HomeMy WebLinkAboutSP201200030 Resubmittal 2013-03-12The Peabody School
Special Use Permit Application Amendment
to Amend Condition #1 of SP 1996 - 46
How will the proposed special use affect adjacent property?
The proposed use will not adversely affect adjacent property, as this property has been operating
as a private school since 1997, and the Peabody School merely seeks to expand the maximum
enrollment at the school in response to the school's recent and projected growth. The requested
increase in school enrollment is not expected to create any adverse impacts on adjacent
properties.
How will the proposed special use affect the character of the district(s) surrounding the
property?
The proposed use will not have an adverse impact on the character of the district surrounding the
property since the same use will continue at the property that has been in place since 1997. The
School serves as an effective transition between the industrial uses at the Mill Creek Industrial
Park, and the residential uses to the west and south of the Peabody School.
How is the use in harmony with the purpose and intent of the Zoning Ordinance?
Because the proposed use is the same as the long- standing use of the property for a private
school, it will continue to be in harmony with the purpose and intent of the Zoning Ordinance.
How is the use in harmony with the uses permitted by -right in the district?
The proposed increase in the maximum limit on the number of students at The Peabody School
will not restrict the current uses or other by -right uses available at this property or the by -right
uses on any other property.
What additional regulations provided in Section 5.0 of the Zoning Ordinance apply to this
use?
None.
How will this use promote the public health, safety, and general welfare of the community?
The proposed increase in student enrollment at the Peabody School will promote the public
health, safety and general welfare of the community by providing more opportunity for private
education for academically advanced children of all backgrounds in the community. Peabody is
most often serving the needs of children whose needs would otherwise go unmet as many are not
successful in in mainstream education. Without places such as our school, as many as one -fourth
of highly able learners, particularly those from lower socio - economic status, drop out of school.
Peabody is the only full - time, differentiated educational program for academically advanced
students in the surrounding area.
Most of Peabody's families had not intended on independent schooling for their child. 20% of
our students are minorities and approximately 33% of our students could not afford to pay tuition
without financial assistance from Peabody, which does not have an endowment. We operate at a
small loss most years and fund the loss through parent and teacher donations in which more than
90% of the school community participates. Since its inception, parents have said Peabody is not
a choice; it is a necessity. They are here because Peabody School provides highly
individualized, rigorous, yet fun curricula, low student /teacher ratios, in -vivo social and
emotional support, and extensive after school - enrichment.
This building will help Peabody better take care of the "whole child" with curricula beyond
academics, and by allowing them to have a facility in which to gather as a community for school -
wide events that are critical to the life of the school community.
Describe your request in detail and include all pertinent information such as the number of
persons involved in the use, operating hours, and any unique features of the use.
The Peabody School has been operating at its current location at 1232 Stoney Ridge Road since
shortly after the County approved a special use permit for a private school at that location in
January, 1997 (SP 1996 -46). The conditions of approval of SP 1996 -46 limit the School's
enrollment to 140 students, which was thought to be ambitious at the time. 140 students
contemplated one class of each grade from Kindergarten through Eighth grade. Fifteen years
later, the school has grown far more than was expected, and with the addition of two preschool
classes several years ago, has met and slightly exceeded the limit. The current enrollment is 157
students. As such, the School requests an amendment to the condition of approval of SP 1996 -46
to increase the maximum enrollment to 210 students. A rmaximum of 210 students would
accommodate the current enrollment, expected near term growth, and pen-nit minor growth in the
future. The school will maintain current operating hours of 8:00 -3:30, Monday through Friday,
along with an afterschool prograrn from 3:30 -5:30 Monday through Friday.
In response to the School's growth, its Board of Trustees has begun planning a modest expansion
of the existing building to add several classrooms and a gymnasium to the school, as shown on
the enclosed concept plan prepared by Collins Engineering.
To accommodate the additional building area, the School is also requesting a Variation to
Approved Plans, Standards and Codes of Development to modify a building setback. County
staff has advised us that when the Mill Creek Industrial Park was originally zoned and platted in
the late 1980s and 1990s, that a 50 -foot building setback was established on applicable plats and
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plans. However, a portion of the proposed building expansion would be located closer than 50
feet to the property line. The School is requesting that the building setback line be reduced to 20
feet to provide additional flexibility for the proposed school expansion, as shown in more detail
on the enclosed Concept Plan prepared by Collins Engineering and dated October 15, 2012.
Even with the proposed addition in place, the building would still be located 77 feet from the
edge of pavement of Southern Parkway, as shown on the concept plan. This distance is similar
to the building setbacks of other buildings in the immediate vicinity, and actually significantly
greater than several other buildings. Although not shown on the concept plan, there is an
industrial building along Southern Parkway between the school and Avon Sheet that appears to
be set back approximately 55 feet from the roadway. As such, we contend that the proposed
reduction in the building setback line to 20 feet is appropriate and warranted.
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