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HomeMy WebLinkAboutSP202200019 Staff Report 2023-01-18COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION SP202200019 The Keswick School SUBJECT/PRO POSAUR EQU EST: Request for a special use permit amendment under Section 18-10.2.2 to modify the school's conceptual plan to include a new arts center, storage building, and horse barn. No increase in student enrollment is proposed. SCHOOL DISTRICT: Stone -Robinson Elementary, Burley Middle, Monticello High January 18, 2023 STAFF CONTACT(S): Filardo, McDermott, Ragsdale, McCollum PRESENTER(S): Kevin McCollum, Senior Planner BACKGROUND: At its meeting on October 25, 2022, the Planning Commission (PC) voted 5:0 to recommend approval of SP202000019 for the reasons and with the conditions stated in the staff report. Attachments A, B, and C are the PC staff report, action letter, and meeting minutes. DISCUSSION: The PC raised no objections to The Keswick School's request for a special use permit amendment but did ask a few clarifying questions. No members of the public spoke at the public hearing on this proposal. One of the questions the PC raised was to clarify the date of the fire that destroyed one of the campus buildings, in part necessitating the need for this special use amendment request. The Applicant confirmed that the fire was in March of 2021 and has since revised the Application Narrative to the correct date. Staff has provided this amended narrative in Attachment A3. In addition, the Commission raised concerns regarding the species of required landscaping identified in the conditions. These conditions are from the prior special use permit (SP200700009). Staff believes because the landscaping is already established and has had approximately 15 years to mature, it would be appropriate to allow the existing vegetation to remain. However, staff has recommended revised conditions (2 and 3) that would allow landscaping to be replaced with native species in the Albemarle County Recommended Plants List. Following the PC meeting, the County Attorney's Office also suggested non -substantive clarifications to the proposed conditions: 1. Development of the use must be in general accord (as determined by the Director of Planning and the Zoning Administrator) with the conceptual plan titled 'SP202200019 Keswick School Concept Plan," last revised September 26, 2022. To be in general accord with the Conceptual Plan, development must reflect the location of buildings and parking areas, which is essential to the design of the development. Minor modifications to the plan that do not conflict with this essential element may be made to ensure compliance with the Zoning Ordinance or improve safety. 2. Along the eastern -most boundary with Parcel 80-114A, a planting screen approximately 124 feet long and 17 feet wide, as shown on the Conceptual Plan, must be established and maintained. The planting material must consist of either: a. a minimum of 17 Leyland Cypress, each a minimum of eight feet in height, planted approximately six feet on center; or b. landscaping included in the Albemarle County Recommended Plants List and to the satisfaction of the Director of Planning. 3. Along the other boundary with Parcel 80-114A, a planting screen approximately 340 feet long and 40 feet wide must be established and maintained from the existing gym building to the Depot building, as shown on the Conceptual Plan. The planting material must consist of either: a. Starting at the gym and proceeding towards the Depot building, the first 260 feet in length must be planted with a minimum of 45 Juniperus Virginia, each a minimum of eight feet in height, planted approximately six feet on center. The remaining 80 feet in length must be planted with a minimum of 13 Leyland Cypress, each a minimum of six feet in height, planted approximately six feet on center; or b. landscaping included in the Albemarle County Recommended Plants List and to the satisfaction of the Director of Planning. 4. Enrollment must not exceed 35 students. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve SP202200019 The Keswick School with the revised conditions. ATTACHMENTS: A — October 25, 2022 Planning Commission Staff Report A1: Location Map A2: Surrounding Areas Aerial A3: Application Narrative A4: Concept Plan B — October 25, 2022 Planning Commission Action Letter C — October 25, 2022 Planning Commission Minutes D — Resolution to Approve SP202000003 Daylily Preschool ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP202200019 The Keswick School Staff: Kevin McCollum, Senior Planner Planning Commission Public Hearing: Board of Supervisors Hearing: To be October 25, 2022 scheduled Owner: Little Keswick Education Corporation Applicant: Donna Stewart and Marc J. Columbus Acreage: 21.62 acres Special Use Permit for: A request for a special use permit amendment under Section 18-10.2.2 to modify the school's conceptual plan to include a new arts center, storage building, and horse barn. No increase in student enrollment is proposed. TMP: 08000-00-00-11000 By -right use: RA Rural Areas - agricultural, Location: 505 Little Keswick Ln forestal, and fishery uses; residential density 0.5 unit/acre in development lots). Magisterial District: Rivanna Conditions: Yes EC: No School Districts: Stone -Robinson Comp. Plan Designation: Rural Area — Elementary, Burley Middle, Monticello High preserve and protect agricultural, forestal, open space, and natural, historic and scenic DA (Development Area): N/A resources; residential (0.5 unit/ acre in development lots) in Rural Area 2 of the Comprehensive Plan. Character of the Property: The property is Use of Surrounding Properties: Rural Area home to an existing private boarding school uses including low -density residential, known as the Little Keswick School. The agricultural, Post Office, and blacksmith. property has several buildings and structures associated with the school including dormitories, classrooms, a gym, pond, playfields, offices, and associated parking. Positive Aspects: Concerns: 1. The use is consistent with the 1. None Comprehensive Plan/Rural Area Plan. 2. The proposal has no increase in student enrollment. 3. No detrimental impacts to adjoining properties are anticipated. Recommendation: Staff recommends approval of SP202200019, Keswick School, with conditions. SP202200019 The Keswick School Planning Commission I October 25, 2022 Page 1 of 5 STAFF PERSON: Kevin McCollum, Senior Planner PLANNING COMMISSION: October 25, 2022 BOARD OF SUPERVISORS: January 18, 2023 PETITION: PROJECT: SP202200019 The Keswick School MAGISTERIAL DISTRICT: Rivanna TAX MAP/PARCEL: 08000-00-00-11000 LOCATION: 505 Little Keswick Ln PROPOSAL: An amendment to an existing special use permit for a private school use. PETITION: A request for a special use permit amendment under Section 18-10.2.2 to modify the conceptual plan to include a new arts center, storage building, and horse barn. The proposed amendment does not include any increase in student enrollment. ZONING: RA Rural Areas - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots) ENTRANCE CORRIDOR: Yes OVERLAY DISTRICT: EC Entrance Corridor, FH Flood Hazard Overlay COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots) in Rural Area 2 of the Comprehensive Plan. CHARACTER OF SURROUNDING AREA: The property is home to an existing private boarding school known as The Keswick School. The property has several buildings and structures associated with the school including dormitories, classrooms, a gym, pond, playfields, offices, and associated parking (Attachment 1 — Location Map). The character of the surrounding area includes Rural Area uses including low -density residential and agricultural uses, farmlands. The Keswick Post Office is located to the north and Stokes of England Blacksmith adjacent to the east. Keswick Hall resort and golf course is located southwest across the abutting railroad line. Two churches are located nearby to the east. (Attachment 2 — Surrounding Areas Aerial Map). PLANNING AND ZONING HISTORY: The Keswick School has been in operation since 1963. County records show that the Little Keswick School, as it was known at the time, has had several approved special use permits for the private boarding school use. These approved special use permits date back to the early 1980s. The most recent approved amendment, SP200700009, was to add an additional dormitory building and was approved May 2, 2007. The school's property has been developed in accordance with approved Site Development Plans, SDP199000073, approved September 4, 1990. A boundary line adjustment plat was approved in February of 2022 and combined The Keswick School's property from several smaller parcels into one singular 21.62 acre parcel. DETAILS OF THE PROPOSAL: The applicant has requested an amendment to The Keswick School's existing special use permit for the private boarding school use to modify the conceptual plan to include a new arts center, storage building, and horse barn. No increase in student enrollment is proposed. The applicant has provided a detailed explanation of the proposal in the application narrative and the conceptual plan (Attachment 3 and 4). COMMUNITY MEETING: The required community meeting for the proposal was held at The Keswick School on Monday, October 10, 2022. The applicant shared details and answered questions regarding the proposal SP202200019 The Keswick School Planning Commission I October 25, 2022 Page 2 of 5 to the community members of the public who were present. The two community members that were in attendance were in favor of the proposal. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Special Use Permits are evaluated under reasonable standards, based on zoning principles which include the proposal's compliance with the Comprehensive Plan. Any impacts caused by the proposal may be addressed through conditions which must be reasonably related and roughly proportional to the impacts. Section 33.8(A) states that the Commission, in making its recommendation, shall consider the following factors: 1. No substantial detriment. Whether the proposed special use will be a substantial detriment to adjacent parcels. Staff believes the proposed new buildings will not be detrimental to adjacent parcels. The proposed arts center and horse barn will be located internal to the site. The proposed storage building will be located no closer than existing school buildings and there is a landscape screen on the school's property along the northern boundary. Since this is a boarding school and there is no proposed increase in enrollment, there will be no increased traffic impacts. 2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. The character of the nearby area is not expected to change with the additions. The proposed buildings will meet Rural Area setbacks and there is no proposed increase in student enrollment. 3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, The current school use has been determined by past special use permit approvals to be in harmony with the Rural Areas and the proposed additional buildings are anticipated to be compatible with this area. with the uses permitted by right in the district, The proposed amendment would not affect by -right uses in the district on this property or adjacent properties. with the regulations provided in Section 5 as applicable, The proposed amendment will comply with any special regulations as applicable. and with the public health, safety, and general welfare. The public health, safety, and general welfare of the community are protected through the special use permit process, which assures that the proposed use is appropriate in the location requested. Transportation Planning, Engineering, Zoning, Building Inspections, Fire -Rescue, VDH, and VDOT, have all reviewed this application and have raised no concerns. Following special use permit approval, a site plan amendment will be required, along with the water protection ordinance SP202200019 The Keswick School Planning Commission I October 25, 2022 Page 3 of 5 permit process, and building permitting process which will further ensure the public health, safety, and general welfare are addressed. 4. Consistency with the Comprehensive Plan. Whether the proposed special use will be consistent with the Comprehensive Plan. The Rural Area Chapter (Chapter 7) of the Comprehensive Plan designates the subject property for this proposal for Rural Area land uses. The intent of the Rural Area designation is to allow uses that preserve and protect agricultural, forestal, open space, and natural, historic, and scenic resources; and also to allow residential uses at a density of up to 0.5 acres per dwelling unit. Under the Rural Areas Section of the Comprehensive Plan allowing these additions to the existing school supports the following Guiding Principles: Rural citizens supported by community meeting places, a basic level of services, and rural organizations and other cultural institutions at traditional rural scales, with opportunities to take part in community life and decisions. Protect and enhance rural quality of life for present and future Rural Area residents. Address the needs of existing rural residents without fostering growth and further suburbanization of the Rural Areas. The proposed private boarding school provides an education opportunity for boys with special needs without encouraging suburbanization or impacting the character of local historic, scenic, or cultural resources. The school's campus is spread out across 22+ acres and provides services at size and scale that are in keeping with Rural Area character. The proposed amendment is for two new buildings, an expansion of a horse barn, and does not increase the current student population. For these reasons Staff believes the proposed special use permit amendment is consistent with the Comprehensive Plan. SUMMARY: Staff finds the following factors favorable to this request: 1. The use is consistent with the Comprehensive Plan/Rural Area Plan. 2. The proposal has no increase in student enrollment. 3. No detrimental impacts to adjoining properties are anticipated. Staff finds the following factor(s) unfavorable to this request: 1. None identified RECOMMENDED ACTION: Based on the findings contained in this staff report, staff recommends approval of the special use permit application SP202200019 The Keswick School with the following conditions: 1. Development of the use shall be in general accord with the conceptual plan titled "SP202200019 Keswick School Concept Plan," last revised September 26, 2022. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development. a. Location of buildings and parking areas. Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance or improve safety. 2. Along the eastern most shared property line of TMP 80-114A (the adjacent neighbor) a planting material screen of approximately one hundred twenty-four (124) feet in length and seventeen (17) feet in width, as shown on the Conceptual Plan, shall be established SP202200019 The Keswick School Planning Commission I October 25, 2022 Page 4 of 5 and maintained. The planting material shall consist of a minimum of seventeen (17) Leyland Cypress, each a minimum of eight (8) feet in height and shall be planted approximately six (6) feet on center. 3. Along the other shared property line of TMP 80-114A (the adjacent neighbor), a plant material screen of approximately three hundred forty (340) feet in length and forty (40) feet in width between the existing gym building and the Depot building, as shown on the Conceptual Plan, shall be established and maintained. Starting at the gym and proceeding towards the Depot building, the first two hundred sixty (260) feet in length shall be planted with a minimum of forty-five (45) Juniperus Virginia, each a minimum of eight (8) feet in height and shall be planted approximately six (6) feet on center. The remaining eighty (80) feet in length shall be planted with a minimum of thirteen (13) Leyland Cypress, each a minimum of six (6) feet in height and shall be planted approximately six (6) feet on center. 4. The maximum enrollment shall not exceed thirty-five (35) students. POSSIBLE PLANNING COMMISSION MOTION- SP202200019 A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP202200019, The Keswick School, with conditions as stated in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit Move to recommend denial of SP202200019, The Keswick School. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment 1 — Location Map Attachment 2 — Surrounding Areas Aerial Attachment 3 — Application Narrative Attachment 4 — Concept Plan SP202200019 The Keswick School Planning Commission I October 25, 2022 Page 5 of 5 SP202200019 The Keswick School Uf Legend 0 4075 410 O' (Mote: some dens on map may not appear In legend) m 80-122D Parce�Info 80-3H 80-116A 80-116 4631 rs' ❑ Parcels 80-115 � 80-123 K ck� 4027 471, e- 'r 80-124 80-113 Pod -Office 80-112 399.1 4070 408 5 80-5 483 N °�° 4075 80-114A ' O `lla, r 80-125 v .j0 462 40 $o S� 464r F512 f- m a 473. <8 80-117 `o% 475 � IF 534 565 r 80-110 5114 500'r 5051 80-109 .+� 41" ' � 51� 80-120 600 80-121 5226 � 521, � 80-109B 13 ao-1o� r 80-8z 80-101 80-10K 350 ft 80-101 80-1 UL �2,dyoF A< II' �.. GISWeb ceNwN]nipblc Data decor 8 0-8 K ltersheom . 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Map Pm(etllon: KGS M VhU MMcetor (Mortar, SpM2) (EPSG 3857) Abrahamse &Company 325 Winding River Lane • Suite 202 Charlottesville, VA 22911 (434)295-9379 • fax (434)295-3897 SP202200019 The Keswick School Amended Narrative of Project Proposal 9.26.22 w .abrahamsexom This is a proposed modification of Special Use Permit # SP2007-0009 for the Little Keswick Education Corporation, d/b/a The Keswick School (formerly Little Keswick School), 500 Little Keswick Lane, Keswick VA. 22947, 434-295-0457 In March of 2021, the School experienced a building fire that destroyed a former dormitory that housed several functions for the students attending The Keswick School, including a woodshop, art room, counseling services, and storage. This proposed modification is to expand the existing facilities to meet the needs of the student population by building a new Arts Center, a Storage Building and to replace the existing Horse Barn with a new 3500 SF Barn. While there is no increase in student population, the Arts Center will allow the enhancement of existing services provided to the students. The storage facility will relieve the current storage deficit created by the March 2021 fire. The larger barn will support the therapeutic equine program at the School. As the original Special Use Permit was consistent with the comprehensive Concept plan, we consider this amendment to be in keeping with that plan. The Keswick School is a small, therapeutic, private boarding school. We do not anticipate any change or long-term increased traffic on the adjacent County roads due to the change. In terms of impact on environmental features, the Art Center utilizes an open field. A small area of trees will be removed as part of the sitework. Another small area of trees will be removed for the storage building. The overall environmental setting of the campus will remain natural in appearance, with significant green spaces and trees. We do not anticipate a change in impact on the public transportation facilities, public safety facilities or public parks. As a small private boarding school, there is no impact on the public school facilities in the County. Donna Stewart Abrahamse & Co. Builders Project Manager 540-809-7847 cell 434-295-9379 office Marc J. Columbus Head of School The Keswick School 434-295-0457 office 434-825-6011 cell I APPROXIMATE \ LOCATION OF \ \ YELLOW \ SEWAGE HOUSE DISPOSAL \ \ /I Y/l K \ 4 S�Ps,Q ,ROP 'S/ I T.M. \ APPROXIMATE V\ LOCATION OF SEWAGE DISPOSAL 11 I r�l II I l \ \�< fo P 00 T .o ro 1 \ O TMP 80-109 RICHARD A TINSLER LIVING TRUST \\ WATER \TREATMENT "13 \ BUILDING AIN \ 1 ^ O FICE \ 9 \ q Oo�, c02 v \ Yq \ � NF9gPOf FORMER / \ BARN 13OWI SITE FORMER CONTRIBUTING STRUCTURE IN SOUTHWEST MOUNTAINS NATIONAL REGISTER HISTORIC DISTRICT (DESTROYED BY FIRE) SP202200019 KESWICK SCHOOL CONCEPT PLAN — — SHED LIB THERAPIST OFFICES PROPOSED DEVELOPMENT 1. NEW 8,455 SF ARTS CENTER 2. NEW 2,000 SF STORAGE BUILDING 3. REPLACE HORSE BARN WITH NEW 3,500 SF BARN THE MAXIMUM ENROLLMENT SHALL NOT EXCEED THIRTY-FIVE (35) STUDENTS. NO PROPOSED EXPANSIONS OR GRADING WILL BE ALLOWED IN THE WPO STREAM BUFFER. CSX RR SITE VICINITY MAP :)2 PROPOSED Po \ STORAGE BUILDING °ho I lz �Q°� / \ °�,a,5 AV K/ JfICV THE CHESAPEAKE AND 01110 RAILWAY COMPANY / BUCKINGHAM BRANCH / i ARTS CENTER TMP 80-117 LUCILLE P CAMPBELL LIFE ESTATE TMP 80-109B THE CHESAPEAKE AND OHIO RAILWAY COMPANY CSX TRANSPORTATION INC GRAPHIC SCALE 1"=60' 0 60 120 1110 E 0 N 0 O O uj U` N i U Q J z � J O C� O elf c_ N 0)= L U 0 c- J f n V Z uJ vJ Q m o ,` U o elf 0) _' � o ar CL a, v i V O Co 0 O CL M 5 M X `m co L- U) \ J CA v U Z Nm : CV Q W O J L U �Lo U Z V) Lo Y U REVISIONS: 09-26-2022 DATE: 07-18-2022 DRAWING NUMBER: C-1 'o SHEET 1 OF 1 County of Albemarle Community Development Department - Planning ��BGIN�Q' November 2, 2022 Donna Stewart Abrahamse & Co Builders, Inc 325 Winding River Lane Charlottesville VA 22911 dstewart(a-)abrahamse. com Re: SP202200019 The Keswick School Action Letter Dear Ms. Stewart, Kevin McCollum kmccol I u m(&al bemarle. orq Telephone: (434) 296-5832 ext.3141 The Albemarle County Planning Commission at its meeting on October 25, 2022, recommended approval by a vote of 5:0, for the reasons and conditions stated in the staff report. The recommended conditions are listed below: 1. Development of the use shall be in general accord with the conceptual plan titled "SP202200019 Keswick School Concept Plan," last revised September 26, 2022. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development. a. Location of buildings and parking areas. Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance or improve safety. 2. Along the eastern most shared property line of TMP 80-114A (the adjacent neighbor) a planting material screen of approximately one hundred twenty-four (124) feet in length and seventeen (17) feet in width, as shown on the Conceptual Plan, shall be established and maintained. The planting material shall consist of a minimum of seventeen (17) Leyland Cypress, each a minimum of eight (8) feet in height and shall be planted approximately six (6) feet on center. 3. Along the other shared property line of TMP 80-114A (the adjacent neighbor), a plant material screen of approximately three hundred forty (340) feet in length and forty (40) feet in width between the existing gym building and the Depot building, as shown on the Conceptual Plan, shall be established and maintained. Starting at the gym and proceeding towards the Depot building, the first two hundred sixty (260) feet in length shall be planted with a minimum of forty-five (45) Juniperus Virginia, each a minimum of eight (8) feet in height and shall be planted approximately six (6) feet on center. The remaining eighty (80) feet in length shall be planted with a minimum of thirteen (13) Leyland Cypress, each a minimum of six (6) feet in height and shall be planted approximately six (6) feet on center. 4. The maximum enrollment shall not exceed thirty-five (35) students. Should you have any questions regarding the above -noted action, please contact me. Sincerely, Kevin McCollum Senior Planner I Planning Division Cc: Little Keswick Education Corp 500 Little Keswick Lane Keswick VA 22947 m i colum busokeswickschool. orq WWW.ALBEMARLE.ORG 401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579 Albemarle County Planning Commission Regular Meeting FINAL Minutes October 25, 2022 The Albemarle County Planning Commission held a public hearing on Tuesday, October 25, 2022, at 6:00 p.m. Members attending were: Karen Firehock, Chair; Julian Bivins; Fred Missel; Luis Carrazana; and Lonnie Murray Members absent: Corey Clayborne Other officials present were: Charles Rapp, Director of Planning; Andy Herrick, County Attorney's Office; Scott Clark; Kevin McCullum; Rebecca Ragsdale; Alberic Karina-Plun and Carolyn Shaffer, Clerk to the Planning Commission. Call to Order and Establish Quorum Ms. Firehock said opportunities for the public to access and participate in the hybrid meeting were posted on the County's website, on Planning Commission's homepage, and on the County Calendar when available. She said participation would include the opportunity to comment on those matters from which comments from the public would be received. Ms. Shaffer called the roll. Ms. Firehock established a quorum. Other Matters Not Listed on the Agenda from the Public There were none. Consent Agenda No items from the Consent Agenda were commented on nor pulled. Mr. Bivins moved to adopt the Consent Agenda. Mr. Missel seconded the motion. The motion carried unanimously (5-0). Public Hearings SP202200019 Keswick School Mr. Kevin McCollum, Senior Planner, said that the proposed special use permit amendment was for a private boarding school in Keswick, Virginia. He stated that the subject property was located at 4075 Keswick Road, near the intersection of Keswick Road and Route 22. He said that the property was nearly 22 acres and zoned rural areas (RA). Mr. McCollum said the property had been home to a private boarding school, known as the Keswick School, since the 1960s. He noted that the property had several buildings and structures associated with the school, including dormitories, classrooms, a gym, a pond, a playfield, offices, ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES REGULAR MEETING - October 25, 2022 and associated parking. He said the character of the surrounding area includes RA uses, such as low -density residential uses, agricultural uses, farmlands, a blacksmith, and nearby churches. Mr. McCollum explained that the most recent special use permit for the school was approved in 2007 and that the school had an approved site plan. He said that the maximum enrollment for the school was set at 35 students. He stated that the applicant had requested an amendment to the Keswick School's existing special use permit to modify the conceptual plan to include a new arts center, a storage building, and a horse barn. He noted no increase in student enrollment was proposed. Mr. McCollum said that the applicant had indicated a need for the new structures as a result of a recent fire that destroyed one of the school's multi -purpose buildings and to meet the needs of the student population. Mr. McCollum said that the conceptual plan provided an overview of the entire campus, including existing buildings and what was proposed to be built. He said that the special use permit application was reviewed under the factors for consideration as outlined in the zoning ordinance. He said staff believed the proposed new buildings would not be detrimental to adjacent parcels nor would they change the character of the nearby area. He said that the school would be kept in harmony with the rural area zoning district and that the proposal was consistent with the Comprehensive Plan. Mr. McCollum said that staff found the positive aspects of the application included that the use was consistent with the Comprehensive Plan and Rural Area plan, the proposal had no increase in student enrollment, and there were no anticipated detrimental impacts to adjoining properties. He said that staff did not identify any concerns associated with the application and that staff recommended approval with the conditions as recommended in the staff report. Mr. Bivins asked why the applicant had to come before the Commission if they were only requesting to replace buildings from a fire in 2021. He asked why applicants had to go through the process to replace buildings that had burned down if there was no change of use. Mr. McCollum said that there were two parts —what was shown on the conceptual plan and what was shown on the approved site plan. He said one of the conditions of the previous special use permit was that the site had to be in accordance with the conceptual plan. He said that the applicant was amending the special use permit conceptual plan and that they would have to come forward with a site plan amendment to develop the buildings. Mr. Murray noted that he had emailed comments to staff. He mentioned that the conceptual plan indicated several sewage disposal areas within the stream buffer and within 100 feet of the stream. He said that currently, the stream was not vegetated to the 100-foot buffer the County would normally require. He noted that the size of the barn would be increased. He asked what mitigating factors were included and what the stocking size of the horses would be. He asked how the impacts to the stream would be mitigated. Mr. McCollum said that the comments had been shared with the applicant and with engineering. He stated that engineering had responded that animal waste associated with agricultural uses was exempt from the water protection ordinances. ALBEMARLE COUNTY PLANNING COMMISSION 2 FINAL MINUTES REGULAR MEETING - October 25, 2022 Mr. Rapp responded that that was accurate. He said that the water protection ordinance would apply to any of the new areas on the conceptual plan, but it would not be applied retroactively to previously existing structures on the site. He said it was a measure the applicant could offer, but it was not required as part of the process. Mr. Murray said in 2014, the water protection ordinance would have applied. He said that the Bay Act required that if the buffer did not exist, then it would have to be restored. Ms. Firehock explained the rules for the applicant's presentation. Mr. Mark Columbus, Head of Keswick School, stated that he had been Head of School for 30 years. He introduced Ms. Donna Stewart from Abrahams and Company. He stated Abrahams and Company had helped with the restoration of the Keswick Depot. He said the company was the applicant's preferred contractor for the arts building. Mr. Columbus said that Keswick School was known as a therapeutic special education boarding school. He said it would be their 6Oth year of operation. He said that boys came from all over the United States and from abroad —Hong Kong, Norway, Sweden, Egypt, and Peru. He noted that they were nationally recognized for their work as a therapeutic special education boarding school. Mr. Columbus explained boys were enrolled at the school between the ages of 9 to 15. He said that they did not usually graduate, and that the usual length of stay was two years. He said that they had a strong clinical program. He noted the students may have diagnoses of ADHD, anxiety, learning difficulties, or neurodivergence. He noted a former student recently graduated from the UVA School of Engineering. Mr. Columbus said that the special use permit focused on the replacement of a building that burned down in March 2021. He explained that the replacement would be a one-story building. He explained that the building that burned down housed the art center, the woodshop, the ceramic studio, the drama center, a therapist's office, and storage. Mr. Columbus said many of the boys' first successes came from within the arts studio or the drama program. He said that the County helped renovate a garage with an expansion of about 15 feet. He said a temporary shop was housed in the garage, and art classes were held in the library. He noted that the proposal was a replacement project, and that the enrollment would not increase. Mr. Columbus explained the school staff received a call about the fire at 3 a.m., and they worked with the County to respond. He stated that they could not find the cause of the fire and noted that the building was old. Mr. Columbus said that the new building would not be located in the same location as the building that burned down because it would be located in the floodplain. He noted that 10 feet of the prior building had been in the floodplain, so they were paying about $2OK a year for flood insurance. He said that the site was moved and that it was outside of the water protection ordinance buffer. Mr. Columbus said that there would be an arts center, a ceramics studio, a multi -purpose STEM room, and a drama and assembly room in the new building. He said that when they lost the barn, they lost storage space. He said that they were creating storage for residential equipment ALBEMARLE COUNTY PLANNING COMMISSION 3 FINAL MINUTES REGULAR MEETING - October 25, 2022 because they did a lot of biking and canoeing. He stated that they did not plan to increase enrollment and that it would remain at 35 students. Mr. Columbus said the footprint of the proposed barn had increased by a few square feet from the previous structure. He said that the special use permit was done out of necessity because the footprints of the proposed buildings were different from those of the previously constructed buildings that burned down. He said that the school only had seven horses. He noted that they leased two fields, and the only time the horses were brought into the site was when it was time to ride. Mr. Columbus said the barn was not a place for the horses to stay and that they instead stayed in the field. He said that horse manure would be mitigated because the horses would not be kept in a large, stalled area. He said that the construction of the depot was started when prices tripled. Mr. Columbus said that the new building would include a wood shop, a multi -purpose STEM room in the center, and an arts center. He noted that many of the students played violin, cello, guitar, and other instruments. He said that they would restart the ceramics program and also have a drama facility. He said that they were just replacing buildings and not increasing enrollment. Mr. Missel asked what the depot was used for. Mr. Columbus responded that in 1992, the East Rivanna Volunteer Fire Department owned Stokes of England and the Depot. He continued that the fire department sold it to Bob and Libby Wilson who owned the school privately. He said that they had been a nonprofit for six years. He said that the depot was used by the school as a dining facility and meeting place. He said that a donor helped with the repairs. Mr. Murray said that his concerns were addressed. He encouraged the applicant to work with their extension agents and the local conservation district on best management practices for the horse. Mr. Columbus responded that a few years ago, they had a 4H club to help the students. He said that Southern States had an extension agent that was helping the school. Mr. Murray noted that there were great programs. Mr. Bivins suggested the applicant correct the date of the fire in the documents before going before the Board. He noted that in the applicant's letter, it stated the fire occurred in 2020—when it actually occurred in 2021. Mr. Columbus said that was correct. Ms. Firehock noted there were no comments from the public. She closed the public hearing and brought the item back before the Commission. Mr. Missel noted that the conditions mentioned planting Leyland cypress, but those trees were notoriously disease -ridden. He recommended a more native species, such as cedar, that would be more likely to survive. Ms. Firehock said that Mr. Missel was correct. She said that adapting the recommended tree planting list would be part of the ordinance update. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES REGULAR MEETING - October 25, 2022 Mr. Missel moved to recommend approval of SP2O22OOO19 Keswick School with conditions as stated in the staff report. Mr. Carrazana seconded the motion. The motion carried unanimously (5-0). Adjournment At 8:15 p.m., the Commission adjourned to November 22, 2022, Albemarle County Planning Commission meeting, 6:00 p.m. via electronic meeting. Charles Rapp, Director of Planning (Recorded by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards; transcribed by Golden Transcription Services) Date: 11 /22/2022 Initials: CSS ALBEMARLE COUNTY PLANNING COMMISSION 5 FINAL MINUTES REGULAR MEETING - October 25, 2022 RESOLUTION TO APPROVE SP202200019 THE KESWICK SCHOOL WHEREAS, upon consideration of the staff reports prepared for SP 202200019 The Keswick School and all of their attachments, including staff's supporting analysis, the information presented at the public hearings, any comments received, and all of the factors relevant to the special use permit in Albemarle County Code §§ 18-10.2.2(5) and 18-33.8(A), the Albemarle County Board of Supervisors hereby finds that the proposed special use would: 1. not be a substantial detriment to adjacent parcels; 2. not change the character of the adjacent parcels and the nearby area; 3. be in harmony with the purpose and intent of the Zoning Ordinance, with the uses permitted by right in the Rural Areas zoning district, and with the public health, safety, and general welfare (including equity); and 4. be consistent with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED that the Albemarle County Board of Supervisors hereby approves SP 202200019 The Keswick School, subject to the conditions attached hereto. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to as recorded below, at a regular meeting held on Clerk, Board of County Supervisors Mr. Andrews Mr. Gallaway Ms. LaPisto-Kirtley Ms. Mallek Ms. McKee) Ms. Price SP202200019 The Keswick School Special Use Permit Conditions 1. Development of the use must be in general accord (as determined by the Director of Planning and the Zoning Administrator) with the conceptual plan titled " SP202200019 Keswick School Concept Plan," last revised September 26, 2022. To be in general accord with the Conceptual Plan, development must reflect the location of buildings and parking areas, which is essential to the design of the development. Minor modifications to the plan that do not conflict with this essential element may be made to ensure compliance with the Zoning Ordinance or improve safety. 2. Along the eastern -most boundary with Parcel 80-114A, a planting screen approximately 124 feet long and 17 feet wide, as shown on the Conceptual Plan, must be established and maintained. The planting material must consist of either: a. a minimum of 17 Leyland Cypress, each a minimum of eight feet in height, planted approximately six feet on center; or b. landscaping included in the Albemarle County Recommended Plants List and to the satisfaction of the Director of Planning. 3. Along the other boundary with Parcel 80-114A, a planting screen approximately 340 feet long and 40 feet wide must be established and maintained from the existing gym building to the Depot building, as shown on the Conceptual Plan. The planting material must consist of either: a. Starting at the gym and proceeding towards the Depot building, the first 260 feet in length must be planted with a minimum of 45 Juniperus Virginia, each a minimum of eight feet in height, planted approximately six feet on center. The remaining 80 feet in length must be planted with a minimum of 13 Leyland Cypress, each a minimum of six feet in height, planted approximately six feet on center; or b. landscaping included in the Albemarle County Recommended Plants List and to the satisfaction of the Director of Planning. 4. Enrollment must not exceed 35 students.