Planning commission backs Living Earth School’s request to establish nature‑education camp on Red Hill Road

The Planning Commission on March 11 unanimously recommended approval of a special‑use permit to allow Living Earth School to establish a nature‑education campus on a 287‑acre parcel off Red Hill Road adjacent to Walnut Creek Park.

Community development planner Scott Clark presented staff’s analysis of the application (SP 2024‑22), which proposes a campus with a welcome pavilion, a main camp hall, up to six staff residences, primitive tent camping areas, and a southern riverside pavilion. Clark summarized the proposed programming: up to eight weeks per year of summer overnight camp for up to 250 attendees, year‑round day and overnight programs for up to 100 participants and a program cap allowing up to 12 events per year with up to 200 attendees and up to six fundraising/community events per year with up to 500 attendees.

Clark flagged two technical items: the applicant requested a small critical‑slopes waiver to improve sight distance at the entrance, and Albemarle Fire Rescue requested a 20‑foot improved access road to ensure emergency vehicles can reach camp activity areas. The applicant has also submitted a centralized water and septic request that must be reviewed by the health department and county technical staff during site plan.

Kelsey Schlein, planner for the applicant (Shimp Engineering), and "Hub" (the school’s founder and executive director) described the campus layout and the school’s educational mission. "I stand here today, not for me, but mostly just to keep providing something like we do in the community," Hub said, stressing long‑term stewardship, forest management plans and educational use of the property. Schlein showed a conceptual plan that concentrates buildings and infrastructure on higher ground and retains roughly 83% of the property as woodland with limited trails and primitive camping areas.

Neighbors and supporters addressed the commission. Adjacent landowner Mark Jackson asked that the county and the applicant minimize wildfire risk from primitive campfires and asked the record to rule out use of White Oak Creek as a primary source for firefighting; staff and the applicant said the fire marshal and county regulations govern campfire permissions and that most firefighting water needs would be coordinated with local supply and on‑site storage. Several speakers — including former Living Earth staff, board members and parents — described the organization’s track record (23 years) of outdoor education and urged approval. An adjoining owner, Lisa Gorsh, said she supports the use and that the river frontage on the property is well cared for.

Commissioners discussed the traffic impacts, emergency access and the size and frequency of external events. Clark summarized staff’s findings that the proposed camp would, in many respects, generate less long‑term impact than the parcel’s alternative: subdivision for up to 23 dwellings under by‑right residential development. Staff recommended approval with conditions; during the hearing staff and the applicant clarified conditions for annual safety review and proposed language requiring shuttle access for large fundraising/community events to limit peak vehicle trips on Red Hill Road.

At the end of the meeting Commissioner Firehawk moved to recommend approval using the applicant’s requested conditions with one edit: staff’s draft condition No. 8 (a health‑department preapproval clause duplicative of existing code requirements) was struck from the recommended condition list. The commission’s recommendation includes the applicant’s requested limit and structure of programming, a requirement to provide an emergency‑access plan and improved 20‑foot access for emergency vehicles, and annual staff review of the event safety plan before each event year.

The recommendation will go to the Board of Supervisors for final action; the commission’s public discussion highlighted local support for the school’s education mission, while neighbors and commissioners asked that the applicant continue to refine plans for wildfire prevention, stream protection and shuttle/parking arrangements for larger events.