11.12.25 BOA Agenda Packet - Laserfiche WebLink

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Proposed Project Project Narrative Per the applicant’s description: “Jubilee Integrated Wellness PLLC (DBA Jubilee) is a clinical program offering ambulatory day programs for adults of all disability levels as defined by 10A NCAC 27G. Jubilee offers farm- based day programming for adults with mental illness to support their rehabilitation, care, and thriving. The program offers group and individual therapy, yoga, cooking, therapeutic horticulture and animal care, and music therapy, and is billed as an intensive outpatient program (IOP, CPT code S9480). Clients are adults whose lives have been derailed by mental illness, often complicated by repeated hospitalization. These individuals are offered a space to receive holistic, evidence-based care in support of their values, helping them to re-enter the world to pursue their educational, creative, and professional goals. It should be noted that Jubilee is a designated bona fide farm and is already offering these farm-based mental health care services at the identified location (1009 Hi Mar Lane). Currently, these services are billed to insurance as “office-based”, as opposed to “facility-based,” which can only be billed from a licensed facility. The insurance rate for office based IOP is not adequate to sustain the organization financially, particularly as we pay a living wage to all employees. We are seeking this special use permit for the existing space to receive a fire inspection from the Orange County Fire Marshal, which was previously denied due to the current bona fide farm status. The fire inspection will allow licensure for the program, which is currently operating as an office- based service. Licensure would, in turn, allow Jubilee to seek facility-based contracts with insurers. Many insurers do not cover office-based IOP or pay a rate that is ¼ of that provided for facility-based billing. The SUP and subsequent fire inspection and license would make our services available to a wider range of clients, including those with Medicaid, with whom we cannot contract without a license. There is a notable lack of mental health day treatment services for Medicaid clients in Orange County, and the SUP will allow us to care for an underserved population.” For additional project information, see Application (Attachment 2, Exhibit B). Proposed Access and Transportation Network Improvements The Project is proposing access from an existing 60’ private right-of-way, named Dodson Knoll Road. Neither a Traffic Impact Analysis (TIA), nor a Traffic Assessment was required for this application. Dodson Knoll Road connects to Dairyland Road, a publicly maintained right-of-way. NCDOT has reviewed and has no objections to the site plan as presented. The applicant submitted a Trip Generation Letter, noting a total of 164 trips per day. The estimated traffic volume does not exceed the 800 trips per day threshold which would require a Traffic Impact Analysis per UDO Section 6.17. Proposed Utilities The property is not in an area served by public water/sewer. Water and wastewater services will be provided via a private well and septic system that meet Orange County Environmental Health standards. Erosion Control/Stormwater Regulations Erosion Control staff reviewed the project as part of the September 18, 2025, Development Advisory Committee review (Attachment 5). A land disturbance permit will be required for the proposed new building should land disturbance exceed 10,000 sq. ft. Building permit applications will be reviewed by Erosion Control and Stormwater staff for compliance with applicable regulations. 19