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82 <br /> The masterplan would be the guide for all new facilities and additions, including <br /> classrooms, Childhood Center, Gymnasium, Auditorium, Arts Center, roadways, parking <br /> and pedestrian improvements. When necessary the masterplan contemplates expansion of <br /> existing on-site wells, septic and stormwater systems and associated permits, under <br /> permit from NCDENR while maintaining all existing vegetated buffers to protect water <br /> quality, stream habitats and maintain forest cover, and minimizing footprint impact and <br /> associated vegetation removal from future facilities while maintaining the existing <br /> wooded residential setting on surrounding residential areas. <br /> The masterplan further contemplates all future traffic and parking improvements will be <br /> met based on an NCDOT MTSA Traffic Management Unit recommendations that will <br /> provide the ability to stack carpool traffic on campus roads during daily student drop off <br /> and pickup times as well as better separate on-campus automobile circulation from <br /> pedestrian circulation, including a better articulated traffic pattern to improve EMS <br /> response time and reduced conflict with on-campus traffic. <br /> i <br /> The masterplan appears to incorporate and promote on-campus and off-site pedestrian <br /> focused walkability and student safety in a low impact manner. The masterplan <br /> purposefully proposes to minimize visual, acoustic and aesthetic impacts on the <br /> surrounding area by constructing this proposed expansion in aesthetic harmony with <br /> existing facilities and the surrounding residential properties. <br /> This Report describes my opinion of the effect of the "Assumption"that the expansion of <br /> the Emerson Waldorf School is 100% complete per the proposed SUP on the surrounding <br /> properties and neighborhood. <br /> An Assumption or Extraordinary Assumption is defined as: an assumption, <br /> directly related to a specific assignment, which, if found to be false, could alter <br /> the appraiser's opinions or conclusions (Assumptions presume as fact uncertain <br /> information, in this case it is assumed 100% compete per the SUP). <br /> The attached analysis is in two parts. The first section contains a more detailed <br /> property both as it is currentl <br /> y configured and as if the overall site <br /> description of the prop y y <br /> P <br /> would be configured as proposed and "Assumed" 100% complete; and if the site is fully <br /> developed per the proposed SUP, as further described in the Application, as well as <br /> relevant information about the neighborhood and its relation to the subject. This section <br /> addresses the surrounding neighborhood harmony issue. The second section is a <br /> summary of my professional opinion and analysis, and the reasoning behind my <br /> conclusions. This section addresses the issue of the likely effect of the proposed <br /> expansion of the Emerson Waldorf School, as if 100% complete, on the values and <br /> marketability of the immediate surrounding properties and neighborhood area. <br /> -3- <br />