Agenda - 11-21-2011 - C1 - Laserfiche WebLink

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18 operational commitments by the Applicant will provide tangible and substantial protections for adjacent property values. The SUP application also includes a letter from a local real estate professional who is very familiar with the local community surrounding the school. This letter expresses a professional opinion that the proposed development will not diminish real estate values for contiguous properties. This opinion constitutes substantial and competent evidence in regard to preservation of adjacent property values. Finding # 3: The location and character of the use will be in harmony with the area in which it is to be located, and the use is in compliance with the plan for the physical development of the County. Private schools are a recognized and regulated land use by the Orange County Zoning Ordinance, and are a permitted land use in the existing RB zoning district with the issuance of a Special Use Permit. The school use has been present and ongoing on portions of the subject property for more than 40 years. For decades, the school has informed and influenced the local community character, perhaps more than any other developed property in the area. It is an integral and established part of the community, with the public road serving the school actually being named for the school. Proposed improvements to the campus will exhibit substantially similar functional and visual qualities and character as provided by the existing facilities. Continuation of the existing school use will therefore be in harmony with the local community. The proposed site improvements will be generally located and oriented internally to the subject property, and will not have any substantial additional visibility from a public street. Proposed development density will fall within stipulated zoning limits for floor area, vehicular area, open space, and related measures. Conformance to specific development intensity standards and development regulations will further serve to protect community character and harmony, Specific Standards The following information addresses the required specific standards for a School as listed in the Orange County Unified Development Ordinance, Article 5.8.4: Standard # 1: Method and adequacy of provision of sewage disposal facilities, solid waste, and water. The school is currently served by an existing wastewater treatment plant and spray irrigation wastewater system. This 4000 gallon - per -day (gpd) system is regulated under a Non - Discharge Permit issued by the NC DENR Division of Water Quality (DWQ). This permit is reviewed and renewed every,5 years. In addition, the 7