Street, Hillsborough, NC Lauren Honeycutt, Planner II Assigned Planner Email: lahoneycutt(a�orangecountync.gov Phone: 919-245-2598 If you cannot attend the public hearing and the website does not answer your questions about the applications, you may call (919) 245-2575 during regular business hours and you will be directed to a staff person who can assist you. Sincerely, —- i Cy Stober Additional information is available on the Orange County Planning Department's website: https://www.orangecountync.gov/3038/Active-Development-Projects or scan below: [oil kTan ,M Nor ■ Si desea servicios de traduccion para esta carta y otros documentos relacionados con el caso/asunto;y/o servicios de interpretacion de idiomas en una reunion relacionada con este caso/asunto, comuniquese con Current Planning Division al correo electronico: planninpapps(o)orangecountVnc.gov o flame al 919-245-2575. Por favor, espere al menos 10 digs para que nuestro personal organice estos servicios. 70 ORANGE COUNTY NORTH CAROLINA PLANNING and INSPECTIONS Cy Stober,AICP,Director I cstober@orangecountync.gov I iii W.Margaret Lane,Hillsborough,NC 27278 1919.245.2575 CERTIFICATION OF MAILING ZONING ATLAS AMENDMENT ORANGE COUNTY, NORTH CAROLINA I, Lauren Honeycutt, Planner 11 with Orange County, North Carolina, DO HEREBY CERTIFY that in accordance with the provisions of Section 2.8.7 of the Orange County Unified Development Ordinance I have mailed, or have caused to be mailed, a Notice of the Public Hearing to be held regarding a rezoning application proposing to rezone three parcels located at 4809 Friends School Road, Durham (PINS: 9892-31-0306, 9892-22-7326, 9892-20-2052) on August 22, 2025. The owners were identified according to the Tax Records, as required by Section 2.8.7 of the Orange County Unified Development Ordinance. The mailed notices specified the date,time, place and subject of the Public Hearing. WITNESS my hand, this 22nd day of August 2025. Lauren Honeycutt Planner 11 Orange County Planning 71 civil consultant LAND DEVELOPMENT CONSULTANTS Property Owners Within 1,000-ft OBJECTID PIN OWNERI_LAST OWNERI_FIRST OWNER2_LAST OWNER2_FIRST ADDRESSI CITY STATE ZIPCODE 1 56065 9891096484 ALEXANDER STEWART PARKS III ALEXANDER LINDA A 4001 MT SINAI RD DURHAM NC 27705 2 56066 9891097845 KRUEGER KRISTINE L RITCH KELLY L 5121 MURPHY SCHOOL RD DURHAM NC 27705 3 56100 9891195925 VOGEL HANS P TRUSTEE 4730 MURPHY SCHOOL RD DURHAM NC 277058029 4 56101 9891199093 PICKETT THOMAS THURSTON PICKETT MARY 1 4215 MOUNT SINAI RD DURHAM NC 277058074 5 56102 9891199127 COTHRAN LEE COTHRAN FELICIA 4209 MT SINAI RD DURHAM NC 27705 6 56125 9891297800 KLOPFER PETER H KLOPFER MARTHA 5 4801 FRIENDS SCHOOL RD DURHAM NC 277058193 7 56126 9891299800 DUKE UNIVERSITY 2200 W MAIN ST STE 300 DURHAM NC 27705 8 56136 9891385948 TIMBERLAKE EDWIN E JR 4422 MT SINAI RD DURHAM NC 27705 9 56137 9891393288 TIMBERLAKE IRMA 4416 MT SINAI RD DURHAM NC 27705 10 56138 9891396356 TRICE VERNON RAY TRICE JUDY 4508 MT SINAI RD DURHAM NC 277058079 11 56139 9891397953 LI JIANQUAN CHEN YING 5215 FRIENDS SCHOOL RD DURHAM NC 27705 12 56141 9891398708 TAYLOR CHARLIE PHILLIP TAYLOR BRENDAT 5227 FRIENDS SCHOOL RD DURHAM NC 27705 13 56150 9891431974 DUKE UNIVERSITY SCHOOL OF FORESTRY 2200 W MAIN ST STE 300 DURHAM NC 27705 14 56174 9891494935 TWINE CHARLES EDWARD TWINE MARGARET 906 DEERS NEST LANE DURHAM NC 27705 15 56365 9892004799 BOHS LAURENCE N SEARLES BOHS ELIZABETH L 5001 MURPHY SCHOOL RD DURHAM NC 27705 16 56366 9892008266 MAUPIN SUZANNE P THOMAS CHARLES A G IV 5107 MURPHY SCHOOL RD DURHAM NC 277058038 17 56367 9892012313 CALL KIMBERLY S 3943 SERENITY FARM LANE DURHAM NC 27705 18 56368 9892013882 CALL KIMBERLY S 3943 SERENITY FARM LANE DURHAM NC 27705 19 56369 9892019217 KEEFE STEPHEN YOUNG MELANIE 717 BLUEBIRD DURHAM NC 27705 20 56370 9892020620 DAVIS KIONA M 4719 WHEELS HILL RD DURHAM INC 27705 21 56372 9892021287 VISE BILLIE L 6515 ROCKY TOP DR ROUGEMONT NC 27572 22 56373 9892023873 BEUTLER ANDREAS BANCK MICHAELA 812 CARROLL ST DURHAM INC 27701 23 56374 9892025380 LEE ROBERT EJR LEE STACY B 3934 ZERO RD DURHAM NC 277058597 24 56375 9892025730 THREADGILL RYAN S THREADGILL JULIA C 3915 ZERO RD DURHAM NC 27705 25 56376 9892028795 BAUGHMAN KIMBERLY ANN 2206 OAKHURST TRL HILLSBOROUGH NC 27278 26 56381 9892035238 RILEY DON W RILEY ROBBE B 3902 ZERO RD DURHAM NC 277058597 27 56383 9892039196 SEAWELL ROBERT) SEAWELL SHEILA L 3926 ZERO RD DURHAM NC 277058597 28 56404 9892102162 VOGEL HANS P TRUSTEE 4730 MURPHY SCHOOL RD DURHAM NC 277058029 29 56405 9892102248 GRAHAM DOYLE G OQUINN AGLAIA N 5106 MURPHY SCHOOL RD DURHAM NC 27705 30 56406 9892105875 NANCE ALICIA CLAYTON PAUL 710 BLUEBIRD TRL DURHAM NC 27705 31 56407 9892112865 BISHOP ZACHARY R BISHOP DANIELLE H 730 BLUEBIRD TRL DURHAM NC 27705 32 56408 9892115483 ROUSSEAU FRANCK S TRUSTEE 3707 STONEGATE DR CHAPEL HILL NC 27516 33 56409 9892121861 SEAWELL SHEILA L SEAWELL ROBERT) 3926 ZERO RD DURHAM NC 27705 34 56410 9892124411 BOWERS JAMES SAMUEL II TRUSTEE BOWERS KRISTIN WHEELER TRUSTEE 4025 GARRETT DR DURHAM NC 27705 35 56412 9892135661 GARRETT DARRELL W 4012 GARRETT DR DURHAM NC 27705 36 56413 9892137262 HORN DEENA GARRETT HORN GARY L 4028 GARRETT DR DURHAM NC 277058002 37 56414 9892139568 GARRETT DELBERT W GARRETT REBECCA P 4436 MURPHY SCHOOL RD DURHAM NC 277058022 38 56432 9892202052 KLOPFER PETER H KLOPFER MARTHA S 4809 FRIENDS SCHOOL RD DURHAM NC 277058193 39 56433 9892220876 HENDERSON DAVID LAW CAITLIN 4115 GARRETT DR DURHAM NC 27705 40 56434 9892227326 KLOPFER PETER H KLOPFER MARTHA S 4801 FRIENDS SCHOOL RD Durham NC 27705 41 56435 9892232325 GARDNER LEE PROPERTIES III LLC 3307 WATKINS RD DURHAM NC 27707 42 56436 9892238436 GARDNER LEE PROPERTIES III LLC 3307 WATKINS RD DURHAM NC 27707 43 56437 9892243203 CRABTREE TIMOTHY 4353 MURPHY SCHOOL RD Durham NC 27705 44 56459 9892305158 U 11ANQUAN CHEN YING 5215 FRIENDS SCHOOL RD DURHAM NC 27705 45 56460 9892310306 CAROLINA FRIENDS SCHOOL 4809 FRIENDS SCHOOL RD DURHAM NC 27705 72 OBJECTID PIN OWNERI_LAST OWNERI_FIRST OWNER2_LAST OWNER2_FIRST ADDRESSI CITY STATE ZIPCODE 46 56461 9892329381 COY DERON K 4806 FRIENDS SCHOOL RD DURHAM NC 27705 47 56462 9892329653 BURROUGHS ROGER KERMIT 4810 FRIENDS SCHOOL RD DURHAM NC 277058192 48 56463 9892335224 CAROLINA FRIENDS SCHOOL 4809 FRIENDS SCHOOL RD DURHAM NC 27705 49 56464 9892339300 GOLDMAN M GLENN GOLDMAN ALLISON R 4910 PINEY CREEK LN DURHAM NC 27705 50 56467 9892347072 DEL GAIZO ANDREW DEL GAIZO CHRISTINA 4520 FRIENDS SCHOOL RD DURHAM NC 277058186 51 56497 9892403179 HARDY RICHARD HARDY CLARE 915 DEER NEST LANE DURHAM NC 277057946 52 56498 9892403309 FISHER MARY BETH 4314 COTTONDALE DR DURHAM NC 27703 53 56499 9892403676 CAMPBELL SHARON L LERNER KENNETH M 4712 GANESH PL DURHAM NC 27705 54 56501 9892407696 LAW MICHAEL M LEE KILE E 12120 LOCKHART LN RALEIGH NC 27614 55 56503 9892413118 DUKE UNIVERSITY 2200 W MAIN STSTE 300 DURHAM NC 27705 56 56504 9892423445 DAVIS DAVID MICHAEL TRUSTEE DAVIS VICKIE WATKINS TRUSTEE 537 NARROW LN DURHAM NC 27705 57 56505 9892424387 DAVIS DAVID MICHAEL TRUSTEE DAVIS VICKIE WATKINS TRUSTEE 537 NARROW LN DURHAM NC 27705 58 56506 9892426547 BURROUGHS ROGER KERMIT 4810 FRIENDS SCHOOL RD DURHAM NC 277058192 59 56509 9892431167 GOLDMAN M GLENN GOLDMAN ALLISON R 4910 PINEY CREEK LN DURHAM NC 27705 60 56511 9892438140 BURROUGHS ROBERT STEVEN 2164 WHITEHALL DR NE MARIETTA GA 30066 61 56529 9892515504 DUKE UNIVERSITY 324 BLACKWELL ST DURHAM NC 27701 73 April 23, 2025 NOTICE OF NEIGHBORHOOD INFORMATION MEETING (NIM) Non-Residential Conditional District Rezoning Application (NR-CD): MA25-0001 (Carolina Friends School Conditional Zoning) Dear Friends and Neighbors: Carolina Friends School has submitted a Non-Residential - Conditional District Rezoning (NR-CD) Application to allow for enhancement of programs and growth of the school in response to population growth in the area. As required by the Unified Development Ordinance (UDO) Section 2.9 Conditional Districts of the Unified Development Ordinance, you are receiving this letter because your property is within 1,000 ft. of the school's campus. The property is further described below: Property Information Parcel ID Numbers (PIN) 9892-20-2052, 9892-31-0306, 9892-22-7326 Owner Carolina Friends School and Peter and Martha Klopfer Life Estate Applicant Carolina Friends School and Peter and Martha Klopfer Life Estate Location Carolina Friends School 4809 Friends School Road Durham, NC 27705 Acreage 110.456 +- Zoning Planned Development Housing - Rural Buffer and Rural Buffer (PDHRB and RB) Watershed Designation Jordan Lake Unprotected What is being proposed? North Carolina and Orange County are experiencing significant growth in population year over year. Many of the new residents are young families with school age children. With our beautiful and beloved natural environment, the Friends School campus is recognized as a special learning community and is in increasing demand with many current and new North Carolinians. Expanded facilities for students from pre-K to Upper School are necessary with the most acute 74 need for the higher grades associated with the Upper School. Continued measured growth and development of the campus will enable the School to provide needed educational opportunities to residents of the County. The NR-CD District is a flexible approach to sustainable development of our more than 60-year-old campus. What is this meeting for? This Neighborhood Information Meeting (NIM) will allow you and other nearby property owners to meet with representatives of the school to learn about and discuss the proposal. We also see this as an opportunity to deepen our relationship with you as fellow stewards of the land and community. When and where is the meeting? Meeting Information Date May 7, 2025 Time 7:00pm Place Carolina Friends School Lower School Library Address 4809 Friends School Road Durham, NC 27705 Assigned Planner Lauren Honeycutt, Planner II Email: lahoneycutt@orangecountync.gov Phone: (919) 245-2598 After the NIM, this proposal will go to the Planning Board for review and recommendation to the Board of County Commissioners. The Board of County Commissioners will then hold a public hearing to make a final decision on the application. You will also receive a letter sharing when those meetings will take place and at what time. If you have any questions regarding this project, feel free to reach out to me. My contact information is listed below. I look forward to exploring this proposal with you. In peace and community, Karen Cumberbatch Head of School Carolina Friends School kcumberbatch@cfsnc.org 919-383-6602 Enclosures: Site Plan 75 PINLY�C', /Friends School D Road RB DHR J,--- an Lake RB nproteded Mt. Sinai Road — GRAPHIC SCALE 200 0 100 200 400 • 1 inch=200 ft. CURRENT ZONING CONTEXT Attachement A 76 �=OQ o^�ry0�ti 2 G ARDNER-LEE PROPER1155 PIN 9892-23-8436 ��QO°'�o2J"2 �h n ZONINll NG'.RB p oo LAND USE'. RESDENTIAL CJP 2 �eo�2 e n°jti G'o 1 ¢Yh Po�2 2 0AVID HENDERSON DBCAJUN PG 680 P1N ZONING'. RB V�' RESIDENTIAL _ J h LAND usE. RB JAMES S&KRISTEN W BOWERS TRUSTEES DB 6820 PG 339 Q 00Q02y: PB 72 PG 98 t� Q p V 96 p PIN 9892-12-4411 Q °~ N R-C D ZONING: RB Q G LAND USE: RESIDENTIAL Sf-�'� y�sSds? 62 EP. om0 d a2 j2 ' G,OSS0� �JP lb u'f ZACHARY R&DANIELLE BISHOP DB 6822 PC 85 PB 88 PG 73 PIN 9892-11-2865 lyi' 2 S�'�yp�7 des ZONING: RB LAND USE: RESIDENTIAL [1•: w - 1cS �m F � NR-CD �zo�_m NV.yha°h�v r v ��jyw/�=Q°°ti J�ti� •J Z � S o 1� IIICNI I«+«Id+11� i, _. - TILL-IIIIWII �_` RB �z -=- RB soda DUKE U411VPR517 QO DB 989\-29 R9 ARCH NR-CD LAND USE_ "1 SERVATION�RESE 6 P G �i�'h Oy may~ o6 dQQ°ryo J`� m_ � a N�ry�p a,N7tQcQ- 2 h R, - 00Q02 E °PQ p O Y7'Syy SRO+° a GRAPHIC SCALE °pie 200 0 100 200 400 4pR nm 1 inh ter) ss `�PZ)BJ ch=200 ft. PROPOSED ZONING Attachement B \ 1 r+ Y � a ' hf is *. 7� �b%�.� wg' ✓ �� 7 _ "��' - 'l'r '�ys �. r, � '•� �� �� #ey,� t� P }�r'" L"jr7 "ate�j.. M1��: r� x•' ., . ,. �a�}yr ;rte :F ,T �, `�i'l�i �tY � '�a �� �k r1q yxt Carol ii n a Friends Sch Fisc - �. ,}� �;�•, ,� x .� • 1 a , , sr a _k1 ^Y a yyrr �"f�'!� � i�� ��"` y ,.# a,., y �•�i..., �i���� �Z" -e .-a � t.aJY'�1'�Y s�"M D#' � �;� t 4.^,� ,� -'rY � '(��'�, 'ti,�'� ,#•� r�"'@-H, ,.Y, ry�y �,s. ".��"�ly- ai;,Y � s'f/ °�'*r� ,�. _ ,�'�:t`; �;+� WWI '= -�_,*�. „. `�. �'��.�'��''1`�'::{�"�.� , Y%�l'r�.'.''�j`*!R `F�.-'F�'r> -.�+�k�e�±`*lo'► "I�,� i. 'Y.� 'k�`?�.-�.�+ :�'t:: �_�al. � �1` 'I4 e ' .,�,14� .• ,M:r -• �. � +!r!' , ',ice., -pij !i _ w All _ _7 11,7r;70mm Avr Anow KF-n. 2-5 1 �MjsycHr •0 `�•] -` �1ay _e"4_ ',s _ a`3 ism r " 4i r MORE INFO, �..y •per � ar' M� �' J'4]7��... �j•l� J �� y��p� -' �.. ..nom _ !'r .r, r d - met rl' !R ' �� �` '�.r * '►; � .�n. � � _ • � � 4 . r _ l cif f'�. Y 9 .�. v � � t'•h'ti Y ; l( � +. 79 Neighborhordl Information Meeting May 7, 2025 Owner and Applicant: Carolina Freinds School and Peter and Martha Klopfer 7PM Carolina Friends School,Lower School Library Name{Print} Signature Address Email(optional) it (AO f(A� ��ra0 > SI�tG��r c _ W ,�._ lZ f . c c�r,nkQ..+tit( ' stat l .d_ t NI'tGko - �` '-� U end[S Sc_ 1 t ° ria O f t , td Aw KA1006 AO'a -r f C' d' \ i ,7 Y7C, :7—,5;f G V/P C4 v e-, t ,7//V0 C C e-VLIPQf��-,k�r�c1�„�' �et IS�e�r �eS� Lc�n e ��,oEr�ate eln�N�r�� 1 • I1.e-� lit— Arte Cy Cfza--e Uj MqL6NN z3 e YAHD-`, Co.,-) Lq l�"4y"l �cr1 S%D �L ✓`. -__ i42alen I• e(A s 3 C )L �( _ i AW - cye4 L�,x, n<< s l�(a qua 4� �L� riSbt �ti � � L.A NG 5A 4\—\Ltr— G �c Go LI<A 5oI7-RTJ Ce 80 R'F{'' hborhood Meet— May 7, 2025 Owner and Applicant: Carolina Freinds School and Peter and Martha Klopfer 7PM Carolina Friends School,Lower School Library Name(Print) Signature ;Address Email(optional) � RIj Anv)CLFaa,- � ,� •► '' ��a� .. arl��xrc 12d �5 -------- f ,ter �G1F-l`i� / ltd✓/I� Yiic� ra�.y 212-/ Z4d_ -k 7 d s .rr� 81 Neighborhood Information Meeting Report Form REPORT OF INFORMATION MEETING REQUIRED BY THE ORANGE COUNTY UNIFIED DEVELOPMENT ORDINANCE To: Lauren Honeycutt, Planner II Project Name: Carolina Friends School, Non-Residential Conditional District Rezoning Approximate Location (or Address): 4809 Friends School Road Proposed Number Lots: (3 parcels) 9892-20-2052, 9892-31-0306, 9892-22-732 Residential (Y/N): N The undersigned hereby certifies that the required sign(s) was posted on the property proposed for project, on each road frontage of said project on April 17, 2025. A photo of the sign posted is recommended to be attached to this form. The meeting was held at the following time and place: Carolina Friends School, Lower School Library The persons in attendance at the meeting: See attached Attendance sheet The following issues were discussed at the meeting: 1. Existing and proposed lighting on campus — do general site lights need to stay on all night? One neighbor asked about one pole mounted light near the Upper School that is particularly bright and asked if it could be adjusted. 2. Timeframe for building new Upper School — CFS will launch a capital campaign in the fall of 2025. The earliest construction would start summer/fall of 2026. As a result of the meeting, the following changes were made to the project proposal (Attach additional sheet(s) if needed): 1. CFS is working on repositioning the pole light in question. 2. When there is progress on the design and construction of the new Upper School, CFS will share anticipated construction schedules with neighbors. Date: May 20, 2025 Applicant: Carolina Friends School By: Ellen Weinstein, withArchitecture, PA Please submit this Report to the Orange County Planning Department located at 131 W. Margaret Ln or mail it to Lauren Honeycutt, at 131 W. Margaret Ln. Hillsborough NC, 27278. If you have any questions, please contact the assigned staff planner. Attachment 5 82 ORANGE COUNTY NORTH CAROLINA PLANNING and INSPECTIONS Cy Stober,AICP,Director I cstober@orangecountync.gov I 131W.Margaret Lane,Hillsborough,NC 27278 1919.245.2575 May 21, 2025 Carolina Friends School Rezoning Application Case #: MA25-0001 PINs: 9892-31-0306, 9892-22-7326, 9892-20-2052 4809 Friends School Road Re: Development Advisory Committee Report (per UDO Section 1.9.5) On March 6, 2025, the Orange County Development Advisory Committee met for a final review and discussion of the conditional rezoning application Case #MA25-0001 from Carolina Friends School for PINs 9892-31-0306, 9892-22-7326, and 9892-20-2052. The Orange County Development Advisory Committee has no objections to the approval of the zoning atlas amendment so long as the items in the attached departmental memos are addressed. The application package features an abstract and staff report that provide the foundations for my recommendation regarding this application and request. Sincerely, Cy Stober Planning and Inspections Director Orange County Government I www.orangecountync.gov 1 919.732.8181 83 ORANGE COUNTY NORTH CAROLINA PLANNING and INSPECTIONS Cy Stober,AICP,Director I cstober@orangecountync.gov 1 131 W.Margaret Lane,Hillsborough,NC 27278 1919.245.2575 Development Advisory Committee (DAC) Comments DAC review comments and recommendations do not constitute plan or permit approval for this application and/or replace any other plans and permits that may be required by other County departments and State agencies. Project: MA25-0001 (Carolina Friends School) Conditional Rezoning Location/PIN: 9892310306, 9892202052, 9892227326 Applicant: Civil Consultants, Inc. on behalf of Carolina Friends School and Peter and Martha Klo fer Life Estate Staff Planner: Lauren Honeycutt, Planner 11 DAC Meeting Date: March 6, 2025 Addressing and Britney Pendleton Land Records Date: 2-27-25 Staff: brpendletonCcDorangecountync.gov 919-245-2576 1. Addressing team is working with Carolina Friends School on overall campus addressing plan and will be sure to incorporate the new building into these plans. Add ressing(a orangecountync.gov James Bryan Attorney's Office Date: Staff: jbryan(aD-orangecountync.gov 919-245-2319 1. No comments received. Building Michael Rettie Inspections Date: Staff: mrettie(cD-orangecountync.gov 919-245-2604 1. No comments received. Chris Hirni DEAPR Date: Staff: chirni(a)orangecountync.gov 919-245-2514 1. No comments received. Environmental Victoria Hudson Health Date: 3/4/25 Staff: vhudson(a)-orangecountync.gov 919-245-2365 1. This parcel is served by a wastewater system under the jurisdiction of DWR. The water supply is under the jurisdiction of PWS. The school is in good standing with Environmental Health. No other public health comments. Erosion Tyler Sliger Control Date: Staff: TsligerCcDorangecountync.gov 919-245-2582 1. Based on the information provided and for the proposed/assumed limits of disturbance, the project will need a Land Disturbance Permit (LDP). If this project requires a LDP the 84 applicant must adhere to Sections 2.18, 2.19, and 6.15 of the UDO. If the project does not require an LDP an Erosion and Sedimentation Control Plan Waiver will be needed for adherence to Section 6.15.6(C) of the UDO. Orange County strongly advises the applicant to submit a LDP upfront that accounts for the total project disturbance including any roads and buildings being proposed. 2. Based on the submitted materials, the project isn't proposing a stream crossing that doesn't already exist. If the project proposes a crossing and/or is disturbing the stream channel a Pre-Authorization Construction Notification (PCN) application will need to be submitted to the United States Army Corps of Engineers (USACE) for the scope of work and a USACE Jurisdictional Determination (JD) must be forwarded to Orange County staff. Fire and Life Chris Pendergrass Safety Date: 3/3/2025 Staff: cpendergrass(a)_orangecountync.gov 919-245-6125 1. Asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds Shall not exceed 10 percent in grade 2. 20 feet wide, not including shoulders 3. Clearance over the road would have to be no lower than 13 1/2 feet 4. Dead-end access in excess of 151 feet or more shall meet width and turnaround provisions in accordance with Table D103.4 of the Fire Code 5. If hydrant(s) are installed, the road must be a minimum of 26 feet wide, not including shoulders. 6. Parking: proposed parking spaces need to take into consideration hydrant placement. Parking near hydrants should be prohibited to ensure access 7. Fire access to building(s): Designate emergency vehicle/fire lanes around proposed building(s)for staging of emergency vehicles. Per applicable Fire Code, these areas must be outside of the 'fall zone' for a structure (minimum 75 ft. away). 8. Water Tower: Staff is seeking clarification if water towers will be installed to serve the Project. Specifically, if towers are proposed will they be tied into the hydrant system or be used as supplemental flow for a building sprinkler system. 9. Electrical Line: Please confirm placement of electrical lines on the Property. David Genwright NCDOT Date: Staff: digenwrightCa),ncdot.gov 336-570-6833 1. See attached TIA review. Lauren Honeycutt Planning Date: 2/26/25 Staff: lahonevcutt(a�_orangecountync.gov 919-245-2598 1. Please expand the narrative to address the requirements in LIDO Section 2.8.3(C, D, and E), that while the school use was permitted when first established, a Zoning Atlas Amendment is required to bring the school into conformity with the current UDO, as preparatory schools are not a permitted use in the current Rural Buffer zoning district. 2. If conditions of approval are being proposed, please provide a draft for staff review. 3. Please complete an Environmental Assessment as required in UDO Section 6.16. 4. Per LIDO Section 2.5.3 Site Plan Specifications and UDO Section 5.8.4 Schools— Preparatory, Submittal Requirements, include the following elements in the plan set, either on the site plan or as a note to address: a. Total acreage b. Number of total or required and proposed parking spaces c. Height of proposed buildings and finished floor elevation d. Total student capacity of school as designed e. Total number of employees at time of greatest shift 85 f. Number and dimensions of designated parking spaces for activity buses g. Number of designated parking spaces for employees h. Number of visitor parking spaces i. Number of student parking spaces j. Entry/exit points of adjacent parcels k. The estimated water usage for structures, landscaping, and athletic fields I. Note that standards contained in Section 6.4 Performance Standards shall be met. m. In addition to the use described in the project summary, please specifically call out the proposed land use as "Schools: Preparatory." 5. Provide an additional sheet in the plan set to address landscaping requirements in UDO Section 6.8, primarily including details on existing vegetation, primary and secondary tree protection areas, and a planting schedule. Please note on the sheet the planned tree protection measures and barrier method. Per UDO Section 6.8.4 Protection of Existing Vegetation, tree protection fencing shall be a minimum of four feet in height, of durable construction, and shall be placed outside of the drip line of the tree(s) to be protected. 6. Please provide an additional sheet in the plan set detailing parking per Section 6.9, road improvements, sight triangles, and stacking spaces for student drop off. 7. Confirm if there will be any outdoor storage. If proposed, please show on the site plan. 8. Confirm if there will be any signage. If proposed, please show on the site plan. 9. Confirm if there will be any outdoor lighting. If proposed, please add a note stating any proposed outdoor lighting shall meet Section 6.11 of the UDO. 10.A Neighborhood Information Meeting (NIM) is required for the conditional rezoning application based on Section 2.9.1(D) of the UDO. The meeting shall be held a minimum of 14 days prior to the date of the Planning Board meeting. Matt Taylor Solid Waste Date: 2/27/25 Staff: mtaylor(aD_orangecountync.gov 919-918-4905 1. No Comments Stormwater Christopher Sandt Management Date: 3/3/25 Staff: csandt(a-)_orangecountync.gov 919-245-2583 1. The project is located in the Jordan Lake Unprotected Watershed Overlay District. The submittal of a Stormwater Management Plan (SMP) is required if the proposed Land- Disturbing Activity exceeds 21,780 square feet (for non-residential use). Land disturbance thresholds are cumulative to parent tract and will carry over to any/all subdivided lots. Transportation Darlene Weaver Services Date: 3/4/2025 Staff: dweaverC@orangecountync.gov 919-245-2002 1. The Traffic Impact Analysis indicates that pedestrian and bicycle activity during peak hours is relatively low. This may be attributed to the existing pedestrian and bicycle infrastructure in this area of the county. We recognize the importance of improving these facilities and are currently working on our County Bike and Pedestrian Plan, with Stantec as our lead consulting partner. We anticipate that the plan will be completed by Fall 2025. 86 -�r.STaTEy STATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION ROY COOPER J.R"JOEY"HOPKINS GOVERNOR SECRETARY November 21, 2024 ORANGE COUNTY Mr. Lyle Overcash, PE Kimley-Horn and Associates, Inc. 421 Fayetteville St. Suite 600 Raleigh,NC 27601 Subject: Proposed Carolina Friends School Expansion Located on SR1719, Friends School Road and SR 1718, Mount Sinai Road Review of Traffic Impact Analysis (TIA) Dear Mr. Overcash, Pursuant to NCGS 136-18(29a) and 19A NCAC 02C.0116, District and Municipal School and Transportation Assistance Unit (MSTA) staff have completed review of the TIA and preliminary site plan for the above subject. Based on the information provided, I offer the following comments. General: The proposed project consists of expansion of the existing school with construction of a new upper school building and increase in a maximum student population to a total of 503 by 2027. The lower and middle schools will continue to utilize the existing site driveway located on Friends School Road. The upper school will utilize the existing site access on Mount Sinai Road with appropriate upgrades. Anticipated trip generation for the school was calculated using the MSTA"School Traffic Calculator". The school is expected to generate approximately 1100 daily trips with high-demand internal queues at the lower/middle school and upper school of 1558' and 1072'respectively at design student capacity. If the school is projected to accommodate a higher number of students or other changed conditions such as altered bell schedules, then further review will be required. It is the responsibility of the school to maintain their school generated traffic on their campus. Mailing Address: Telephone:(336)570-6833 Location: NC DEPARTMENT OF TRANSPORTATION Fax:(336)570-6873 115 EAST CRESCENT SQUARE DRIVE DIVISION 7,DISTRICT 1 Customer Service: 1-877-368-4968 GRAHAM,NC 27253 PO BOX 766 GRAHAM,NC 27253-0766 Website:www.nedot.gov 87 Required Improvements by the Applicant: Pursuant to NCGS 136-18(29a) and 19A NCAC 02C.0116, and as a condition of the pending NCDOT driveway permit, the applicant will need to construct the following improvements determined by NCDOT as necessary and required to adequately mitigate the traffic impacts attributable to the new school and ensure acceptable traffic operation. Unless otherwise specified, the applicant shall complete and place into operation all required improvements prior to opening the school access to public traffic. External to Site: • There are no required,reimbursable external improvements associated with this school. Internal to Site: • Upgrade the existing gravel driveway on Mount Sinai Road to provide one ingress lane and one egress lane under stop control per NCDOT minimum requirements. • Configure the site to accommodate anticipated high demand internal queues as stated above. • Implement the on-site traffic management plan provided in the TIA with appropriate adjustments as needed based on field conditions to ensure efficient operation and on-site accommodation of queues. These internal site improvements are the responsibility of the school system and are not reimbursable by NCDOT. General Requirements: It is necessary to obtain an approved driveway permit and/or encroachment agreement(s) prior to performing work on the NCDOT right of way. As a condition of the permit, the permitee shall be responsible for design and construction of the above stipulated improvements in accordance with NCDOT requirements. An approved permit will be issued upon receipt of approved site plan, roadway and plans, inspection fee, and any necessary performance and indemnity bonds. The applicant shall dedicate any additional right of way necessary to accommodate the required road improvements or future improvements as stipulated. The applicant shall verify that the proposed street and driveway connections provide for adequate vertical and horizontal sight distances in accordance with NCDOT requirements. 88 The applicant shall assess constructability of the required improvements and propose alternatives for consideration by the Department and local jurisdiction if determined to not be feasible. Intersection radii and geometry shall be designed to accommodate turning movements of the largest anticipated vehicle. All pavement markings shall be long life thermoplastic. Pavement markers shall be installed if they previously existed on the roadway. The permitee shall be responsible for the installation and relocation of any additional highway signs that may be necessary due to these improvements and shall comply with the requirements of the MUTCD. Feel free to contact me if you have any questions. Sincerely, DocuSigned by: C. N dwark Ir., Pf C60BB6060F8A458... C. N. Edwards Jr., PE District Engineer Cc: W.R. Archer, III, PE, Division Engineer Tammy Germiller, NCDOT MSTA Orange County 89 14C*DOA Department of Administration Josh Stein Gabriel J. Esparza Governor Secretary March 25, 2025 Lauren Honeycutt Orange County Planning& Inspections 131 W. Margaret Lane, Suite 201 Hillsborough, NC 27278- Re: SCH File#25-E-0000-0153 Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB) and Planned Development-Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD) of 110.456 acres at PINS 9892202052,9892310306,9892227326.With this re-zoning,we will open an additio Dear Lauren Honeycutt: The above referenced environmental impact information has been reviewed through the State Clearinghouse under the provisions of the North Carolina Environmental Policy Act. Attached to this letter are comments made in the review of this document. The appropriate document should be forwarded to the State Clearinghouse for compliance with State Environmental Policy Act. If you have any questions, please do not hesitate to contact me at (984) 236-0000. Sincerely, KADISHA MOLYNEAUX State Environmental Review Clearinghouse Attachments Mailing r, Location 1301 Mail Service Center I Raleigh, NC 27699-1301 325 N. Salisbury St. I Raleigh, NC 27603 .4`::':: ?''✓ 984-236-0000 ncadmin.nc.gov 90 Control No.: 25-E-0000-0153 Date Received: 2/20/2025 County.: ORANGE Agency Response: 3/24/2025 Review Closed: 3/24/2025 LYN BILES CLEARINGHOUSE COORDINATOR DEPT OF ENVIRONMENTAL QUALITY Project Information Type: State Environmental Policy Act ping Applicant: Orange County Planning & Inspections Project Desc.: Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB)and Planned Development- Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD)of 110.456 acres at PINs 9892202052, 9892310306, 9892227326. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. As a result of this review the following is submitted: F-1 No Comment F-1 Comments Below ❑✓ Documents Attached Reviewed By: LYN BILES Date: 3/24/2025 91 Control No.: 25-E-0000-0153 Date Received: 2/20/2025 County.: ORANGE Agency Response: 3/24/2025 Review Closed: 3/24/2025 LYN BILES CLEARINGHOUSE COORDINATOR DEPT OF ENVIRONMENTAL QUALITY Project Information Type: State Environmental Policy Act ping Applicant: Orange County Planning & Inspections Project Desc.: Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB)and Planned Development- Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD)of 110.456 acres at PINs 9892202052, 9892310306, 9892227326. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. As a result of this review the following is submitted: F-1 No Comment F-1 Comments Below ❑✓ Documents Attached Reviewed By: LYN BILES Date: 3/24/2025 92 Control No.: 25-E-0000-0153 Date Received: 2/20/2025 County.: ORANGE Agency Response: 3/24/2025 Review Closed: 3/24/2025 JINTAO WEN CLEARINGHOUSE COORDINATOR DPS - DIV OF EMERGENCY MANAGEMENT Project Information Type: State Environmental Policy Act ping Applicant: Orange County Planning & Inspections Project Desc.: Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB)and Planned Development- Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD)of 110.456 acres at PINs 9892202052, 9892310306, 9892227326. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. As a result of this review the following is submitted: ❑✓ No Comment F-1 Comments Below F-1 Documents Attached Reviewed By: JINTAO WEN Date: 3/10/2025 93 Control No.: 25-E-0000-0153 Date Received: 2/20/2025 County.: ORANGE Agency Response: 3/24/2025 Review Closed: 3/24/2025 DEVON BORGARDT CLEARINGHOUSE COORDINATOR DEPT OF NATURAL& CULTURAL RESOURCE Project Information Type: State Environmental Policy Act ping Applicant: Orange County Planning & Inspections Project Desc.: Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB)and Planned Development- Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD)of 110.456 acres at PINS 9892202052, 9892310306, 9892227326. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. As a result of this review the following is submitted: ❑✓ No Comment F-1 Comments Below F-1 Documents Attached Reviewed By: DEVON BORGARDT Date: 2/21/2025 94 Control No.: 25-E-0000-0153 Date Received: 2/20/2025 County.: ORANGE Agency Response: 3/24/2025 Review Closed: 3/24/2025 ALEX JONES CLEARINGHOUSE COORDINATOR DEPT OF AGRICULTURE Project Information Type: State Environmental Policy Act ping Applicant: Orange County Planning & Inspections Project Desc.: Carolina Friend's School Rezoning Application for a Non-Residential Rezoning from Rural Buffer(RB)and Planned Development- Rural Buffer(PDHRB)to Non-Residential Conditional District(NR-CD)of 110.456 acres at PINs 9892202052, 9892310306, 9892227326. With this re-zoning, we will open an additional entrance on Mount Sinai Road, which is currently gated and only open for use on rare occasions. This new entrance will help reduce traffic on Friends School Road by essentially splitting the number of drivers between the two access points while also providing a second full access drive for emergency services. As a result of this review the following is submitted: ❑✓ No Comment F-1 Comments Below F-1 Documents Attached Reviewed By: ALEX JONES Date: 2/27/2025 95 ORANGE COUNTY NORTH CAROLINA PLANNING and INSPECTIONS Cy Stober,AICP,Director I cstober@orangecountync.gov 1131 W.Margaret Lane,Hillsborough,NC 27278 1919.24S 2S7S May 21, 2025 Finding of No Significant Impact (FONSI) Zoning Atlas Amendment Application (Carolina Friends School) MA25-0001 PINs: 9892-31-0306, 9892-22-7326, 9892-20-2052 A complete Environmental Assessment (EA) application for the Carolina Friends School Zoning Atlas Amendment Application, for the property located at 4809 Friends School Road, Durham at PINs 9892-31-0306, 9892-22-7326, 9892-20-2052 (hereafter, the 'Project'), has been received and reviewed by the Orange County Planning and Inspections Department. The EA application, rezoning application, and site plan were sent to local, state, and federal agencies for review. On March 21, 2025, the applicant submitted an Environmental Assessment application as required within Section 6.16 of the Orange County Unified Development Ordinance. Staff did not identify any element of the Project requiring the completion/submittal of an Environmental Impact Statement (EIS). In addition, an EIS was not recommended by any local, state, or federal agency. Based on the information contained within the EA application, rezoning application, and site plan, Orange County Planning staff review, and comments received from local, state, and federal agencies, staff makes a Finding of No Significant Impact (FONSI) for the Project. Sincerely, Cy Sto er Planning and Inspections Director Attachment 6 96 APPROVED 1 MEETING MINUTES 2 ORANGE COUNTY PLANNING BOARD 3 JUNE 4,2025 4 REGULAR MEETING 5 6 MEMBERS PRESENT: Lamar Proctor(Chair) Cheeks Township, Chris Johnston (Vice-Chair) Hillsborough Township, 7 Meg Millard, Little River Township Representative; Statler Gilfillen, Eno Township Representative; 8 Charity Kirk,At-Large Representative; Whitney Watson,At-Large Representative; Delores Bailey, 9 At-Large Representative; Steve Kaufmann, Bingham Township Representative. 10 11 MEMBERS ABSENT: Beth Bronson, At-Large Representative;Venkat Yendapalli, Cedar Grove Township 12 Representative; Jonah Garson,At-Large Representative; Liz Kalies, Chapel Hill Township 13 Representative. 14 15 STAFF PRESENT: Cy Stober, Planning & Inspections Director; Taylor Perschau, Current Planning Manager; Lauren 16 Honeycutt, Planner 11; Jack Moran, Planner 1 17 18 OTHERS PRESENT: Peter Klopfer, Mark Kuhn, Karen Cumberbatch,Andrew Goolsby, Michael Rocco, Ellen Weinstein 19 20 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL 21 22 The meeting began at 7:02 PM 23 24 AGENDA ITEM 2: INFORMATION ITEMS 25 26 Lamar Proctor reviewed the upcoming Planning Board and Board of County Commissioners meeting calendars. 27 28 AGENDA ITEM 3: APPROVAL OF MINUTES 29 30 Lamar Proctor: Do I have any motion to amend the May 7th minutes? Hearing no motion, do I have a motion to 31 approve the May 7th meeting minutes. 32 33 Statler Gilfillen: I'll make a motion. 34 35 Lamar Proctor: Statler moves. Do I have a second? 36 37 Meg Millard: Second. 38 39 Lamar Proctor: All right, Meg seconds. All those in favor of approval of the May 7th minutes, raise your hand or 40 say aye. 41 42 MOTION BY Statler Gilfillen to approve the minutes from the May 7th meeting. Seconded by Meg Millard. 43 44 MOTION PASSED UNANIMOUSLY 45 46 Lamar Proctor: Thank you, so those are approved by unanimous vote. Are there any additions, proposed 47 additions to the agenda? Hearing none,we move onto the public charge. 48 49 AGENDA ITEM 4: CONSIDERATION OF ADDITIONS TO AGENDA 50 51 None. 52 53 AGENDA ITEM 5: PUBLIC CHARGE 54 55 Lamar Proctor read the Public Charge. 97 APPROVED 56 57 AGENDA ITEM 6: CHAIR COMMENTS 58 59 Lamar Proctor: As to chair comments, I don't have any comments other than its beautiful weather, and I hope 60 everyone is doing well. 61 62 AGENDA ITEM 7: ZONING ATLAS AMENDMENT(CONDITIONAL DISTRICT)-To review and make a recommendation to 63 the BOCC on a Zoning Atlas Amendment to rezone+1- 110.456 acres(PINs: 9892-31-0306, 9892- 64 22-7326, 9892-20-2052) located at 4809 Friends School Road, Durham,within the Chapel Hill 65 Township of Orange County.The proposed rezoning is from PDH-RB (Planned Development 66 Housing- Rural Buffer) and RB (Rural Buffer)to NR-CD (Non-Residential Conditional District). 67 The anticipated BOCC public hearing date is September 4, 2025. 68 69 Lamar Proctor: We move onto Agenda Item 7 which is a zoning atlas amendment to review and make a 70 recommendation to the BOCC on a zoning atlas amendment to rezone plus or minus 110.456 71 acres located at 4809 Friends School Road, Durham within the Chapel Hill Township of Orange 72 County. The proposed rezoning is from PDH-RB which is plan development housing within the 73 rural buffer and RB rural buffer to NR-CD non-residential conditional district. The anticipated 74 BOCC public hearing date is September 4th. All right, Lauren? 75 76 Lauren Honeycutt: Thank you, chair. Let me skip through the beginning here to get to our item. As you mentioned, 77 this is a conditional district zoning atlas amendment for Carolina Friends School to rezone from 78 PDH-RB and RB, rural buffer,to a non-residential conditional district. This is a conditional district 79 rezoning, and this means that it is use specific, and it is site specific, so that is what the rezoning 80 is contingent on. Looking at our site here,the main school is at 4809 Friends School Road. It's 81 located in the Chapel Hill Township. We have three pins involved in this rezoning. Its watershed 82 is Jordan Lake unprotected, and the applicant is Carolina Friends School in conjunction with the 83 Peter and Martha Klopfer Life Estate. The current zoning is the planned development housing 84 rural buffer. You can see that in the blue portion here that came with the special use permit 85 granted by the BOCC, and then also the green shown on the map is the rural buffer zoning. 86 They're requesting to rezone all three parcels to non-residential conditional district, so this would 87 include the sites that were not in the special use permit which is that bottom parcel there. And 88 then surrounding zoning, as y'all can see on the map is rural buffer. Future land use is rural buffer 89 as well. This is meant to be land adjacent to an urban, or transition area. It's rural in character 90 and should remain rural. Uses are low density, and there are not expected to be urban services 91 provided, and Carolina Friends School is not proposing an amendment to the future land use map. 92 This parcel is also in the joint planning area, which has its own future land use classification of 93 rural buffer as well within parcels in the JPA that are zoned rural buffer, designated rural buffer will 94 have a further distinction, and those parcels,these three further distinction is a rural residential, so 95 this is meant to be residential uses, and it's meant to be low density areas that are meant to be 96 single family homes and supporting uses. Similarly,to our future land use map it is not expected 97 to have urban services. What comes with the conditional district application is a site-specific plan, 98 which y'all have in front of you. We have a couple of changes to talk through.There was one 99 change to the site plan since the agenda packet went out, and that is just a note showing that the 100 footprint is conceptual. Y'all can see that reflected in your plans. Also, as part of the application, 101 there's an environmental assessment, a biological inventory, and then anything else that's 102 required with review from reviewing agencies, and those were all deemed complete by staff, so it 103 looks like the specific plan, as we went over has had a change. Y'all can see that in front of you. 104 The yellow page, and then the plan set, both with the same information. The other changes,just 105 before I turn it over to the applicant,there was a change to the conceptual construction projection, 106 and so that just shows you need the maximum square footage.Also,the list of conditions that was 107 agreed to by Carolina Friends School and signed. There is a sheet reflecting those conditions, 108 which did include one additional condition that is listed under No. 6 to capture the traffic changes, 109 and that they agreed to follow NCDOT requirements when they get their driveway permit, and just 110 to make sure we capture that change and that whichever statement of consistency,or 98 APPROVED 111 inconsistency is moved through tonight,that it has the correct list of conditions. We are able to 112 propose conditions based on state statute. This is part of the non-residential conditional district 113 process. That's the conditional portion of it, and they are addressing needs that come from the 114 project, so we can see it both here, and reflected in your packet. And then I'm going to turn it over 115 to the applicant to go through their portion. 116 117 Karen Cumberbatch: Thank you. I appreciate that. Thank you,friends. My name is Karen Cumberbatch, and I am a 118 head of school at Carolina Friend School. Thank you for hearing our request for rezoning, and 1 119 am hoping to share just a little bit about who we are, how we have approached our orientation to 120 being located where we are, as part of your understanding of what we plan to do. So, Carolina 121 Friends School recently celebrated its 60'h anniversary. Peter and Martha Klopfer, our founders 122 are pictured here, and Peter is here with us today. He and his family have been a part of the 123 Orange County community for longer than those 60 years, and so it is with their guidance, their 124 support, and their orientation towards respect for the land, good stewardship of the land that the 125 school was founded, and that we have been participating as a school in Orange County for the 126 last 60 years. For those of you that might not be aware, Carolina Friends School was one of the 127 first intentionally racially integrated schools in the south and began in '64 with one Kindergarten 128 class at Durham Friends meeting, and then grew grade by grade over what was formally Couch 129 Road, and then became known as Friends School Road. You can see some of those early 130 pictures there. One of the key things that has been true for the entire duration of our existence is 131 an orientation towards sustainability, and being good stewards, so what you are seeing here is 132 that some of the ways that we have sought to do that, and some of our current initiatives,for those 133 of you that have known the school for some time,you will know that we have been known as a 134 Quaker school in the woods. That has been really important to us, protecting the land its 135 resources, maintaining the natural forested areas, and working the limit of environmental impact. 136 Those have been priority since our origin, and as we've grown,we've consistently tried to maintain 137 that focus, and so what you see here are some of the things that exist now. On campus,we 138 regularly compost. We look really to how we can lower our impact through efficiency of LED 139 bulbs, and maybe the most significant places our geothermal whenever we have been able,we 140 have incorporated geothermal into our school buildings as well as solar panels. These are things 141 that are just ingrained really in the school, and this comes as a part of our Quaker identity. Our 142 mission says that we are inspired by Quaker values, we teach our children that it's possible to 143 change the world, and so the enhancements that we are envisioning for the future, and over the 144 coming years are meant to help us continue to do that and expand that for even greater impact for 145 students and families who are a part of our community. The bolded elements that you see there 146 are two core parts of our mission and philosophy statements, belief in the spirituality of life, and for 147 us, that implies an effort to instill a sense of awe and reverence for nature. Responsible 148 stewardship of all our resources, intentional teaching of a humble interaction with, rather than an 149 arrogant attitude toward living things. These are part of our core values, and the idea of a belief in 150 the value of simplicity,that includes for us an awareness of the oftentimes, lying between the 151 necessary, and the frivolous, acknowledgment that our capabilities and possessions are gifts to be 152 shared with others, a commitment to create a community learning structure that is sensible and 153 devoid of structural trivia. We really tried to be mindful that whatever we are doing is in a way that 154 is meant to really embrace these concepts, and so that is also part of this thinking as we are 155 looking at the rezoning and additional growth of the campus. We have grown gradually over the 156 years, and these are some pictures over the course of time for those of you that might have 157 known us over time. In 1970,when the campus had approximately 210 students, by 2010 we had 158 grown to 440 students, I know that doesn't seem gradual, but please remember that was over a 159 40-year period, and here since 2017 to the present,we've been approximately 460 to 475 160 students on the campus, and we're seeking to grow that a bit over time, over these next few years. 161 So, let me see if I can switch to the video. 162 163 Karen Cumberbatch played a prepared video for the Board. 164 99 APPROVED 165 Karen Cumberbatch: I show you that, so that you can get a sense of the way that we inhabit the space, so as you can 166 see there's been new intentionality to maintain the tree growth as much as possible. It's really a 167 tremendous value to us to be able to look out our windows and see the fullness of the greenery 168 that is available to us. It is really important to us that our kids are outside,that they are 169 experiencing the opportunity to play in the creek and that is something that we hold sacrosanct. 170 We know that the knowledge base that is core to walking lightly on the earth, and also to being a 171 laboratory for us. We intentionally teach our students about environmental stewardship, and our 172 classes from the youngest to the oldest can be seen conducting experiments,observing insects, 173 birds, snakes, all of that, maintaining their actual habitats. That's a part of what we do, and as 1 174 said,outdoor play, all of our students have access to the outdoors throughout the course of the 175 day, again core to what we believe is important for students. We teach our students to be grateful 176 for the ways that being in nature can expand their minds and hearts, and that there's a 177 sacredness in nature that we hope they will come to appreciate and to work to protect. So,for the 178 future,for us,the rezoning will allow us to lean into a future,where we'll continue to live with these 179 same values. These will continue to be the ways that we will approach any additions that might 180 happen, or any changes that might happen, as we have done for the past 60 years, but we'll also 181 be maintaining and enhancing our sustainability efforts. One of our goals is to ensure that all of 182 the new features are built as sustainably as possible, and contain features that will minimize our 183 carbon footprint, and we'll continue with the same uses of the land for educating students with 184 enhanced learning spaces that we have in the past. We're not looking to make any significant 185 changes in our use, and it will allow us to serve more students in the future. You know,which we, 186 which we believe we're a school that has a lot to offer, and so we're looking for ways to be able to 187 serve even more families. Thank you for hearing a little bit about Carolina Friends, and I'm going 188 to pass the mic. 189 190 Ellen Weinstein: Good evening. I'm Ellen Weinstein, an architect at With Architecture, and I've had the privilege of 191 working with Carolina Friends School since the early 1990s. This is the Carolina Friends School 192 campus today. Friends School has served as a steward of its 110 acre campus since the early 193 1960s. The campus is bordered by Friends School Road to the east, Mount Sinai Road to the 194 south,with residential neighbors to the west and north. There is an entrance to campus from 195 Friends School Road indicated with the orange arrow and it is the only active entry into campus. 196 There is service access from Mount Sinai Road it is a gated. It's a gated entry and opened 197 infrequently for campus maintenance. The campus combines wooded areas with open pass- 198 throughs in the southern, and northwestern sections. Natural features include a pond to the north, 199 and a stream that bisects the campus with segments flowing southwest, and southeast, 24 200 buildings currently house classrooms, lab spaces, performance spaces, meeting rooms, and 201 offices. The campus layout flows from the entry point with lower school building nearest the 202 entrance,followed by middle school, upper school, and early school moving southward. Shared 203 campus facilities include a gymnasium, soccer fields, performing arts center, a track, and cross- 204 country trail. Over the past two and a half years, Friends School has undertaken an extensive 205 campus master planning process to envision, and plan for the future. Five-year development 206 goals include a new upper school, expanded drop off and parking areas, and enhanced Mount 207 Sinai Road access as a second campus entry point. According to the traffic impact analysis 208 prepared by Kimberly Horn for this submittal, opening this second entry point,will reduce traffic 209 congestion on Friends School Road, and improve campus access, and safety for all users, and 210 the neighbors. What is the vision for campus in 15 years? Well,this is a little more conceptual, 211 15 years is a long, long, long time, and so it's more conceptual in nature. Friends School 212 anticipates potential need for additions to lower school, middle school, and early school, a 213 gymnasium perhaps near the tennis courts, maintenance building across from the new gym, 214 additional outdoor learning spaces,which play a vital role in providing hands on experiences in 215 nature, and sustainability studies. So, Carolina Friends School's current campus is on the left, 216 vision for 2040 on the right. I think this hopefully shows you the measured growth on the campus, 217 while remaining a school in the woods. I look forward to your questions when the presentation is 218 complete. Thank you. 219 100 APPROVED 220 Michael Fiocco: Good evening. My name is Michael Rocco, and I'm a partner with Civil Consultants, and our firm 221 has likewise been working with Friends School for the last 30 years, and given our presentation 222 this evening,we're focusing on a 15-year growth plan. When we approached staff to discuss 223 methods of how to go about doing that,we were advised, and we agree that the best way to do 224 that was to consolidate the zoning which is currently split, into a single zoning district, and that that 225 district be the non-residential conditional district,which would not be subject to SUP,which is a 226 difficult cumbersome process by which to grow your school, or your land projects. We've 227 embraced that and have put together the package for you tonight with all the conditions that we 228 developed through working with staff, and we would be thankful, and ask for your positive 229 recommendation to the Board of County Commissioners, and we can take any questions that you 230 have. 231 232 Lamar Proctor: All right thank you. I'll start down here. Meg, any questions? 233 234 Meg Millard: Okay. I guess first I'm supposed to disclose that I am a former Friends School student myself, 235 went there in the'60s, and both my kids went there, and my niece, and my sister, and my brother, 236 but nobody's going there right now. I do have one question,the second entrance. Would that run 237 a road straight back to the new high school? Is that the idea to have high school traffic enter one 238 way. 239 240 Ellen Weinstein: Yes. So,where the arrow is at the bottom,the grey line,there's a gravel road there now. It's a 241 service road. It would be improved, and that road heads north, and then it curves, and it will be 242 access for upper school students, and potentially also for the early school, so splitting drop-off, 243 and pick up. 244 245 Meg Millard: And where are the closest houses? How would they be impacted,the neighbors. 246 247 Ellen Weinstein: Well right now everyone comes off of Friends School Road, and this actually splits almost 50/50, 248 the number of folks entering. 249 250 Meg Millard: Okay. 251 252 Michael Fiocco: All right,thank you,that's state, and let me just mention,that that it is an existing gravel road 253 today, and in working with the fire department, they're looking for a more durable surface, so that's 254 where the pavement comes in. 255 256 Lamar Proctor: Steve,you got any questions? 257 258 Steve Kaufmann: I'm going to pass right now. 259 260 Lamar Proctor: All right. Whitney? 261 262 Whitney Watson: I have one question. I noticed that you held a neighborhood information meeting. Could you 263 share the results,the comments, the kinds of questions that came up at that meeting? 264 265 Chris Johnston: I'd like to second that. 266 267 Michael Fiocco: It was a very positive meeting, and the one comment that we took away was concerns about 268 lighting. 269 270 Whitney Watson: Light? 271 272 Michael Fiocco: Yes, lightning. 273 101 APPROVED 274 Chris Johnston: Just to piggyback on that, I apologize, Cy normally the neighborhood information meeting is in the 275 packet, is there a reason that this one wasn't required to be? I thought that was a requirement as 276 part of the application process. 277 278 Cy Stober: That absolutely is. The information is available through the portal. 279 280 Chris Johnston: The portal. 281 282 Cy Stober: Yep, we'll make sure to include it in the packet in the future. 283 284 Chris Johnston: Appreciate it. Sorry about that. Thank you. Sorry. 285 286 Whitney Watson: And so just to follow up, if there was a concern about lighting, did you undertake, or consider Dark 287 Sky as a guideline for lighting in the campus area? 288 289 Michael Fiocco: That is a possibility, yes, and what we did commit to was trying to find a solution that 290 one, preserved safety while on campus and acknowledge the need and desire for Dark Sky. 291 292 Dolores Bailey: Could you share what Dark Sky is? 293 294 Whitney Watson: Dark Sky is a, I don't know if it's really a standard, but it's a goal to minimize light pollution, so 295 fewer lights, keep them close to the ground, shielded, to make the sky, and the animals who are 296 out at night less impacted by the light. 297 298 Michael Fiocco: One of the key components is the shielding, so that it points the light down, as opposed to not 299 having a shield that lets it cast out. 300 301 Lamar Proctor: Thank you. And, and just a follow up question,then, I think in the packet there was references to 302 particular wavelengths of light that were to be desired, and types of lighting, did I read that 303 correctly. 304 305 Michael Fiocco: Yes, yes you did. There is a wavelength cutoff that is suggested, I can't remember if it's like 7 or 306 800 nanometers. Near infrared. Ultraviolet, sorry. 307 308 Lamar Proctor: And I guess the question is, you all would take that into consideration when applying for additional 309 permits or further expansion or modification of the facilities. 310 311 Karen Cumberbatch: Yes, and I would say if you're ever on our campus, actually, at night,we already are pretty mindful 312 of the amount of light that we have and the impacts for our current section of campus that we use, 313 and so, yes,that would definitely be the same guiding principals that we would use in any future 314 construction. I was reminded that in the neighborhood information meeting, there was one 315 comment that was made about an existing light, and our plan is already to make the amendments 316 that would be needed to ensure that we were managing the light as effectively as possible. 1 317 guess we said this in the neighborhood information meeting, and if it's worth saying out loud here, 318 we're not the kind of school that's going to be lighting fields, and we're not going to have night 319 games, and there's not going to be any of those kinds of things that would be adding to any light 320 pollution or extreme use, so that is also something that we are committed to. 321 322 Lamar Proctor: Right, and I think it's also conditioned too that no lighting will be provided on existing or proposed 323 athletic fields or courts, so there won't be general mis-lighting, and that's a condition of the 324 conditional zoning. Okay. 325 326 Lamar Proctor: Chris? 327 328 Chris Johnston: Oh, I apologize. Whitney, are you all done with yours? 102 APPROVED 329 330 Whitney Watson: Sorry. Yeah. 331 332 Chris Johnston: I jumped in on yours, and I apologize for that. This is the first time I feel like we've seen this far 333 out,the 15 years and that sort of thing. If they,for whatever reason,fail to install a west campus 334 gym in 15 years, do they even have to come back and reapply for the conditional access or 335 something to be changed and updated to 20 years, or whatever the case may be, or is this kind of 336 a projection? How hard are these numbers? 337 338 Cy Stober: The state law has very hard number in vested rights for a non-phase development of 7 years at 339 present. 340 341 Chris Johnston: Okay. 342 343 Cy Stober: So that's our vesting period for a conditional zoning case. We're extending that through a 344 condition, so at the end of 15 years they are vested rights for that particular use and that particular 345 construction have expired and, yeah,they would need to go back through the zoning process 346 because the condition would have been exhausted. 347 348 Chris Johnston: Okay. Thank you. That's my only question. 349 350 Lamar Proctor: All right. Statler? 351 352 Statler Gilfillen: I'm reading through this. You or your department have made a number of comments in here. 1 353 believe all of them are pretty much consistent that this is a positive direction. Technically,what 354 they're trying to do and approach this. Is there anything that I could've been missing that your 355 department has done that might be a conflict? 356 357 Cy Stober: I would defer to Lauren, because she's more intimately familiar with the application, but, no, I've 358 attended the development advisory committee meetings. They've been very responsive to the 359 comments from the county and DOT and responsive to the community comments as well, but 360 Lauren, I'll give you the floor. 361 362 Statler Gilfillen: What I'm seeing as an architect in the level of detail and what they presented, and what they've 363 gone through in the presentation tonight. They seem to be working very hard to conform and 364 make this work in positive ways. That's what I'm seeing in the paperwork and the presentation. 365 366 Cy Stober: Lauren, in your opinion, can you offer your view? 367 368 Lauren Honeycutt: That is correct. They did go through the development advisory committee and did receive 369 comments that required revisions. All revisions were made and complete before they moved 370 forward in the process. They're here tonight, and we're bringing it before the board with a staff 371 recommendation because of our assessment of completeness. I actually have a couple more 372 slides that could speak to that. I know we jumped into questions, but if we can kind of look 373 through those that speak to ways that this has complied with our requirements, including public 374 notification,which was sent out by staff, as well as signs posted, and public notification on our 375 web page, and then this is the staff analysis we're thinking about here. Staff did analyze that their 376 application was both in compliance with zoning atlas and unified development ordinance 377 amendments,the requirements from those, requirements for conditional districts nested within 378 that, and then also the requirements at large for schools. So,we looked at the comprehensive 379 plan and making sure that everything looks consistent. This one is being brought into compliance 380 with current zoning because the current use is only able to be through this non-residential 381 conditional district or another conditional district process, so that's why it's being brought forward 382 to bring that into compliance, and then they complied with providing environmental assessments, 383 which staff reviewed and determined that there was no significant impact,which is how we end up 103 APPROVED 384 at this review process. We've come through all of these steps, and that's why you're hearing from 385 the applicant tonight.And then echoing again that it's our recommendation that you hear the 386 application, deliberate on the proposal and then consider the staff recommendation,that the 387 proposal is consistent with the comprehensive plan and the ordinance and then make a 388 recommendation to BOCC, which that hearing will most likely come in,tentatively, September 4th 389 hearing, and that's all we have from staff. I think that answered our question and moved us 390 forward in the slides. Did you have anything else for us staff? 391 392 Lamar Proctor: Anyone? 393 394 Dolores Bailey: Quick question, and just to anybody. In the yellow version, Option No. 3 says no burning of land 395 clearing waste shall occur. How then will you get rid of the wood waste as you move trees? 1 396 guess I'm asking the applicant. 397 398 Michael Fiocco: The commitment is that that will not occur. 399 400 Dolores Bailey: Right. 401 402 Michael Fiocco: So, the trees will be removed, hauled off, chipped, often times, and can be used around campus. 403 404 Dolores Bailey: Okay. My second question for you then is,you mentioned right now you're two different zonings 405 and so you're trying to combine them. What are the two zonings? 406 407 Michael Fiocco: A planned district housing and rural buffer. 408 409 Dolores Bailey: And so,the housing piece is going to go away? 410 411 Michael Fiocco: The conditional district that we're going to allows for residential use as well. 412 413 Dolores Bailey: Okay. And are you all planning on doing any residential? 414 415 Michael Fiocco: There will be some residential. There's residential on campus already today, and so those will 416 continue to be used. 417 418 Dolores Bailey: And in the 15-year plan, I don't have any idea of how much housing you've got now, but housing is 419 my thing, so, in the plans, going towards the 15-year, are you going to house more? 420 421 Michael Fiocco: Right now, there are no plans for new houses. It's plans to occupy the existing houses and use 422 them for educational purposes. 423 424 Dolores Bailey: Okay. Would you consider, in the 15-year plan, doing some more housing? 425 426 Michael Fiocco: We have thought about doing some housing that could be used for visiting teachers or existing 427 teachers. 428 429 Dolores Bailey: Okay. 430 431 Michael Fiocco: So, we have thought about that, and we thought that some of the structures that are already on 432 campus could be those buildings. 433 434 Dolores Bailey: There's such a shortage of housing, and since you have that already going it would be wonderful, 435 even if you just created housing for your teaching staff. 436 437 Michael Fiocco: Yeah. We have definitely thought about that. 438 104 APPROVED 439 Dolores Bailey: Okay. Thank you. 440 441 Lamar Proctor: All right. Charity? No?Any other questions for staff or the applicant? 442 443 Cy Stober: Mr. Chair? 444 445 Lamar Proctor: Yes. 446 447 Cy Stober: Just a point of clarification to Ms. Bailey's comment. Burning of waste is prohibited by the county 448 ordinance, not the unified development ordinance, and is enforced by both the Fire Marshall and 449 the sheriffs office, so it's a standard, it's part of the solid waste ordinance. This is handled by solid 450 waste as well as enforced by the sheriffs office and the Fire Marshall, so it's nice to have it in 451 black and white as a condition as well, but it already,there's a backup of the county ordinance. 452 453 Dolores Bailey: Thank you. 454 455 Lamar Proctor: We do have a sign-in sheet that is sometimes not clear on who wants to speak so, at this time, 456 hearing no further questions, I would like to move into public comment. Peter, did you want to 457 address the board? You don't have to if you don't want to, but you signed in, so we want to give 458 you the opportunity. 459 460 Peter Klopfer: Thank you very much. I really have nothing to add to what school's heads already told you.The 461 plan does not entail any major expansion of the school, so I'm assuming it's not going to pose any 462 kind of threat to our neighbors and, certainly, as an ecologist, I am particularly sensitive to the 463 issues of night pollution,of water flow, and the light, and I'm quite satisfied that the planning by the 464 architects have taken the biological considerations that are professionally important to me, of very 465 carefully consideration, and I don't see any threat to the environment that the proposed changes 466 would present. 467 468 Lamar Proctor: All right. Thank you. Then I have Mark Kuhn. Did you want to address the board? 469 470 Mark Coon: I'm the outgoing board clerk at Carolina Friends School. Also does volunteer for a number of 471 years and I've been a school parent and am now a school grandparent, so I've seen now four 472 children from my own family go through the school, and in getting to know the school community 473 and finding the very beneficial ways in which the students are schooled, I'm just pleased to see 474 the school moving forward to continue its sustenance into the future, and this is part of that. 475 476 Lamar Proctor: All right. Thank you. And then Andrew Goolsby. 477 478 Andrew Goolsby: No. 479 480 Lamar Proctor: And then the other sign-in participants were the presenters, so I don't think there's any more 481 public comment needed. As chair, I will just say that I think Carolina Friends School has been a 482 longstanding fabulous neighbor and part of the Orange County community in starting up the board 483 discussion on this, and it doesn't appear to me that there's, like Peter said, there's no major 484 substantial changes, it just seems to be a very organic growth of the school and it's, you know, it 485 seems completely consistent with our comprehensive plan and the kind of neighbor and good 486 neighbor that we want to support in Orange County.At this point, I think we should have any 487 discussion, or any statements that any board members want to make, or any discussion about 488 changing conditions or anything else before we move into a motion on the statement of 489 consistency. 490 491 Chris Johnston: I don't think I have any reason that we would want to fiddle with things in the periphery here. 492 That's me personally though. 493 105 APPROVED 494 Statler Gilfillen: As an architect planner, I would reinforce that. 495 496 Lamar Proctor: Okay. 497 498 Dolores Bailey: As a housing educator, I would encourage some more housing. 499 500 Lamar Proctor: Do you all have any additions?With that, I will entertain a motion on adopting the statement of 501 consistency of the proposed zoning atlas amendment as printed in Attachment 6. Do I have a 502 motion? 503 504 Statler Gilfillen: I'll make a motion. 505 506 Lamar Proctor: And do I have a second? 507 508 Dolores Bailey: I'll second it. 509 510 Lamar Proctor: I'll give Dolores the second. All in favor,tell me if I'm wording this correctly, of adopting the 511 statement of consistent and recommending the proposed zoning atlas amendment to the Board of 512 County Commissioners as printed out and provided in Attachment 6. All in favor, raise your hands 513 or say aye. 514 515 MOTION BY Statler Gilfillen to approve the Statement of Consistency. Seconded by Dolores Bailey. 516 517 MOTION PASSED UNANIMOUSLY 518 519 Lamar Proctor: Seeing none opposed, then the statement of consistency is recommended to the Board of County 520 Commissioners for the zoning change of these parcels. Does that cover it, Cy? And thank you all 521 so much for being here and presenting, and thank you for being succinct, and for all that you do 522 for this community and for young people. I know you all are doing good work. 523 524 AGENDA ITEM 9: ADJOURNMENT 525 526 Lamar Proctor: Do I have a motion to adjourn? 527 528 Dolores Bailey: So moved. 529 530 Lamar Proctor: All right, Dolores. Second? 531 532 Chris Johnston: Second. 533 534 Lamar Proctor: Second, Chris. All in favor, say I or raise your hand. 535 536 MOTION BY Dolores Bailey to adjourn. Seconded by Chris Johnston. 537 538 MOTION PASSED UNANIMOUSLY 539 540 Lamar Proctor: Seeing none opposed,we are adjourned. 541 The meeting adjourned at 7:48 PM 106 STATEMENT OF INCONSISTENCY OF A PROPOSED ZONING ATLAS MAP AMENDMENT WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN An applicant-initiated amendment to the Zoning Atlas has been reviewed to rezone a parcel as follows: Parcel Identification Township Owner of Current Zoning Proposed Zoning Numbers Record (PINs) Carolina ■ PDHRB (Planned Friends Development Housing - NR-CD (Non-Residential 9892-31-0306, School and Rural Buffer) Conditional District) 9892-22-7326, Chapel Hill Peter and ■ RB (Rural Buffer) . Jordan Lake 9892-20-2052 Martha ■ Jordan Lake Unprotected Watershed Klopfer Life Unprotected Estate Watershed The Planning Board hereby finds: a. The requirements of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments and 2.9.1 Conditional Districts of the UDO have been reviewed and the following standards conditions have been deemed unacceptable: 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 2. No lighting will be provided on existing or proposed athletic fields or courts. Site lighting for Improvements on campus requiring Site Plan approval shall be provided in accordance with Orange County lighting standards at the time of Site Plan approval. 3. No burning of land clearing waste shall occur. 4. Landscape and buffer requirements shall conform to the Orange County UDO at the time of approval with the following modifications or exceptions: a. Existing conditions and facilities within the buffer area, above or below ground, may remain intact, remain in service, and be maintained as needed, but not unduly 107 expanded b. Buffer areas that do not currently meet vegetation standards for required buffers will not require new plantings or other screening; and c. By approval of a detailed Landscape Protection and Re-vegetation Plan, selected individual trees within buffer areas may be removed and replaced. 5. Site Improvements shown hereon and/or referenced as future Site Improvements hereon or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations or size of buildings or other improvements or otherwise restrict the limits of disturbance. The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction. The locations included with those future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. 6. Applicant shall include internal and driveway improvements consistent with the November 21, 2024, Traffic Impact Analysis Review letter issued by C.N. Edwards, Jr., P.E., upon submittal of construction drawings for a driveway permit on Mt. Sinai Road associated with construction of the New Upper School. 7. Parcels 1, 2 and 3 will be combined into a single parcel within 24 months of expiration of the Klopfer Life Estate. b. Pursuant to Sections 1.1.5 Statement of Intent - Amendments, and 1.1.7 Conformance with Adopted Plans of the UDO and to Section 160D-604(d) Planning Board review and comment— Plan Consistency and 160D-605(a) Governing Board Statement— Plan Consistency of the North Carolina General Statutes, the Board finds sufficient documentation within the record denoting that the amendment is inconsistent with the adopted 2030 Comprehensive Plan. c. As such, the following principles, goals, and objectives of the 2030 Comprehensive Plan are inconsistent with the Carolina Friends School — Conditional District proposal: ■ Planning Principle 1. Efficient and Fiscally Responsible Provision of Public Facilities and Services: Orange County's public facilities and services should be delivered in a manner that efficiently uses existing capacity. Expansions of facilities and services should be made only after careful consideration of the costs and benefits of expansion. ■ Planning Principle 2. Sustainable Growth and Development: Growth and development within the county should occur in a pattern, location, and density that is sustainable over the long-term. 108 ■ Planning Principle 3A. Encouragement of Energy Efficiency, Lower Energy Consumption, and the Use of Non-Polluting Renewable Energy Resource: Decreasing the use of non-renewable resources and lowering energy consumption are encouraged in both public and private activities. The county's transportation system should be enhanced to promote more energy efficient modes of travel and improve air quality. ■ Planning Principle 4. Natural Area Resource Protection: Protection of the County's natural areas, including forests, wildlife habitat, and other important open spaces should be a priority. The County should work with regional and local organizations, the towns, and private landowners to promote and achieve preservation of the County's important natural resources. ■ Planning Principle 5. Preservation of Rural Land Use Pattern: The County's rural areas are a cherished component of the County's character. Future development should preserve and enhance the county's rural landscape. ■ Planning Principle 6. Water Resources Preservation: The County has finite water resources to provide to future populations. The protection and management of the County's water resources should be a high priority. ■ Planning Principle 7. Promotion of Economic Prosperity and Diversity: Development of a diversity of new businesses and expansion of existing businesses should occur in Orange County. ■ Planning Principle 8. Preservation of Community Character: Future growth and development should occur in a manner that preserves and enhances the existing character of the County, its townships, and rural crossroads communities. ■ Land Use Overarching Goal: Coordination of the amount, location, pattern, and designation of future land uses, with availability of County services and facilities sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. ■ Land Use Goal 2: Land uses that are appropriate to on-site environmental conditions and features, and that protect natural resources, cultural resources, and community character. ■ Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land use conflicts, supported by an efficient and balanced transportation system. ■ Land Use Goal 6: A land use planning process that is transparent, fair, open, efficient, and responsive. 109 ■ Appendix F, Land Use Classification Description for Rural Buffer: Only very low density residential, agricultural uses exempt from zoning regulations, and low- intensity agricultural support uses are appropriate in the Rural Buffer. The Planning Board hereby adopts this Statement of Inconsistency and the findings expressed herein and recommends the Board of County Commissioners consider denial of the proposed Zoning Atlas Amendment. Vote: For, Against Lamar Pro r, Chair Date 110 Attachment 7 STATEMENT OF CONSISTENCY OF A PROPOSED ZONING ATLAS MAP AMENDMENT WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN An applicant-initiated amendment to the Zoning Atlas has been reviewed to rezone a parcel as follows: Parcel Identification Township Owner of Current Zoning Proposed Zoning Numbers Record (PINs) Carolina ■ PDHRB (Planned Friends Development Housing - - NR-CD (Non-Residential 9892-31-0306, School and Rural Buffer) Conditional District) 9892-22-7326, Chapel Hill Peter and ■ RB (Rural Buffer) . Jordan Lake 9892-20-2052 Martha ■ Jordan Lake Unprotected Watershed Klopfer Life Unprotected Estate Watershed The Board of County Commissioners hereby finds: a. The requirements of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments and 2.9.1 Conditional Districts of the UDO have been reviewed and the following standards conditions have been deemed acceptable: 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 2. No lighting will be provided on existing or proposed athletic fields or courts. Site lighting for Improvements on campus requiring Site Plan approval shall be provided in accordance with Orange County lighting standards at the time of Site Plan approval. 3. No burning of land clearing waste shall occur. 4. Landscape and buffer requirements shall conform to the Orange County UDO at the time of approval with the following modifications or exceptions: a. Existing conditions and facilities within the buffer area, above or below ground, 111 may remain intact, remain in service, and be maintained as needed, but not unduly expanded; b. Buffer areas that do not currently meet vegetation standards for required buffers will not require new plantings or other screening; and c. By approval of a detailed Landscape Protection and Re-vegetation Plan, selected individual trees within buffer areas may be removed and replaced. 5. Site Improvements shown hereon and/or referenced as future Site Improvements hereon or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations or size of buildings or other improvements or otherwise restrict the limits of disturbance. The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction. The locations included with those future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. 6. Applicant shall include internal and driveway improvements consistent with the November 21 , 2024, Traffic Impact Analysis Review letter issued by C.N. Edwards, Jr., P.E., upon submittal of construction drawings for a driveway permit on Mt. Sinai Road associated with construction of the New Upper School. 7. Parcels 1, 2 and 3 will be combined into a single parcel within 24 months of expiration of the Klopfer Life Estate. 8. Approval of this zoning application is intended to include the existing uses and features allowed in the original Special Use Permit as modified. Upon approval of this zoning application, the Special Use Permit as modified is no longer necessary and shall be extinguished. b. Pursuant to Sections 1 .1 .5 Statement of Intent - Amendments, and 1.1.7 Conformance with Adopted Plans of the UDO and to Section 160D-604(d) Planning Board review and comment— Plan Consistency and 160D-605(a) Governing Board Statement— Plan Consistency of the North Carolina General Statutes, the Board finds sufficient documentation within the record denoting that the amendment is consistent with the adopted 2030 Comprehensive Plan. The application, including the site-specific plan and the proposed conditions, is reasonable and in the public interest because it furthers the goals of the 2030 Comprehensive Plan and maintains the purpose and goals of the Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan and Agreement. The expansion of the established Preparatory School use will conform with the established goals, descriptions, and purpose of the Rural Buffer designations that apply to the subject properties. The continued use of the school will remain limited to the property and will not result in additional impacts to the surrounding parcels. Approval of the 112 proposed zoning atlas amendment will bring the existing school site into compliance with the current UDO and allow for improvements in the areas identified in the site plan for future development, as shown on the submitted Site Plan. The site is surrounded by low density residential uses, undeveloped parcels, including Duke Forest, and agricultural uses, including Duke Farm. Any additional traffic, lighting, or noise will be mitigated in compliance with NCDOT standards and the UDO. The proposed School: Preparatory use is permitted in the NR-CD zoning district, complies with the UDO standards, and meets the standards of evaluations as reviewed by the Planning Board. The PDHRB (Planned Development Housing - Rural Buffer) applied to one of the properties is a legacy of prior zoning ordinance and is not captured within the 2030 Comprehensive Plan. Similar to this presented NC-CD application, the PDHRB residential district currently applied to one of the properties is specific to the Carolina Friends School campus. Such districts were established for specialized purposes where tracts were deemed suitable for a specific intensity of development. Development within this district was regulated by the approved 1990 Special Use Permit and subsequent modifications, which permitted the operation of Carolina Friends School. There is not a history of land use violations or non-conformities associated with these owners or properties. The conditions proposed by the applicant will ensure that both the "Rural Buffer" future land use classification provided by the 2030 Comprehensive Plan ("Land adjacent to an urban or transition area which is rural in character and which should remain rural, contain very low-density residential uses, and not require urban services during the plan period") and the Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan ("...rural in character and which will remain rural, contain low-density residential uses, and require urban services,") will not be compromised. The site-specific plan presented for the proposed Zoning Atlas Amendment will not use public utilities and the Carolina Friends School will continue to utilize private onsite wells for any future development. The 2030 Comprehensive Plan, Appendix G, Land Use Classification and Overlay Locational Criteria, identifies the Rural Buffer Land Use Classification as "Located in areas directly outside of Transition and Urban areas where prevailing uses are rural residential and agricultural in nature." The existing use of Carolina Friends School and any future expansion will conform with all applicable UDO regulations to ensure development does not create undue impacts to the surrounding uses of low-density residential, agriculture, and forestry. The school maintains a portion of forested area on the three subject parcels and incorporates outdoor education elements that necessitates a rural setting. The applicant has proposed land use buffers surrounding the parcels making up Carolina Friends School to further mitigate impacts to adjacent properties. The Carolina Friends School is constraining any expansion to 108,000 square feet total to accommodate new students, including students from outside of Orange County. The impacts to this 110-acre property will be minimal with all buffers to remain in place and all environmental features (e.g. streams) being protected from development impacts. Indeed, as articulated by the applicant, the site plan features design considerations of the exterior environmental learning facilities, such as stream buffers and wetlands, as well as walking 113 trails, Campus Market, gardens, and solar facilities. The applicant provided an Environmental Assessment and a Biological Inventory as part of the application package. County staff has reviewed and determined no significant environmental impact is expected from this project based on existing conditions. Existing conditions and facilities within the required buffered areas will be maintained as needed, but not unduly expanded. Future development of the school facilities is not proposed to impact the Special Flood Hazard Area (100 Year Floodplain) and 500 Year Floodplain, nor the +/- 1.5-acre pond. As presented, the proposed NR-CD zoning district for a School: Preparatory use is consistent with the Rural Buffer Land Use Classification (Appendix F: Relationships Between Land Use Classifications and Zoning Districts) and description provided in the Land Use Element of Chapter 5. The proposed School, Preparatory use reflected in the NC-CD application is consistent with the 2030 Comprehensive Plan's description of future land use in the Rural Buffer as well as the allowable zoning districts provided for by Appendix F. It is also consistent with the description of the Rural Buffer land use category provided for by the JPA, which the county is obligated to both towns as well as itself to maintain. c. As such, the Carolina Friends School Non-Residential — Conditional District (NR-CD) zoning amendment is consistent with applicable plans because it supports the following: 2030 Comprehensive Plan ■ Planning Principle 2. Sustainable Growth and Development: Growth and development within the county should occur in a pattern, location, and density that is sustainable over the long-term. ■ Planning Principle 4. Natural Area Resource Protection: Protection of the County's natural areas, including forests, wildlife habitat, and other important open spaces should be a priority. The County should work with regional and local organizations, the towns, and private landowners to promote and achieve preservation of the County's important natural resources. ■ Planning Principle 5. Preservation of Rural Land Use Pattern: The County's rural areas are a cherished component of the County's character. Future development should preserve and enhance the county's rural landscape. ■ Planning Principle 6. Water Resources Preservation: The County has finite water resources to provide to future populations. The protection and management of the County's water resources should be a high priority. ■ Planning Principle 8. Preservation of Community Character: Future growth and development should occur in a manner that preserves and enhances the existing character of the County, its townships, and rural crossroads communities. ■ Land Use Overarching Goal: Coordination of the amount, location, pattern, and designation of future land uses, with availability of County services and facilities 114 sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. ■ Land Use Goal 2: Land uses that are appropriate to on-site environmental conditions and features, and that protect natural resources, cultural resources, and community character. ■ Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land use conflicts, supported by an efficient and balanced transportation system. Land Use Goal 6: A land use planning process that is transparent, fair, open, efficient, and responsive. ■ Appendix F, Land Use Classification Description for Rural Buffer: Only very low density residential, agricultural uses exempt from zoning regulations, and low- intensity agricultural support uses are appropriate in the Rural Buffer. Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan and Agreement ■ Land Use Plan Category: Rural Buffer and Conservation (pp. 60 — 60-a) ■ Future Land Use — Joint Planning Area: The Rural Buffer Area (pp.81 — 84) a. The amendment is reasonable and in the public interest because it furthers the goals of the adopted Comprehensive Plan and is located in an area designated on the Future Land Use Map as "Rural Buffer." The Board of County Commissioners adopts this Statement of Consistency and the findings expressed herein. Vote: For, Against Jamezetta Bedford, Chair Date Attachment 8 115 STATEMENT OF INCONSISTENCY OF A PROPOSED ZONING ATLAS MAP AMENDMENT WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN An applicant-initiated amendment to the Zoning Atlas has been reviewed to rezone a parcel as follows: Parcel Identification Township Owner of Current Zoning Proposed Zoning Numbers Record (PINs) Carolina ■ PDHRB (Planned Friends Development Housing - - NR-CD (Non-Residential 9892-31-0306, School and Rural Buffer) Conditional District) 9892-22-7326, Chapel Hill Peter and ■ RB (Rural Buffer) . Jordan Lake 9892-20-2052 Martha ■ Jordan Lake Unprotected Watershed Klopfer Life Unprotected Estate Watershed The Board of County Commissioners hereby finds: a. The requirements of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments and 2.9.1 Conditional Districts of the UDO have been reviewed and the following applicant-proposed conditions have been deemed unreasonable and unacceptable: 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 5. Site Improvements shown hereon and/or referenced as future Site Improvements hereon or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations or size of buildings or other improvements or otherwise restrict the limits of disturbance. The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction. The locations included with 116 those future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. b. Pursuant to Sections 1.1.5 Statement of Intent -Amendments, and 1.1.7 Conformance with Adopted Plans of the UDO and to Section 160D-605(a) Governing Board Statement — Plan Consistency of the North Carolina General Statutes, the Board finds sufficient documentation within the record denoting that the amendment is inconsistent with the adopted 2030 Comprehensive Plan and the Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan and Agreement, as detailed below. The application is not reasonable, nor in the public interest, due to the proposed institutional use in the Rural Buffer, which is not supported by either adopted plan; and for the potential impacts it may have upon neighboring properties from the recreational activities and school facilities, as identified in the unreasonable conditions #1 and 5. The Carolina Friends School is located within the "Rural Buffer" land use class identified within the County's Joint Planning Agreement with the Towns of Carrboro and Chapel Hill. That agreement identifies eight categories of land use that are permissible in the Rural Buffer: Resource Protection Areas, Public-Private Open Space Areas, Agricultural Areas, Rural Residential Areas, Retail Trade Areas, Extractive Uses, and the University Lake Watershed overlay. None of these categories, as described within the adopted JPA, provide for an institutional use such as a Preparatory School within the Rural Buffer. Furthermore, the Orange County UDO does not provide for the Preparatory School use, either by-right or as a special use, in the Rural Buffer zoning district. A school could possibly be characterized as a "Governmental Use," which is permitted in the Rural Buffer zoning district, except that this school is privately owned and operated. Rather, it is reserved for the conditional zoning districts, where it must provide conditions that show it being compatible with the "Rural Buffer" future land use classification description provided in the adopted 2030 Comprehensive Land Use Plan: "Land adjacent to an urban or transition area which is rural in character and which should remain rural, contain very low- density residential uses, and not require urban services during the plan period." Further campus expansion will deliver more automobile traffic to the properties, disrupting the rural character and habitat of the area, including the "Resource Protection Area" of the Duke Forest-owned properties in the local area. The conditions proposed provide both assurance on the limitations of this disruption but also clarity that this campus is to be a destination for privileged members of the public ("limited community use") to use its facilities for athletics and recreation. The flexibility permitted by the proposed conditions do not provide assurance that the campus expansion will not be disruptive to the neighbors, particularly in the placement of facilities such as athletic fields, auditoriums, and/or parking. The neighboring properties can anticipate more regular events to be scheduled at the expanded campus and a change in local character as a result. The Carolina Friends School campus has close proximity to the Durham utilities available on Erwin Road, and a change in character of the area and more regular use of recreational lands in the area could change the intensity of land use in this area; the City of Durham is not a party to the JPA. While this use application can be 117 permitted in this conditional zoning district, as presented, it is incompatible with the descriptions of both the future land use class in the adopted 2030 Comprehensive Plan and the permitted land use categories identified in the adopted JPA. As such, expansion of the non-conformity is inconsistent with the county's adopted plans. c. As such, the Carolina Friends School Non-Residential — Conditional District (NR-CD) application is inconsistent with the following principles, goals, and objectives of the: 2030 Comprehensive Plan ■ Planning Principle 2. Sustainable Growth and Development: Growth and development within the county should occur in a pattern, location, and density that is sustainable over the long-term. ■ Planning Principle 3A. Encouragement of Energy Efficiency, Lower Energy Consumption, and the Use of Non-Polluting Renewable Energy Resource: Decreasing the use of non-renewable resources and lowering energy consumption are encouraged in both public and private activities. The county's transportation system should be enhanced to promote more energy efficient modes of travel and improve air quality. ■ Planning Principle 4. Natural Area Resource Protection: Protection of the County's natural areas, including forests, wildlife habitat, and other important open spaces should be a priority. The County should work with regional and local organizations, the towns, and private landowners to promote and achieve preservation of the County's important natural resources. ■ Planning Principle 5. Preservation of Rural Land Use Pattern: The County's rural areas are a cherished component of the County's character. Future development should preserve and enhance the county's rural landscape. ■ Planning Principle 8. Preservation of Community Character: Future growth and development should occur in a manner that preserves and enhances the existing character of the County, its townships, and rural crossroads communities. ■ Land Use Overarching Goal: Coordination of the amount, location, pattern, and designation of future land uses, with availability of County services and facilities sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. ■ Land Use Goal 2: Land uses that are appropriate to on-site environmental conditions and features, and that protect natural resources, cultural resources, and community character. ■ Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land 118 use conflicts, supported by an efficient and balanced transportation system. ■ Appendix F, Land Use Classification Description for Rural Buffer: Only very low density residential, agricultural uses exempt from zoning regulations, and low- intensity agricultural support uses are appropriate in the Rural Buffer. Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan and Agreement ■ Land Use Plan Category: Rural Buffer and Conservation (pp. 60 — 60-a) ■ Future Land Use — Joint Planning Area: The Rural Buffer Area (pp.81 — 84) The Board of County Commissioners adopts this Statement of Inconsistency and the findings expressed herein. Vote: For, Against Jamezetta Bedford, Chair Date Ordinance#: ORD-2025-025 Attachment 9 119 AN ORDINANCE AMENDING THE ORANGE COUNTY ZONING ATLAS WHEREAS, Orange County has received and processed a petition submitted by Carolina Friends School and Peter and Martha Klopfer Life Estate (hereafter `the Applicant') seeking to amend the Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified Development Ordinance (UDO), and WHEREAS, this petition seeks to rezone +/- 110.456 acres (PINs: 9892-31-0306, 9892-22-7326, 9892- 20-2052) from PDHRB (Planned Development Housing - Rural Buffer) and RB (Rural Buffer) to NR-CD (Non-Residential Conditional District) for the purpose of Schools: Preparatory; and WHEREAS, the petition has been submitted with a site plan in accordance with the provisions of Section 2.9.1(C) of the UDO; and WHEREAS, the requirements of Section 2.8 and 2.9 of the UDO have been deemed complete; and WHEREAS, the Board has found the proposed zoning atlas amendment to be reasonably necessary to promote the public health, safety, and general welfare; and WHEREAS, the Board has found the proposed zoning atlas amendment to be consistent with the adopted 2030 Comprehensive Plan and reasonable and in the public interest. BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange County Zoning Atlas is hereby amended to rezone the aforementioned parcels to NR-CD (Non-Residential Conditional District), as detailed within the submitted application. BE IT FURTHER ORDAINED THAT in accordance with Section 2.9.1(F) of the LIDO the approval of this Conditional Zoning application is subject to the following mutually agreed to conditions: 1. Normal hours of operation for the School Facility are typically weekdays from 7:30 am to 6:30 pm, plus occasional evening activities which may occur outside of normal hours, such as board or committee meetings, performances, special lectures, seasonal indoor sports practices or events, etc. Seasonally, outdoor sports practices and events may occur only until dark, since no outdoor athletic lighting will be provided. Occasional seasonal evening and weekend activities include campus market for on-campus grown agricultural items such as vegetables and flowers. Occasional seasonal weekend activities include very limited work by staff, facility cleaning and maintenance, scheduled rental use of the soccer fields by a community-based sports organization, and limited community use of the walking trails and track or activities such as "pick up" basketball or soccer, as allowed by the school. 2. No lighting will be provided on existing or proposed athletic fields or courts. Site lighting for Improvements on campus requiring Site Plan approval shall be provided in accordance with Orange County lighting standards at the time of Site Plan approval. 3. No burning of land clearing waste shall occur. 4. Landscape and buffer requirements shall conform to the Orange County UDO at the time of approval with the following modifications or exceptions: a. Existing conditions and facilities within the buffer area, above or below ground, may remain intact, remain in service, and be maintained as needed, but not unduly expanded; b. Buffer areas that do not currently meet vegetation standards for required buffers will not require new plantings or other screening; and 120 c. By approval of a detailed Landscape Protection and Re-vegetation Plan, selected individual trees within buffer areas may be removed and replaced. 5. Site Improvements shown hereon and/or referenced as future Site Improvements hereon or in the Conceptual Construction Projection of this Conditional Zoning application establish local building footprints and shall not be construed to specify exact locations or size of buildings or other improvements or otherwise restrict the limits of disturbance. The application Site Improvements are conceptual and shall allow for relocation of buildings and other improvements provided that the selected location is in accordance with the Orange County UDO at the time of Site Plan approval and/or Construction Permits from Orange County and/or other Authorities Having Jurisdiction. The locations included with those future applications shall be required to meet applicable standards at the time of application except as modified herein or by proper Project Entitlement and/or Permitting Processes. 6. Applicant shall include internal and driveway improvements consistent with the November 21, 2024, Traffic Impact Analysis Review letter issued by C.N. Edwards, Jr., P.E., upon submittal of construction drawings for a driveway permit on Mt. Sinai Road associated with construction of the New Upper School. 7. Parcels 1, 2 and 3 will be combined into a single parcel within 24 months of expiration of the Klopfer Life Estate. 8. Approval of this zoning application is intended to include the existing uses and features allowed in the original Special Use Permit as modified. Upon approval of this zoning application, the Special Use Permit as modified is no longer necessary and shall be extinguished. BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published ordinances and that this ordinance is effective upon its adoption. Upon motion of Commissioner seconded by Commissioner , the foregoing ordinance was adopted this day of , 2025. I, Laura Jensen, Clerk to the Board of Commissioners for Orange County, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on , 2025 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in the minutes of the said Board. WITNESS my hand and the seal of said County, this day of 2025. SEAL Clerk to the Board of Commissioners