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90 <br /> CONCLUSION <br /> The immediate area around the proposed expansion of Emerson Waldorf School was <br /> observed to be dominated by the School site itself at 55.27 acres. Other nearby properties <br /> includes usages for agricultural and equestrian purposes, as well as large lot residential <br /> purposes (see Neighborhood Improvement Map attached). As can be seen on the <br /> Topographic Map and the Neighborhood Improvement map, the nearby wooded and <br /> larger tracts have been developed to near capacity of density and when recognizing that <br /> Emerson Waldorf School has existed in this location on 55.27 acres since 1984, and when <br /> coupled with the context, design, scale and location to be inside the setbacks of the <br /> planned improvements for the proposed SUP expansion of Emerson Waldorf School, the <br /> proposed SUP appears to be appropriate and positive contributors for such a community <br /> supported educational use. <br /> A 2007 Triangle Business Journal editorial reprint supports a strong network of public <br /> and private schools and considers such a combination to bolster the area's reputation and <br /> strong emphasis on education and the ability to successfully recruit and maintain <br /> businesses and thus enhances the quality of the overall community. The more education <br /> options a community has the more appealing the community is. <br /> The mostly wooded and vegetated areas of the Emerson Waldorf School site contributes <br /> an acoustic beneficial buffer to the site and the surrounding neighborhood from 1-40 <br /> traffic &NC Railroad noise. The higher elevation of the northwest corner of the property <br /> o naturally functions to noise pollution buffer to those properties further north and <br /> also y <br /> able <br /> west of the site from the I-40 traffic & NC Railroad noise. Finally, the undevelo p <br /> open space requirements on the 55.27 acre site are also considered beneficial buffers. <br /> It is my opinion that the proposed Emerson Waldorf School SUP is considered consistent <br /> with the overall area, while incorporating appropriate development standards and <br /> guidelines for such educational use. Therefore, it is my opinion that the proposed <br /> Emerson Waldorf School SUP would have no negative effect (in terms of value or <br /> marketability) on the immediate surrounding properties including agricultural, equestrian <br /> II <br /> and single-family residential uses and their respective nearby neighborhoods. <br /> Considering the prevalent land uses in the immediate neighborhood,the already existing <br /> nearby agricultural and equestrian uses, the general character of the area, the relative <br /> minimal density of existing residential development, and the location of the proposed <br /> expanded Emerson Waldorf School, it is my opinion that the proposed Emerson Waldorf <br /> School would not be inconsistent with other existing uses in the immediate and <br /> surrounding area and would have no negative effect on value or marketability on <br /> surrounding properties. <br /> NOTE: I have not performed an appraisal of the subject property as improved or as <br /> proposed, or any of the surrounding neighborhood properties or Comparable Sales <br /> Neighborhoods. The above-mentioned information and analysis is intended for use as an <br /> Impact Analysis only, as it relates to the subject proposed Emerson Waldorf School <br /> expansion (assumed 100% complete as proposed per SUP as presented). No opinion of <br /> value is stated and none is assumed. <br /> - 11 - <br />