Subject:
Title
Work Session on updated concept plans for amendments to both the Conditional Use Permit and the site plan for Green Hedges School, located at 415 Windover Ave NW
Body
OVERVIEW:
Green Hedges School has requested a Planning Commission work session to discuss updated concept plans related to proposed amendments to its Conditional Use Permit (CUP) and site plan modifications of requirements.
The proposed updated plan includes:
• Construction of a new academic building to replace the Rice Arts Center
• Interior renovations and an addition to Kilmer Hall
• New athletic field and playgrounds
• Installation of bicycle parking, and reconfigured parking areas (increasing from 56 to 66 spaces) and internal vehicular circulation
• Installation of sidewalks along Lewis Street and Windover Avenue, to include a right-of-way dedication along Lewis Street
• Landscaping enhancements, to include fences, which provide a visual and acoustic butter to adjacent properties
• Enrollment increase from 190 to 225 students, adding a maximum of 10 students per year until enrollment reaches 225
• Increase in full-time staff from 42 to 50 employees, adding a maximum of two staff members per year until employing 50 full-time staff members
The phasing plan is dependent upon final design details, construction costs, and permitting; however, it is currently envisioned as such:
Phase 1
• Demolish Rice Arts Building and construct New Academic Building
• Construct new parking areas
• Construct new grass field
• Install bike parking
• Landscaping enhancements
• Construct new fences
• Construct sidewalks on Lewis Street and Windover Avenue
Phase 2
• Renovate and expand Kilmer Hall
• Construct new playgrounds
• Enhance landscaping within playground areas
Attachment 2, the Conditional Use Permit (CUP) Set, shows the proposed layout and phasing at a conceptual level. It provides the Planning Commission with an overview of the buildings, circulation, landscaping, and other key elements that are part of the CUP request. These plans are for entitlement purposes and are not intended for construction.
Attachment 4, the Site Development Plan, is included as part of the Modifications of Requirements application. It contains the more detailed engineering information needed for site plan review and permitting. In addition to the layout, it includes demolition, grading, drainage, utility, stormwater, and erosion and sediment control details, along with fire lane and other compliance elements.
In short, Attachment 2 is focused on the planning and land use approval, while Attachment 4 expands on that with the technical detail required for construction and demonstrates the Modifications of Requirements requested, outlined below and in Attachment 3.
Requested Modifications of Requirements:
Green Hedges has requested the following six modifications under the Zoning Ordinance as part of the Site Development Plan (Attachment 3):
• Lot Coverage (Sec. 18-218.2): Increase maximum lot coverage from 25% to 42.6% (previously approved at 32.2%).
• Frontage Improvements (Sec. 18-402): Modify sidewalk and street section on Lewis Street and Windover Avenue to maximize preservation of mature trees.
• Loading Space (Sec. 18-582): Waive requirement for one loading space per 100,000 sq. ft.; unloading to occur internally without a dedicated loading space.
• Interior Parking Lot Landscaping (Sec. 18-511): Modify requirements to allow underground stormwater facilities in parking areas where planting cannot occur.
• Buffer Plantings (Sec. 18-561.A): Modify required 15-foot buffer plantings to preserve mature trees along the property line.
• Fence in lieu of Masonry Wall (Sec. 18-561.2.B): Permit a wooden fence instead of a masonry wall, which would otherwise eliminate existing trees.
BACKGROUND SUMMARY:
Green Hedges School is located in northwest Vienna on a 4.3-acre property (187,268 sq. ft.) along Windover Ave NW. The site, zoned RS-12.5 (Residential - Single-Unit, 12,500 sq. ft.), consists of multiple parcels previously used as single-family residences. The campus includes several buildings: Kilmer House (administrative center), the Rice Arts Center, an educational garden, and Kilmer Hall.
The property is primarily surrounded by single-family residential homes (RS-12.5), except for a 190-foot portion of the Vienna Commons townhouse development (zoned RMU) along Nutley Street NW, directly across from the school’s entrance.
Green Hedges School is currently approved for up to 190 students (per its CUP as approved in 1985) and 42 full-time employees (per its CUP as approved in 2017). Below is a timeline of Town approvals related to the school.
Timeline of Town Approvals:
• March 21, 1955 - Town Council approves request by Green Hedges School to begin operations in Vienna.
• August 24, 1964
o Request - New addition for school.
o Action - Approved with restrictions for adequate off-street parking, and horseshoe drive (enrollment at 80).
• May 17, 1978
o Request - Increase enrollment from 80 to 120 students.
o Action - Approved with restrictions for parking lot screening and addition of speed humps on entrance to Nutley Street NW.
• June 17, 1981
o Request - Use of 427 Windover Avenue NW for additional classroom and storage space.
o Action - Approved for ages 8 through 14 and for storage purposes.
• May 15, 1985
o Request - Multi-purpose room to rear of 415 Windover Avenue NW.
o Action - Approved with construction completed by May 1987 and increase enrollment from 120 to 190 students.
• July 17, 1986
o Request - Clarification on condition.
o Action - Condition clarified to state construction from May 15, 1985 to be underway by May 1987, Certificate of Occupancy issued March 2, 1988.
• May 22, 1996 through December 15, 1997
o Request - Green Hedges presents master plan for a classroom addition along with certain parking lot and driveway improvements.
o Action - Original master plan is withdrawn after neighborhood opposition and 4-4 tie on motion by Planning Commission on June 26, 1996. Revised plan provides space for 4,108 square feet of new classroom space and the former Kilmer home is brought into the plan. PC recommends approval of the CUP and site plan modification on December 9, 1997; Mayor and Town Council approve same on December 15, 1997.
• November 3, 1997
o Request - Consolidation plat approval.
o Action - The Mayor decides not to sign consolidation plat (administrative action) and asks that Town Council approve the plat before his approval. This action occurs prior to consideration of site plan modification and CUP requests.
• September 20, 2000
o Request - Athletic field (6,750 square feet) along SE property line.
o Action - Planning Commission recommended approval on August 23, 2000; Board of Zoning Appeals approved on September 20, 2000.
• March 21, 2007
o Request - Underground recreational facility and other improvements.
o Action - Planning Commission recommended approval on February 28, 2007; Board of Zoning Appeals approved on March 22, 2007.
• March 15, 2017
o Request - Incorporate newly acquired single-family residential lot into site for an educational garden and additional parking spaces and increase number of allowed full-time employees from 37 to 42 FTE.
o Action - Planning Commission recommend approval on February 22, 2017; Board of Zoning Appeals approved on March 15, 2017.
Recent Applications and Work Sessions
In 2022, Green Hedges submitted a Conditional Use Permit application that, over three phases of work, would have added a second story to Kilmer Hall, created a standalone gym building, removed the dwelling at 227 Nutley Street, and included the dwelling at 206 Lewis Street within the scope of the site plan modification. Approval of their proposal would have also created the need to add classroom trailers temporarily while work was ongoing. The materials of the version most recently reviewed by the Planning Commission may be found as attachments to the agenda item during the Work Session of February 26, 2025, at <https://vienna-va.legistar.com/LegislationDetail.aspx?ID=7137332&GUID=9F8B0770-220C-4A3A-91CC-0F4AA2CFD4F7&Options=&Search=>.
After receiving feedback from the Town and community, and the Planning Commission on February 26, 2025, Green Hedges withdrew their application. The new, and revised, CUP application removes the aforementioned items, as well as relocating certain elements (field and parking), adding fencing and increasing landscaping to provide a more robust buffer between the school and adjacent properties, and adding sidewalks along Windover Avenue and Lewis Street, all while consolidating the project to two phases rather than the originally proposed three. The full list is described above in the Overview section.
ATTACHMENTS:
01 - Statement of Justification for a Conditional Use Permit and Site Plan Modifications
02 - Conditional Use Permit Set
03 - Site Plan Modification Request Letter
04 - Site Development Plan