HomeMy WebLinkAboutMinutes 09-04-2025-Business Meeting 1
APPROVED 1017/25
MINUTES
ORANGE COUNTY
BOARD OF COMMISSIONERS
BUSINESS MEETING
September 4, 2025
7:00 p.m.
The Orange County Board of Commissioners met for a Business Meeting on Thursday,
September 4, 2025, at 7:00 p.m. at the Whitted Human Services Center in Hillsborough, NC.
COUNTY COMMISSIONERS PRESENT: Chair Jamezetta Bedford, Vice-Chair Jean Hamilton
and Commissioners Marilyn Carter, Amy Fowler, Sally Greene, Earl McKee, and Phyllis Portie-
Ascott
COUNTY COMMISSIONERS ABSENT: None.
COUNTY ATTORNEYS PRESENT: John Roberts
COUNTY STAFF PRESENT: County Manager Travis Myren, Deputy County Manager Caitlin
Fenhagen, and Clerk to the Board Laura Jensen. (All other staff members will be identified
appropriately below)
Chair Bedford called the meeting to order at 7:00 p.m. All commissioners were present,
except Commissioner McKee.
1. Additions or Changes to the Agenda
Chair Bedford made a motion to postpone item 6-a to a future meeting. Commissioner
Greene seconded the motion.
VOTE: UNANIMOUS
Commissioner McKee arrived at 7:01 p.m.
Chair Bedford read the public charge.
2. Public Comments (Limited to One Hour)
a. Matters not on the Printed Agenda
Rebecca Gallegly spoke about her concerns regarding a proposed rezoning issue for a
78-acre development on Highway 86 that would affect her small neighborhood of 14 homes and
Eno River Academy. She expressed worry about the potential for sewage from over 50 septic
fields contaminating Strouds Creek, which is a major tributary to the Eno River and protected
watershed. She noted that Eno River Academy students use the creek daily as a significant
learning tool for creek studies and hiking. She asked the commissioners to consider not
rezoning the agricultural land for a development.
Cathy Owens shared a handout with the Board regarding the agricultural features of the
proposed development on Highway 86. She has lived at 158 Blackman Lane (also 1501 NC
Highway 86 North) in Hillsborough for 24 years. She emphasized the importance of agricultural
use and the rural buffer to their lifestyle and how they raise their children. She noted that the
developer consistently calls their pasture "vacant land," which she characterized as "smoke and
mirrors." She detailed the wildlife on the property including deer that neighbors rely on for food,
bears, wild turkeys, and mollusks in Strouds Creek. She mentioned that their barn is one of the
20 oldest dairy barns in North Carolina and that Daniel Boone has walked through their front
yard. She strongly advocated for maintaining the rural buffer.
2
Christine Preddy said she is a teacher at Eno River Academy. She had just returned
from taking kindergartners into the woods on the property when she learned about the meeting.
She shared how the land is integral to their educational program, with eighth graders helping
build trails and the school conducting stream studies with the Eno River Association. She
quoted a kindergartner who said "I just never knew this could be school" during their hike. The
school hopes to eventually acquire and protect the land to slightly expand their campus while
maintaining it as a buffer for student learning and exploration.
Edward Mann said he was frustrated by the delay of item 6-a, regarding the Lumos
contract. He asked the Board to make the reasons public for delaying the item. He said that he
is a lifelong resident of Orange County and was originally slated to receive internet access
through Lumos in summer 2024. He said he has asked for updates repeatedly and received
excuses. He said the main goal is to get it done and get service. He asked the Board to be
more transparent with the public.
b. Matters on the Printed Agenda
(These matters will be considered when the Board addresses that item on the agenda below.)
3. Announcements, Petitions and Comments by Board Members
Commissioner Fowler said she attended a Board of Health where they learned about
Medicaid cuts to hospitals and providers. She explained that even though the reduction in
payments is concerning, the health department receives a yearly Medicaid cost settlement
payment that helps make up the difference between Medicaid payments and actual service
costs, which provides some relief for the Health Department. She said it is concerning for
providers, and patients may be pushed towards Health departments as a result. She said they
also received an update on communicable diseases and the confusion over access to the
COVID-19 vaccine. She said earlier in the day she attended the Community Care Coalition,
and they learned how providers help homeless individuals apply for SSI and SSDI. She said
that individuals must be involved with healthcare for a year before they can qualify, and they still
must prove that they have disabilities despite having healthcare. She said Boomerang is
expanding service beyond school suspensions and doing training for ISS, community resiliency,
and wellness skills.
Commissioner Carter said she attended the annual NACo conference in July, where
Orange County was recognized for achievements in social engagement for older adults,
community care and diversion response, and the public art festival, Uproar. She described
some of the sessions she attended, including disaster response and risk management. She
said she attended a session with Google, where they discussed the massive infrastructure
needed to support data centers as well as the economic development impacts. She said she is
excited to work with the Tax Assessment Work Group. She said she is attending a four-day
work shop on reappraisals at the School of Government. She said she met with US
Representative Valerie Foushee to tour damage from Tropical Storm Chantal. She noted the
previous improvements made to the Lake Orange dam which meant that the dam held during
the storm and protected this critical water supply for Orange County. She expressed
appreciation to the staff for their ongoing work helping survivors of Tropical Storm Chantal.
Commissioner Greene said she saw a presentation on CAPER at the Affordable
Housing Collaborative, and that information will be shared at an upcoming public hearing. She
remembered Frayda Bluestein, a longtime, beloved faculty member of the School of
Government who recently passed away.
Chair Bedford said the Shred-A-Thon will be held at the Eubanks Park and Ride lot on
Saturday. She encouraged people to attend and described the requirements for bringing
materials to shred.
3
Vice-Chair Hamilton shared a conversation she had with a friend regarding the term
"revenue neutral tax rate." She said that the friend thought that it would be revenue neutral for
an individual property owner, but it is revenue neutral for the county. She said that revaluation is
mandated by the state, and it redistributes the tax burden across the county and properties.
She said she received a question about why the Board was focusing on a Tax Assessment Work
Group. She gave an example of how the revaluation and a revenue neutral tax rate would
affect a property owner, and demonstrated how an individual's increase in property taxes might
be more impacted by the revaluation rather than the property tax rate. She followed up on
Commissioner Fowler' comments and said mental health providers will also see the impact of
Medicaid rate reductions.
Commissioner Portie-Ascott said there was interest in renewing House Bill 118, which
would increase the Homestead Exemption for disabled veterans from $45,000 to $61,000. She
said that in Orange County, it would affect 209 accounts. She said she reached out to NCACC
with that information so they could indicate support for the bill. She said she attended the
Orange County Partnership for Drug Free Youth. She said she will attend the final session of
fifth cohort of the Hunt Institute, where they will focus on support for high school to post-
secondary education.
Commissioner McKee spoke about the Lumos contract and his desire to ensure that the
original terms of the contract are met. He emphasized his commitment to Orange County
residents and in keeping promises.
4. Proclamations/ Resolutions/ Special Presentations
a. Orange County Preparedness Month Proclamation
The Board approved a proclamation declaring September 2025 as "Orange County
Preparedness Month."
BACKGROUND: National Preparedness Month is recognized each September to promote
family and community disaster planning now and throughout the year. North Carolina continues
to experience a high volume of disasters, to include the severe weather, flooding events, and
extreme temperatures. So far this year, Orange County has experienced multiple watches and
warnings issued by the National Weather Service for severe weather and flooding.
The most devastating disaster this year so far is Tropical Storm Chantal. On July 6th, Tropical
Storm Chantal brought over ten (10) inches of rain in a short period of time to the Orange
County community. This caused widespread flooding that resulted in over 70 water rescues,
nearly 8,000 calls to 9-1-1, and the tragic death of one (1) person as she was travelling to work.
Initial damage estimates of the storm include 448 homes with damage, an estimated $26 million
in commercial damages, and over$24 million in damages to public infrastructure.
It is critical that everyone works together as a community to ensure that people are connected
and prepared to remain resilient in the face of future disasters. All residents of Orange County
are encouraged to take the month of September to build a disaster kit for their families, make an
emergency plan, and get connected with OC Alerts (Orange County's emergency
notification/information system) to stay informed during emergencies.
Sarah Pickhardt, Emergency Management Division Chief, introduced the item.
Commissioners read the following proclamation in turn:
4
ORANGE COUNTY BOARD OF COMMISSIONERS
PROCLAMATION
September 2025 - "Orange County Preparedness Month"
WHEREAS, it is critical for every community, business, family, and individual in Orange County
to be prepared for natural and man-made disasters, including tornadoes, flooding, and
hurricanes, as well as disease outbreaks like COVID-19; and
WHEREAS, in 2018, Hurricane Florence brought significant rainfall in September causing
widespread power outages and flooding resulting in more than $26 million in damages; and
WHEREAS, the National Weather Service has confirmed four separate tornadoes that have
impacted Orange County since 2019; and
WHEREAS, this year Tropical Storm Chantal brought significant rainfall and an EF-1 tornado
that caused widespread flooding and destruction resulting in the tragic death of one person and
over $75 million in residential, commercial, and public infrastructure damages; and
WHEREAS, year to date, Orange County has already experienced significant severe weather
activity to include four tornado warnings, twenty-two Severe Thunderstorm Warnings, and
fourteen Flash Flood or Flood Warnings; and
WHEREAS, community members can take a few simple steps — creating an emergency supply
kit, making a family disaster plan, and staying informed —to help make preparedness a personal
priority and improved health a goal in our community; and
NOW, THEREFORE, we, the Orange County Board of Commissioners, recognize Orange
County Emergency Services - Emergency Management Division along with emergency
managers throughout the nation, who have collaborated to recognize September as National
Preparedness Month, and the Board joins them in encouraging Orange County residents to stay
informed and prepared;
FURTHERMORE, the Orange County Board of County Commissioners hereby declares
September 2025 as "Orange County Preparedness Month".
This the 4t" Day of September, 2025.
Jamezetta Bedford, Chair
Orange County Board of
Commissioners
A motion was made by Vice-Chair Hamilton, seconded by Commissioner Fowler, to
approve and authorize the Chair to sign the proclamation.
VOTE: UNANIMOUS
5
Chair Bedford asked how Emergency Management coordinates with the Department on
Aging on emergency plans.
Sarah Pickhardt said every skilled nursing facility and licensed care facility is required to
have an emergency preparedness plan as part of accreditation. She said they partner with the
Department on Aging for outreach events. She said that at an upcoming event, they will assist
attendees with building a physical emergency preparedness kit.
Commissioner Portie-Ascott asked how Emergency Management assists the unhoused
population during events.
Sarah Pickhardt said they coordinate with SORAD and the Housing Department for
outreach. She said with events they know are coming, it's a little easier, but with Tropical Storm
Chantal they did not have lead time to let people know.
Chair Bedford said getting people signed up for alerts is important.
5. Public Hearings
a. Zoning Atlas Amendment—4809 Friends School Road, Durham, Chapel Hill Township
The Board held a public hearing, received the Planning Board and staff recommendations, and
public comment, closed the public hearing, and approved 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.
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 UDO require the following review:
6
• 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 UDO, 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
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).
Lauren Honeycutt, Planner II, made the following presentation:
Slide #1
ORANGE COUNTY
NORTH CAROLINA
Board of County Commissioners
Meeting
September 4, 2025
7:00 p.m.
8
Slide #2
ORANGE COUNTY
NORTH CAROLINA
Item : Zoning Atlas Amendment
(Conditional District)
PDHRB and RB Zoning to NR-CD Zoning
Location:4809 Friends School Road
PiNs: 9892-31-0306, 9892-22-7326, 9892-20-2052
Applicant: Carolina Friends School and
Peter and Martha Klopfer Life Estate
Case#: MA25-0001
Slide #3
Conditional District Overview
Conventional District Zoning Conditional
Standards must be uniformly Request is use-specific with
applied throughout the County individualized development
conditions and standards
F
te-specific,individualized Site-specific development plan
ditions may be imposed. is part of review and approval
process
ORANGE COUNTY
NORTH CAROLINA
9
Slide #4
Zoning Atlas Amendment- MA25-0001(Carolina Friends School)
4809 Friends School Road
4809 Friends School V¢nity Map for Ronng Ap -PIN
9892202052,9892227326,
Address ad9910306
Road I
el ;
9892-31-0306 ` 2
9892-22- 6
9892-20-20522052
_ 3
Township Chapel Hill `
Jordan Lake
Watershed
Unprotected �- e
*b 1 ^
�1 t
Carolina Friends School
Applicant and Peter and Martha 9
Klopfer Life Estate u
Slide #5
Zoning Atlas Amendment- MA25-0001(Carolina Friends School)
4809 Friends School Road
,Overview • -•
Rezoning Application to N R-Co for PINS 98922o2o52,9892227926,
Current Zoning and 98W31o3o6
■ PDHRB(Planned Development
Housing-Rural Buffer)
■ RB(Rural Buffer) ,a
Requested Zoning
■ Non-Residential Conditional District
(N R-CD)
■ Use:Schools:Preparatory .
Surrounding Zoning
■ Rural Buffer(RB)
Lauren Honeycutt said that the purpose of the request is to bring the existing school into
compliance with the UDO and allow future expansion as enrollment increases.
10
Slide #6
Zoning Atlas Amendment- MA25-0001(Carolina Friends School)
4809 Friends School Road
• -d
Adopted Future Land Use Map with Parcels 9892202052,
9892227326,and 9892310506 Depicted
Future Land Use Map Designation
Rural Buffer F
• 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.
■
• No proposed amendment
Slide #7
Zoning Atlas Amendment- MA25-0001(Carolina Friends School)
4809 Friends School Road
• • ed
Joint Planning Area(JPA)Future Land Use Orange County-Chapel Hill-Carrborc Joint Planning Area
Classification
Rural Buffer
• Land which,although adjacentto an Urban or
Transition Area,is rural in characterand which will =Rr
remain rural and notrequire urban services.
• Expected to contain density residential uses,
agricultural uses exempt from zoning regulations,and
low-intensity agricultural support uses. ~
• The JPA Land Use Plan category within the Rural Buffer
is Rural Residential,defined as low-density areas
consistingof single-family homes situated on large
lots.
• Rural Residential Areas are identical to the definition 1
of the Rural Buffer.The area includes property
supporting farming operations,including forestry o=• u��„�u===�•bsw° .�
activities.
11
Slide #8
Zoning Atlas Amendment- MA25-0001(Carolina Friends School)
4809 Friends School Road
'Overview -d
Conditional District ApglicationRequirements Rezoning Application toNR-[bforPlNsg89zzozo5z,989zzz79z6,
and 989z9iogo6
■ Site Specific Plan
■ Environmental Assessment
■ Biological Inventory
■ Additional Information as Identified by
Reviewing Agencies
VP
l -.2.
Slide #9
Site-Specific Plan
1
.G..:
f
s C3.1
12
Slide #10
Review Process
Planning Staff
• Determine application completeness and analyze proposed Zoning Atlas Amendment
with Comprehensive Plan
Neighborhood Information Meeting (NIM)
• Coordinated by applicant
• Held on May 7,2025
Planning Bo •
• Hear from the applicant, staff,and the public
• Review and discuss analysis and staff recommendation
• Recommend approval or denial to Board of County Commissioners
*'Board of County Commissioners
• Schedule and hold public hearing to receive application
• Hear from the applicant, staff,and the public
• Review and discuss analysis and recommendations from staff and Planning Board
• Close public hearing
Slide #11
Applicant Presentation
ORANGE COUNTY
NORTH CAROLINA
13
At this point John Sharon of Carolina Friends School, representing the applicant, made
the following presentation:
Slide #1
J N �c
{ N
r
Owner and Applicant: Carolina Friends School and Peter and Martha Klopfer Life Estate
CAROLINA oa., i.,,,,,i,,,,,.
FRIENDS oe ......,.-.
SCHOOL withA,,hiirc lir
Slide #2
Carolina Friends School
About Us
CAROLINA rlc-Iconsupants
FRIENDS .._t,.. .._.....
SCHOOL with Ar,hit-mrr
John Sharon described the values of the school.
14
Slide #3
60+ Years - Quaker School in the Woods
{t �
CAROLINA vilconsultants
FRIENDS .............._.....
SCHOOL wi hArchitecture
Slide #4
SustainabiIity
RADIANT NEAT
/ ` �PPar ScnoolMretlrg
Hdll
COMPOST
EFFICIENCY GEOTHERMAL in part—slup wlm
•LED bulb swaps inside s I -puaser Dome Cgmp-tN—
Lamp post comers;ons te.,lr Scnool Donn psfr 6.000 pounds of
•lMallr-Saying tauCelS — r _ Building COmpPSt Cred[ed in 2n23
'PoHam�nB Aos CBn[!!
SOLAR PANELS
COMPOST ,—a1 S1hew Nerm and PLANT SALE
Library 6uildmgs Annval sale of fl—.nd
In pal Lnership�vlth Center Bulldog vegetables grown'in our
COmpgaiNO.v Upper W-Meeting Hall green ho—
Cre¢r 6.000 pounds of Gym Over$2.10 n raised fo,em-
compostcreatedin2023 Durbam Early School education grams in ZD2c
CAROLINA O d Lilmnsultants
FRIENDS ----
SCHOOL withArchitccture
15
Slide#5
Our Quaker Identity
• Belief that the truth is continually revealed
• Belief in seeking peace with oneself and others
• Belief in accepting and respecting each individual's
uniqueness
• Belief in the spirituality of life
• Belief in the value of simplicity
• Belief in the power of silence
CAROLINA ulconsultans
FRIENDS _....._..._.....
SCHOOL withArchitecture
John Sharon said that the two beliefs bolded in slide #5 were key tenets of their identity
as a school.
Slide #6
Measured Growth
12
`A ''
CAROLINA FRIENDS oUriviltonsulta..n..,ts
........._...._._
SCHOOL withArchitecture
16
Slide #7
Today
• Campus now
• Environmental Studies
• Nature Play
En ds I
5h I
CAROLINA
FRIENDS --'---'
SCHOOL withArchitecture
Slide #8
Future Possibilities
• Maintain the creek, woods, and natural habitat
• Expand sustainability features
• Continue with same use and spirit
• Enhance learning environment
• Serve additional families
• Campus enrollment 455 ==*500 over next ten years
CAROLINA FRIENDS civi••lconsul ants
._-•._.,.._._.
rc SCHOOL withAhitecture
17
Ellen Weinstein, an architect at withArchitecture, continued the presentation:
Slide #9
Carolina Friends School
CAMPUS on Friends School Rd
CAROLINA 4cicilconsultants
FRIENDS _......._.
Slide #10
�0
Carolina Friends School °4
o �
CAMPUS rooar 4
O • �7
t
Ilk
00 0
CAROLINA ;,;ironsuhans
FRIENDS o Q o
n
SCHOOL withArchitcctwe
18
Ellen Weinstein described the features of the property.
Slide #11
Oq
Carolina Friends School
0
CAMPUS TODAY /J
t l
Lower School - -Q• •-••••• Z
Middle School - ---• �,- -- - --~
Upper School - ••---------- -------- �•.`
i Y}
it 1�i
Early School - ----•- F --•=--I-Lr--+p; -
fr J
�
❑ it
�O ' I-}p �
�� rl
090 + r p
13
CAROLINA Ori ilronsultanis
FRIENDS ..__....._...._......,
SCHOOL with Arrhi writ l P'r
Ellen Weinstein described the current layout of the school.
Slide #12
4
Carolina Friends School ° o
oo�
CAMPUS TODAY • Q
Performing Arts Center -••• --•••-••- • � '
yy �
Gym&Soccer Fields •••••-•• ••• -`,
xx a
Track,Cross Country and Tennis . ---
.a
O p
Q it
[
y
1� o
CAROLINA consullanls o o Q
FRIENDS ._--'nsul'-• n
SCHOOL withArchi[cclure
19
Slide #13
Carolina Friends School $ o o
b o�o
CAMPUS in3to5years O a� Q•
r
New Upper School,Drop-off&Parking
i
I
i
i°
I
i
I
i
I
Mt Sinai Rd Entrance -•--------
❑
CAROLIO
NA O
tlnsealtans
FRIEND P
FRIENDS �..._..__...._._.. � -.
SCHOOL withArchite t.r
Ellen Weinstein described some of the of additional features the school would like to add
in the future.
Slide #14
Q
Carolina Friends School
CAMPUS in 10 to 15 years
. . EM
o I� 40
I
o °
CAROLINA O. cii ilwnsultanls
FRIENDS ._.....__....._..... p o
SCHOOL withArchiteciut•e
20
Slide#15
�e �n
1
7
iu Y.
o a
o c
Campus in 2025 Campus in 2040
CAROLINA
FRIENDS U wnsultanis
•--• ---
SCHOOL withArchitecture
Michael Fieldgo with Civil Consultants continued the presentation:
Slide #16
Carolina Friends School
REZONING
CAROLINA
FRIENDS (ix il consultants
......................._.
SCHOOL withArchitecture
21
Michael Fieldgo said that when the school began discussing their long-term plans, it was
recognized they would need to apply for conditional zoning. He said they have a commitment to
report back to staff on progress at least every 5 years or sooner if they make additional
applications for development.
Lauren Honeycutt resumed the staff presentation:
Slide #12
Public Notification
■ Notices were mailed via first class mail to property owners within
1,000 ft. of the subject parcel on August 22,2025.
■ Signs posted the subject parcel on August 22,2025.
■ Legal Ad published on August 20, 2025 and August 27,2025.
■ Application information has also been posted on the Planning
Department's"Active Development"webpage.
Slide #13
Proposed Conditions
Per NCGS 160D-703,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.
Per Section 2.9.1(F) (3)of the UDO, 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.
22
Slide #14
Proposed Conditions
Per Section 2.9.1(F)(3)of the UDO,the following conditions are being proposed:
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 bystaff,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 orexceptions:
a) Existing conditions and facilities within the bufferarea,above or below ground,May remain intact,remain
in service,and be maintained as needed,but not unduly expanded,
b) Buffer areas that do notcurrently meetvegetation standardsfor required bufferswill not require new
plantings or other screening;and
c) By approval of detailed Landscape Protection and Re-vegetation Plan,selected individual trees within
buffer areas may be removed and replaced.
Slide #15
Proposed Conditions
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 restrictthe 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 thiszoning application is intended to include the existing uses and features allowed in
the original Special Use Permitas modified.Upon approval of thiszoning application,the Special Use
Permitas modified is no longer necessary and shall be extinguished. A_w�
ORANGE COUNTY
NORTH CAROLINA
23
Slide #16
Staff Analysis
i. The application is complete in accordance with the requirements of the UDO.
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
2. Staff review of the application included considerations for how the request
relates to the Orange County 2030 Comprehensive Plan.
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.
4. The applicant has provided a basic environmental assessment as part of this
submittal.Staff has reviewed and determined no significant environmental
impact is expected from this project based on existing conditions.
Slide #17
Zoning and Land Use Review
�ppendix F: Land Use and Zoning Matrix
Land l,se Clvssi5carioav& m x — r _ _ -'� G N Y
Ilverlevs C 5
CTapcl lull Tsamilion I`rrn,Y AJ,inilnliun b�{lun il,uliti�x undo M1r I,m om nr Ihi+.luin,1.1y ing ARr[f t-
Carrbom Trensilion ('nn \I ai hl %nin ti n I
f0-f'car'Transition ♦ •
211-1-ear I',aosilion ♦ ♦ ♦
(-n rcinl Trnn.il inn ♦ •
a_ Ac�iriiv\adc
('o inl-I nJui sial ♦ ♦
'I'ra n ncliriry
ernnnn,:r ar,rlo,.m�m
Rnrel��rtr ♦
Rurel Residm ivl
Apnc Wfunl R,.idrnlial
Ru 1 Comma y Acrrv'n
kurel\eiRhhnrhnnd
Rurel1„Jusf nal Actirih' ♦ ♦ •
\ndr
rnnhr Imemr nrcn
Orange County 2030 Comprehensive Plan,Appendix F �~
ORANGE COUNTY
NORTH CAROLINA
24
Slide #18
Zoning and Land Use Review
♦nkw e:uw
rvae....v..s u..
9. Cue Fxary
]U, lid'ary .
21. 9aedx PerllmYg Prts.
5pwu.aM Pevmmi
1P. 9cMdi Req.eKKy A G
R3. 9arods.Teaiiriral.Tratle.aM
9Fil M1m.p
]a. 9mmalnre.sues.fdPg.a
Unified Development Ordinance—Section 5.2
Table of Permitted Uses ORANGE COUNTY
NORTH CAROLINA
Slide #19
Planning Director Recommendation
The Planning Director recommends that the Board of County Commissioners:
1. Considerthe matterfor 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 LIDO 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 forthe 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 ZoningAtlas
Amendments(Attachment 91.
OR
Vote to Denythe 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 81.
�1
ORANGE COUNTY
NORTH CAROLINA
25
Slide #20
Planning Board Recommendation
Planning Board reviewed the rezoning application at its June 4,2025 meeting
As available in the meeting minutes(Attachment 6),the Planning Board voted
8-0 to recommend approval of the Statement of Consistency(Attachment 7)
and the proposed Zoning Atlas Amendment(Attachment 8),as presented.
ORANGE COUNTY
NORTH CAROLINA
Slide #21
Recommendation
The Manager recommends the Board:
1. Conduct the public hearing and receive the Planning Board and
staff recommendations and public comments;
2. Close the public hearing;and
3. Voteto Approve the Statement of Consistency(Attachment 7)and
Zoning Atlas Amendments(Attachment9).
OR
Vote to Denythe 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).
ORANGE COUNTY
NORTH CAROLINA
Commissioner Portie-Ascott said she had a family member that attended the Carolina
Friends School.
Chair Bedford indicated that they disclose this type of information in case the County
Attorney determines the Board has a conflict of interest.
26
Commissioner Portie-Ascott asked why the hours of operation were listed in the
conditions.
Lauren Honeycutt said these were the hours listed by the applicant and are self-imposed
constraints.
Chair Bedford asked about condition seven. She asked who enforces conditions.
Cy Stober, Planning Director, said the zoning will be recorded the Register of Deeds. He
said that it is Planning Department's responsibility to maintain that information. He said in two
years it made sense for recombination to occur.
Chair Bedford said it would likely be shared with the estate planning attorney.
Vice-Chair Hamilton asked what the projected number of students is for the school in 10
or 15 years, and how that would affect water usage.
Michael Fieldgo said the existing permits limits water usage and effluent discharge to
500 students. He said if they exceed 500 students, they will have to update the state and
increase the system capacity. He said that NCDOT was guaranteed 500 students with the
access proposed by the school.
Vice-Chair Hamilton asked how future updates would affect the decision the Board was
making that evening.
Michael Fieldgo said the application being considered by the Board says they will not
exceed 500 students. He said if there was a modification to that, the school would have to
come back before the county.
Commissioner Carter asked if there is a condition that states a capacity of 500 students.
Lauren Honeycutt said the 500 students is not specifically in the conditions, but they are
constrained to the site-specific plan which does note a maximum footprint that they cannot
exceed. She said if they needed additional space for more students, it would require a
modification of the conditional district.
Cy Stober said condition six regarding the traffic impact analysis was for 500 students.
John Sharon said there is no plan to grow beyond 500 students.
A motion was made by Commissioner Fowler, seconded by Commissioner McKee, to
open the public hearing.
VOTE: UNANIMOUS
PUBLIC COMMENTS:
There were no comments.
A motion was made by Commissioner Fowler, seconded by Commissioner McKee, to
close the public hearing.
VOTE: UNANIMOUS
Chair Bedford said she was in support of the application and that it seemed to be a nice
fit for the neighborhood. She said there are some children who need a smaller school, and this
fits the needs of some families.
Commissioner Carter said the school has an amazing reputation in the community and
that she appreciated the applicant's thoroughness and preparation.
A motion was made by Vice-Chair Hamilton, seconded by Commissioner Fowler, to
approve the Statement of Consistency (updated Attachment 7) and Zoning Atlas Amendments
(Attachment 9).
27
VOTE: UNANIMOUS
b. Public Hearing on Transit for FY 2027 — 5311 Rural Area Formula Grant, 5310
Enhanced Mobility of Seniors & Individuals with Disabilities Formula Grant, and 5339
Combined Capital Formula Grant Applications
The Board:
1) Conducted a public hearing on the 5311 Administrative, 5310 Operating, and 5339
Combined Capital grant applications for FY 2027;
2) Approved the 5311 Administrative, 5310 Operating, and 5339 Combined Capital grant
applications for FY 2027; and
3) Approved the FY 2027 Program Resolution (Attachment 1), and FY 2027 Local Share
Certification (Attachment 2).
BACKGROUND: Each year, the North Carolina Department of Transportation (NCDOT)
Integrated Mobility Division (IMD) accepts requests for capital, operations, and administrative
needs for county-operated transit programs. Additionally, the Federal Transit Administration
(FTA) awards operating and capital funding directly to eligible recipients to assist with eligible
operating expenses, replace, rehabilitate, and purchase buses and related equipment, as well
as construct bus-related facilities. This funding also supports technological changes or
innovations to modify low- or no-emission vehicles or facilities.
Orange County Transportation Services (OCTS) is eligible to apply for funding for
administrative, operating, and capital projects and seeks a total of$576,321 in combined federal
and state transit project grant funding for FY 2027.
A Detailed breakdown is outlined in the table below:
Grant 5311 5310 5339 Combined Totals
Administrative Operating Capital
Total $ 219,202 $ 500,000 $ 155,500 $ 874,702
Federal $ 175,361 $ 250,000 $ 124,500 $ 549,861
State $ 10,960 $ 0 $ 15,500 $ 26,460
Local $ 32,881 $ 250,000 $ 15,500 $ 298,381
The 5311 Administrative, 5310 Operating, 5339 Combined Capital, and 5307 Operating grants
provide financial support for public transit system services that promote economic and mobility
self-sufficiency to the general public, the elderly, and individuals with disabilities.Additionally, the
funds support a transit system that enhances access for residents in both urban and non-
urbanized (rural) areas to healthcare, shopping, education, employment, public services, and
recreation.
Jamael Wiley, Transit Planning and Operations Manager, introduced the item and
reviewed the information in the abstract and described how the proposal aligns with the county's
strategic plan.
A motion was made by Commissioner Fowler, seconded by Commissioner McKee, to
open the public hearing.
VOTE: UNANIMOUS
28
PUBLIC COMMENTS:
There were no public comments.
A motion was made by Commissioner Fowler, seconded by Commissioner Carter, to
close the public hearing.
VOTE: UNANIMOUS
Vice-Chair Hamilton asked if the county match is already funded.
Jamael Wiley said the funds and the match will be budgeted in FY27.
Vice-Chair Hamilton clarified that the budget would have to be approved.
Jamael Wiley said yes.
A motion was made by Commissioner Fowler, seconded by Vice-Chair Hamilton, to
approve the 5311 Administrative grant application for $219,202 with a local match total of
$32,881, the 5310 Operating grant application for$500,000 with a local match total of$250,000,
the 5339/5311 Combined Capital grant application for $155,500 with a local match total of
$15,500; and approved and authorized the Chair and staff to sign the FY 2027 Program
Resolution (Attachment 1) and FY 2027 Local Share Certification (Attachment 2) and give the
Chair Bedford the authority to sign the resolution on behalf of the Board.
VOTE: UNANIMOUS
6. Regular Agenda
a. Amendment to the Network Development Agreement for Broadband Deployment with
Lumos to Extend the Project Deadlines and Revise Passings
This item was removed from the agenda.
b. Orange County Land Use Plan 2050 — Board Request for Additional Information
The Board received an updated draft presentation schedule for the Board to receive additional
background information requested for the drafting of the Land Use Plan 2050 and made a
decision on potential costs associated with guest presenters, Clarion's attendance during
presentations, and any meeting facilitation services.
BACKGROUND: This item was presented at the August 26, 2025 BOCC meeting and
continued to this meeting.
At its April 8, 2025 Work Session, the Board reviewed a draft schedule for receiving
presentations from County staff and guest presenters. In response, the calendar preference
was for staff to schedule agenda items through November and possibly beyond, to receive the
information.
Subsequently, Planning staff has coordinated with the Clerk's and Manager's Offices to
schedule items on BOCC work session agendas and add two half-day retreats to the Board's
meeting calendar. Attachment 1 is an updated schedule for the Board to receive the information
requested. Presentations are proposed for work sessions on September 9, October 14, and
November 11, 2025; and at half-day retreats scheduled for November 14 and November 21,
2025. The subject matter to be addressed at each meeting may be modified based on the time
required to execute the contracts associated with independent expert presenters, lead time
required for preparation, and availability to attend on scheduled meeting dates.
29
Staff is requesting feedback from the Board on the draft presentation schedule (Attachment 1)
and use of County funds for subject matter experts and professional services. Following is a
summary with some additional details and associated potential costs:
Independent Subject Matter Experts — Subject matter experts are needed to address the topics
of groundwater hydrology, market analysis of rural activity nodes, and the economics of housing
supply/demand. Planning staff has identified the following organizations and experts for the
Board's consideration:
Applied Resource Management (ARM) — For groundwater hydrology and community well
expertise. To include meeting preparation, attendance, and presentation.
$2,250
UNC School of Government, Development Finance Initiative (DFI) — For market analysis of rural
activity nodes, countywide housing needs, and countywide residential supply/demand. Services
include a written final report.
$45,100
Randall Arendt— For additional expertise on conservation subdivisions. Includes two days on-
site to meet with staff, tour the County's landscape, and present. How conservation
subdivisions could be designed to accommodate workforce housing is to be a focus.
($8,500 plus travel est.) $12,000
Sub-Total $59,350
Clarion Associates:
For continuity purposes, it would be helpful to have a staff person from Clarion Associates
attend the meetings for hearing presentations, Board discussions, and for note taking of items
that will require changes to the draft Land Use Plan 2050 prior to its release for public review
and comment during Community Engagement Window (CEW) #3.
(4 work sessions and 2 retreats) $4,020
Meeting Facilitator:
True North Performance Group (TNPG) — It may be helpful for a professional meeting facilitator,
with practical experience with governing boards and planning, to work with the BOCC at two key
stages of draft Plan development. First, to help the Board identify any changes to the draft Plan
prior to scheduling CEW#3 and second, after CEW#3 to inform the public hearing version of the
draft Plan. The deliverables would include customized agendas and facilitations plans,
facilitation of two retreats, and summary reports.
$17,500
Total $80,870
Staff can provide additional information about the services associated with each quote above at
the meeting.
Why does Orange County Need to Update its Land Use Plan? - In North Carolina, local
governments that apply "...zoning regulations... shall adopt and reasonably maintain a
comprehensive plan or land-use plan (North Carolina General Statute 160D-501(a)). This
statute requires that zoning regulations are "in accordance with a comprehensive plan" and
requires that local governments make statements of consistency when making rezoning
30
decisions on a development application. The existing Orange County Comprehensive Plan was
adopted in November 2008.
Additional information about the project, including e-mail sign-up for project updates, is available
on the project website: https://www.orangecountylanduseplan.com.
Completed project deliverables, including Fact Book; outreach summaries; and more, are also
available on the project website:
https://www.orangecountVIanduseplan.com/resources
Next Steps with the BOCC — Planning staff proposes to present an agenda item covering
aspects of County demographics, the planning process, plan implementation, watershed
regulations, and planning agreements at the September 9, 2025 BOCC Work Session.
Cy Stober introduced the item and described the 2050 comprehensive land use plan
process to date. He reviewed the proposed CLUP discussion calendar and the potential costs
for outside facilitators and experts, which was included the agenda packet. He asked for the
Board's direction on these items.
Chair Bedford proposed looking at the calendar first, then reviewing potential costs.
Vice-Chair Hamilton asked if they had approved the calendar previously.
Chair Bedford said while the Board had generally agreed on a calendar in a past
meeting, they had not officially approved the schedule.
Chair Bedford said that as they learn new things, they will have to be flexible and update
if necessary.
Cy Stober said that state law requires that land use plans be maintained, and the
professional rule of thumb is to review ever 10 years. He said Orange County is at year 18.
PUBLIC COMMENTS:
Peter Childers expressed concern about for-profit companies providing expert opinion
and analysis. He said he was concerned about conflicts of interest. He said that UNC could
provide expert testimony on these issues and would also be independent.
Sadie Rapp said she would like to see the Board make use of the expertise that exists in
the state's colleges and universities as well as non-profit organizations. She asked the Board to
take advantage of resources to address issues that face the county. She said she is opposed to
for-profit companies to examine issues relating specifically to rural activity nodes as they are not
invested in the wellbeing of our communities. She said hiring these consultants is irresponsible
when the expertise already exists in schools and non-profits. She asked the Board to avoid
costly for-profit consultants and uplift the wisdom in universities and non-profits, in general and
specifically relating to the comprehensive land use plan.
A motion was made by Commissioner Greene, seconded by Commissioner Carter, to
approve the calendar.
Commissioner Portie-Ascott expressed concern for meeting on Veterans Day, but was
willing to meet if that was the desire of the Board.
Chair Bedford said Commissioner Portie-Ascott could make a motion to amend the
calendar if she wanted.
Commissioner Carter asked if the closed session discussion on utility constraints could
be moved to October 14.
Chair Bedford noted that it depends on their availability and that a utility discussion
would have sensitive information.
31
VOTE: UNANIMOUS
Commissioner Greene requested that Roger Waldon, Kevin Foy, and Barry Jacobs be
asked to attend the work session on September 9 since they were part of the original plan.
Cy Stober said they would reach out.
The Board began considering the budget as proposed in the agenda materials.
Applied Resource Management (ARM) — For groundwater hydrology and community well
expertise. To include meeting preparation, attendance, and presentation - $2,250
Chair Bedford asked what a civil engineer does. She noted related to the budget item,
that Tony Whitaker from Civil Consultants offered to provide information pro-bono.
Cy Stober said a civil engineering is a discipline that integrates mathematics, physics,
and in this case, chemistry. He said civil engineers build the world around us and the
infrastructure we rely on in daily life. He said they are governed by administrative code that
determines their ethics and professional standards. He said the septic systems in question are
for 3,000 gallons per day of wastewater, or more community septic systems. He said they felt
they needed someone with experience designing, managing, and permitting those systems. He
said Mr. Whitaker had that experience and has served on the Board of Health. He said Mr.
Cornett with Applied Resource Management has worked with Mr. Whitaker on other projects.
He said a professional geologist can speak to the hydrology and the complex needs of
Piedmont bedrock. He said Mr. Cornett comes highly recommended.
Chair Bedford said those two presenters sound good to her. She asked if they should
vote on each budget item separately.
Commissioner McKee said he would prefer one at a time.
Commissioner Portie-Ascott asked for clarification on who would be paid to speak to the
Board.
Chair Bedford said Tony Whitaker would not charge a fee.
Commissioner Fowler said two people will provide information, one who will be paid and
one who will not.
Commissioner McKee made a motion to approve a budget of $2,250 for Applied
Research Systems to provide a presentation to the Board. Commissioner Greene seconded the
motion.
Vice-Chair Hamilton said she shares concerns that Applied Resource Management is a
provider that installs these systems, and it may affect how they look at these things. She said
she had concerns that they would not get an independent opinion. She said even with the best
intentions, that perspective can skew things. She said that she would prefer someone
completely independent.
Commissioner Fowler said it would be difficult to find that person. She said it would
have to be from a university, and no one is going to be trained in this and not working in it. She
said that she trusts Tony Whittaker, but it sounds like he feels limited on what he could provide.
She said they have different expertise.
Cy Stober said Tony Whitaker's expertise is wastewater, and it's very different.
Commissioner Carter asked if getting the experience from the Briar Chapel community
septic system in Chatham County would be helpful. She noted they'd had some issues.
Cy Stober said he had spoken with the Chatham Planning Director regarding this issue.
He said that Briar Chapel's situation was called a package plant, which is different from a
community septic system. He said based on previous feedback they removed package plants
as a solution for wastewater treatment.
32
Commissioner Carter said if it is not on the table to be considered, then it might not be
necessary. She asked if it would be helpful to understand. She asked if Briar Chapel moved to
a community system.
Cy Stober said no. He said the situation was resolved in Briar Chapel.
VOTE: Ayes, 6 (Commissioner Carter, Chair Bedford, Commissioner Fowler,
Commissioner Greene, Commissioner McKee, Commissioner Portie-Ascott); Nays, 1
(Vice-Chair Hamilton)
MOTION PASSES
UNC School of Government, Development Finance Initiative (DFI) — For market analysis of rural
activity nodes, countywide housing needs, and countywide residential supply/demand. Services
include a written final report. -$45,100
Commissioner Greene reviewed the proposed market analysis to be provided by the
Development Finance Initiative at the School of Government. She said after reflecting on the
idea she was not sold on it. She said that perhaps they need to let the market decide on what is
needed in the rural activity nodes. She said a housing study should be included with
transportation needs. She said Chapel Hill conducted a housing study.
Cy Stober said they will refine the scope with DFI if that's what the Board wishes. He
said he's been in contact with the Home Builders Association, and they are interested in Chapel
Hill housing study and how it may apply more widely. He said the scope of the proposal was
responding to items 7 and 8 on page 8 of the agenda materials.
Commissioner McKee said the market will determine what happens in rural activity
nodes. He said he's concerned about spending $45,000 and not knowing exactly what they are
going to get. He said he's having a hard time spending large amounts of money when they
have more immediate needs.
Commissioner Portie-Ascott said she has concerns about spending $45,000, but she
wants to understand the county's housing needs. She said there are a lot of different opinions
on what's happening. She hoped that they could get an approach to ensuring that all forms of
housing can be built.
Cy Stober said that would be the purpose and scope of the proposal. He said it would
provide a regional profile of the county relative to our neighbors, employment opportunities, and
transportation network as it relates what is missing from Orange County and what could be
realized.
Chair Bedford asked if the Board could see a proposed contract.
Cy Stober said they have a proposal, and they will send it to the Board.
Vice-Chair Hamilton said there have been many talks and studies on housing in the
county. She said to spend $45,000 would be a waste of money. She said they already know a
lot; the problem is where they will balance out on their desire to maintain ruralness and the need
for land for more housing. She said that is a central tension in the land use plan. She said
given the dynamic nature of housing, any study would not stay current. She said in an
environment of less resources, they will not be able to do much as a county.
Commissioner Fowler said they will never have enough to meet the needs. She recalled
that Commissioner Portie-Ascott said the county needed 4,000 additional homes based on a
study. She said that would be difficult to attain and they would always be behind the ball. She
said it's going to be hard to get affordable housing; not subsidized, but affordable. She said with
all of the apartments that have been built, they haven't lowered rents. She asked if a market
analysis determines that there is no market for a gas station or grocery store, but they are
33
already in the node, what would the Board do? She asked what the purpose of the market
analysis would be.
Commissioner Greene said it would be for new stores and gas stations at rural nodes.
She said they have heard that was a need in the community.
Commissioner Carter said they are setting the stage for what will define how Orange
County will look through 2050. She said she puts the cost in the context of what they are trying
to accomplish. She said she is looking for information on the county-wide housing needs and
what are the connections to transit, and the transition connections. She said she wanted to
know how those are connected with rural activity nodes. She said they should make an
investment in that kind of analysis.
Chair Bedford said that she was supportive of the proposal. She said that sometimes it
takes an independent analysis to develop a long-term plan. She said questions of expansion for
water and sewer are intertwined, and they need a framework. She said that the School of
Government is independent and reliable.
Commissioner Fowler said she would like to know where housing is needed in the
county. She said as they have grown, the question is if they need to make changes to
WASMBPA or increase density in the rural buffer. She asked if a market analysis could be done
by November 11.
Cy Stober said he thought the housing analysis would be done looking at the needs in
the northern and southern halves of the county.
Commissioner Greene said she had talked herself out of the market analysis. She said
Vice-Chair Hamilton made some good points. She said she would want to have a strategic plan
for housing with municipal partners rather than a supply and demand study.
Commissioner McKee said they are talking 25 years out, and market conditions change.
He said in five years, 25 years from now, the conditions will be different. He said he is
interested in a general overview, but not for$45,000.
Commissioner McKee made a motion to eliminate the study, which was seconded by
Vice-Chair Hamilton.
VOTE: Ayes, 4 (Commissioner Fowler, Commissioner Greene, Vice-Chair Hamilton,
Commissioner McKee); Nays, 3 (Commissioner Carter, Chair Bedford, Commissioner
Portie-Ascott)
MOTION PASSES
Randall Arendt — For additional expertise on conservation subdivisions. Includes two days on-
site to meet with staff, tour the County's landscape, and present. How conservation
subdivisions could be designed to accommodate workforce housing is to be a focus. -($8,500
plus travel est.) $12,000
Commissioner McKee said he supported this item, because it will give the county an
immediate idea of things they can do as proposals come up.
Commissioner McKee made a motion to approve a budget of$12,000 for Randall Arendt
to provide additional expertise to the county. Commissioner Greene seconded the motion.
VOTE: UNANIMOUS
Clarion Associates — For continuity purposes, it would be helpful to have a staff person from
Clarion Associates attend the meetings for hearing presentations, Board discussions, and for
34
note taking of items that will require changes to the draft Land Use Plan 2050 prior to its release
for public review and comment during Community Engagement Window (CEW) #3. (4 work
sessions and 2 retreats) -$4,020
Chair Bedford made a motion to approve a budget of $4,020 for a representative from
Clarion to participate in further land use plan presentations and discussions. Commissioner
McKee seconded the motion.
VOTE: UNANIMOUS
Meeting Facilitator — True North Performance Group (TNPG) — It may be helpful for a
professional meeting facilitator, with practical experience with governing boards and planning, to
work with the BOCC at two key stages of draft Plan development. First, to help the Board
identify any changes to the draft Plan prior to scheduling CEW #3 and second, after CEW#3 to
inform the public hearing version of the draft Plan. The deliverables would include customized
agendas and facilitations plans, facilitation of two retreats, and summary reports. -$17,500
Cy Stober described the contract with True North Performance Group and the
background and expertise of the facilitator. He said that Rebecca Jackson is adjunct faculty at
the School of Government and operates both in the private sector and academic.
Commissioner Greene asked how the facilitator came to the budget of$17,500.
Cy Stober said it includes two reports and facilitation services for the entirety of the
project, including one retreat and possible public hearings for the draft plan.
Commissioner McKee said he thought the proposal was excessive.
Commissioner Fowler asked how this facilitator would affect Clarion's service contract.
Cy Stober said Clarion's job is to receive input from the Board, public, Planning Board,
and staff. He said they are not to solve disagreements or reach consensus among the Board.
He said the facilitator would work directly with the Board to reach consensus.
Vice-Chair Hamilton said she thought the Board could reach consensus without a
facilitator.
Chair Bedford asked how much the county has paid in the past for facilitators, like for the
school safety task force.
Vice-Chair Hamilton said that task force included community members.
Travis Myren said they could not remember how much was spent on that task force. He
said that the cost of a facilitator of each school collaboration meeting is $2,000-$3,000.
Chair Bedford said this proposal doesn't seem out of scope for the services being
offered. She said they have spent years on some items that they weren't able to agree on. She
said she thinks the Board is very split on issues, and that they need a facilitator, otherwise the
Chair must facilitate.
John Roberts said the county spent $20,000 on the elections committee facilitator.
Commissioner McKee made a motion to eliminate the facilitator contract. Vice-Chair
Hamilton seconded the motion.
VOTE: Ayes, 4 (Commissioner McKee, Commissioner Portie-Ascott, Vice-Chair
Hamilton, Commissioner Fowler); Nays, 3 (Commissioner Carter, Commissioner Greene,
Chair Bedford).
MOTION PASSES
Commissioner McKee said he didn't feel they needed a facilitator.
35
Commissioner Greene said she felt that they needed a facilitator so that the Chair could
fully participate in the meetings. She asked if there is someone in-house who could do it.
Chair Bedford said these are four-hour retreats, so for the settlement center it would be
$6,000.
Commissioner McKee asked if they could engage a facilitator just for the meetings to
ensure they run smoothly.
Chair Bedford asked if they could go back to the facilitator to ask if they could just do
one meeting.
Cy Stober said yes. He described how the county requested a proposal from the School
of Government for facilitation services.
Vice-Chair Hamilton said there are planners with Central Pines Regional Council who
might be interested.
Cy Stober said they would ask.
Commissioner Portie-Ascott asked when the Board would get answers to some of the
questions they posed highlighted in blue in the agenda materials.
Cy Stober said that information will be presented over the next 3 months.
Commissioner Portie-Ascott said she was specifically interested in input from
developers.
Cy Stober said they've met with the Chamber of Commerce and the Home Builders
Association. He said that staff would like the Board to have all the fundamentals of
development down before they meet with developers. He said they will present all that material
to the Board between now and December. He said they will schedule a conversation with the
Chamber and Home Builders Association in early 2026.
7. Reports
a. 2024 Climate Action Plan Annual Report
The Board received a report on the first year of implementation of the Orange County Climate
Action Plan, highlighting progress made toward the County's greenhouse gas reduction and
climate resilience goals.
BACKGROUND: In November 2023, the Board of County Commissioners adopted Orange
County's first comprehensive Climate Action Plan, committing to reduce greenhouse gas
emissions 50% by 2030 and 100% by 2050. The plan outlines 70 strategies across five (5) key
focus areas: Transportation, Built Environment & Energy, Resource Conservation, Green
Community, and Resilient Community.
This annual report highlights significant accomplishments during the first year of
implementation. Staff will also provide a preview of upcoming initiatives.
Amy Eckberg, Sustainability Manager, made the following presentation:
36
Slide#1
ORANGE COUNTY
NORTH CAROLINA
@CORANGECOUNTY
SUSTAINABILITY
Climate Action Plan
2024 Annual Report Highlights
September 4, 2025
Amy Eckberg, Sustainability Programs Manager
Slide #2
Orange County Climate Action Plan
• Adopted November 2023—
roadmap for climate goals �
:• 50% GHG emissions reduction by
2030 and 100% by 2050
100% renewable energy by 2050
5 key focus areas, 70 strategies, 11
156 specific actions ACTION
• Public dashboard, GHG Inventory PLAN
every two years and annual report
to monitor progress
37
Slide #3
2024 Key Accomplishments
• Transportation — EV Ambassador program, anti-idling
campaign, fleet electrification
• Built Environment & Energy —4 LED light conversions,
EBERP grant program, residential solar FAQ guide
• Resource Conservation — Repair Cafes (144 repairs), e-
waste recycling partnership
• Green Community — Electric landscaping equipment,
Leave the Leaves campaign
• Resilient Community — Heat mapping and Heat Action
Plan, tree giveaways, $200k Cedar Grove grant
00
-
------------
�-
r -
Slide #4
Community Impact and Grants
• Community engagement — interns, art events, quarterly
newsletter, outreachleducation
• Community Climate Action Grant (CCAG) —
• 25 applications in 2024
• 46 projects funded to date
• 1,130 metric tons of CO2 saved annually
• Nominated for Clean Tech Innovation Impact Award
Community Climate Action - °• t-.
Grant Program
m[glr[Imlry[IY•Yge Mlkn6nml hegmrv•s
oeco-lmm,+mcgmm,rerlr,llallc Who Can Apply?
IhwaPaemuny ,.m m,m
Welm lml.+glOrqPPINgIPd tlPX INI WP tnmll W.pnKe -
redmegreenM1wxgn emm�nraM mate —
aposurvelR..Pxenwraom my
f
Amy Eckberg said they recently launched an application portal to make it easier for
organizations and residents apply for grants.
38
Slide#5
Looking Ahead
• Electrify Program
• County-wide Green Team
• Solar Feasibility + installations at Southern and
Cedar Grove
• Updated Greenhouse Gas Inventory
• Heat Action Plan
• New grant portal in 2025 and applying (and
hopefully receiving) more grants!
Commissioner Fowler asked if there are fewer grants available for solar and climate
mitigation due changes at the federal level.
Amy Eckberg said there are fewer grants, and they must be more creative when seeking
funding. She said there are local, state, and private grant opportunities that they are pursuing.
Commissioner Portie-Ascott asked if anti-idling programs are also available to residents.
Amy Eckberg said yes, and that they are hoping to partner with the schools as well as
reaching out to other members of the community.
Commissioner Greene asked about agro-voltaic grants.
Amy Eckberg said they recently applied for a Golden Leaf grant for agro-voltaic.
Chair Bedford asked which buildings are going LED next.
Amy Eckberg said the Whitted Building.
Commissioner Carter expressed congratulations on the division's Clean Tech Innovation
Award.
Chair Bedford said electrifying residences to be more energy efficient can be expensive,
and there should be a plan to provide financial support.
Amy Eckberg said they will be able to see where rebates are, so that will also
help with electrification.
8. Consent Agenda
• Removal of Any Items from Consent Agenda
• Approval of Remaining Consent Agenda
• Discussion and Approval of the Items Removed from the Consent Agenda
A motion was made by Vice-Chair Hamilton, seconded by Commissioner Fowler, to
approve the consent agenda.
VOTE: UNANIMOUS
39
a. Minutes
The Board approved the draft minutes for the July 8, 2025 BOCC Meeting as submitted by the
Clerk to the Board.
b. Motor Vehicle Property Tax Releases/Refunds
The Board adopted a resolution to release motor vehicle property tax values for fourteen
taxpayers with a total of fifteen bills that will result in a reduction of revenue.
c. Property Tax Releases/Refunds
The Board adopted a resolution to release property tax values for twenty-nine taxpayers with a
total of thirty-six bills that will result in a reduction of revenue.
d. Late Applications for Property Tax Exemption/Exclusion
The Board considered twenty untimely applications for exemption/exclusion from ad valorem
taxation for twenty bills for the 2025 tax year.
e. Fiscal Year 2025-26 Budget Amendment #2 & Fiscal Year 2024-25 Budget Amendment
#12
The Board approved budget, grant, and capital project ordinance amendments for Fiscal Year
2025-26 and FY 2024-25.
f. Approval of Health Department Fee Change
The Board approved a new fee adjustment to the Environmental Health fee schedule as
recommended/approved by the Orange County Board of Health, and amend the FY 2025-26
County Fee Schedule.
g. Lease Renewal for Senior Care of Orange County, Inc. (Soltys Place)
The Board approved a resolution authorizing a five-year renewal of the lease agreement
between Orange County and Senior Care of Orange County, Inc. for Soltys Place at the Central
Orange Senior Center campus.
h. Amendments to the Emergency Management Ordinance — First Consideration
The Board approved on first consideration amendments to Chapter 14, Emergency
Management Ordinance, of the Orange County Code of Ordinances.
i. Amendments to the Noise Ordinance — First Consideration
The Board approved on first consideration amendments to Chapter 16, Article III, Noise
Ordinance, of the Orange County Code of Ordinances.
j. Approval of Revisions to the Orange County Code of Ordinances Section 28 —
Personnel
The Board approved recommended revisions to the Orange County Code of Ordinances
Chapter 28 — Personnel.
k. Resolutions of Approval for the HOME 2025-2026 Annual Action Plan (AAP)
The Board:
1) Adopted a resolution authorizing submission of the FY 2025-2026 Annual Action Plan;
2) Adopted a resolution approving the proposed HOME Program Activities for FY 2025-
2026; and
3) Authorized the County Manager to implement the HOME Program as approved by the
Board of Commissioners, including the ability to execute agreements with partnering
nonprofit organizations after consultation with the County Attorney and based on the
allocation received from the US Department of Housing & Urban Development (HUD).
9. County Manager's Report
Travis Myren said there will be an outreach event at the Comfort Inn for TS Chantal
survivors who are still housed there and reminded the Board about the work session on
September 9 at Southern Human Services Center.
10. County Attorney's Report
John Roberts said the Sportsplex issues he mentioned previously were resolved.
40
11. *Appointments
None.
12. Information Items
• August 26, 2025 BOCC Meeting Follow-up Actions List
• Tax Collector's Report— Numerical Analysis
• Tax Collector's Report— Measure of Enforced Collections
• Tax Collector's Report— Foreclosure Chart
• Tax Assessor's Report— Releases/Refunds under$100
• Memorandum - Settlement Report— MDL 2804
• Memorandum - Commercial Property Assessed Capital Expenditure (C-PACE) Program
Overview and Potential Adoption in Orange County
13. Closed Session
None.
Adjournment
A motion was made by Commissioner McKee, seconded by Chair Bedford, to adjourn
the meeting at 9:38 p.m.
VOTE: UNANIMOUS
Jamezetta Bedford, Chair
Recorded by Laura Jensen, Clerk to the Board
Submitted for approval by Laura Jensen, Clerk to the Board