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A 285-acre tract of land in Buena Vista was rezoned by City Council this past Thursday from residential planned unit development (R-6) and general manufacturing (GM) to institutional (INST) so that plans can proceed for developing the property for the Rockbridge Creative Institute and the Meridian Farmstead.
Austin Rehl presented plans at City Council’s July 20 meeting for the RCI, which is to be a nonprofit, post-secondary school to teach skilled trades, and the farmstead, which is to be a teaching farm in which students will learn first-hand how to engage in agricultural practices.
Rezoning the land to the institutional district, explained Tom Roberts, Buena Vista’s director of community and economic development, would cover “a wide range of primary and accessory uses to be built out gradually over time.”
These, he said, may include “trade and manufacturing-type workshops such as metalworking, blacksmithing, masonry, auto mechanics, carpentry, sawmill, commercial kitchen, etc.; educational classrooms, administrative offices, assembly spaces, etc.; dining hall, cafe, etc.; short-term and long-term residential uses including dormitories, cottages, houses, duplexes, etc.; indoor recreation; outdoor recreation including athletic fields, rally/ event field, RV and tent camping; agriculture to include cultivated fields, orchard, cows, chickens, etc.; [and] maintenance facilities and support structures.”
Bill Braddy, speaking during the citizens’ comments portion of last Thursday’s meeting, spoke in favor of Council granting the rezoning. He said there is a critical need for skilled workers, who are in short supply. He said he talked to three recent college graduates who are seeking to pursue skilled labor careers.
Prior to holding a second reading on the proposed rezoning, Council member Tyson Cooper asked what the ramifications would be for the rezoned land if Rehl’s plans fell through. “It’s difficult to start a college. What happens if it fails?”
The rezoning is contingent upon there being an institution, responded Roberts. A zoning text amendment is going to be brought before Council in the coming weeks that will clarify this point, he said. “All uses are related to an institution. The intent is that the next people who buy [this property] would have to have an institution.” It could be an educational institution such as what’s been proposed, or a religious order or perhaps a hospital, he said.
“You’re comfortable with this being institutional zoning – it’s not going to be the wild west of zoning?” Cooper asked Roberts, who responded, “Yes. A legal entity already exists [for this particular rezoning].”
Vice Mayor Cheryl Hickman asked if the zoning would have any effect on the taxable status of the property. “What if it becomes nontaxable?”
Mayor Bill Fitzgerald said it is his understanding that because of the type of mortgage held on the property, Rehl’s “hands are tied for 30 years.” In other words, the land would remain taxable for the duration of the loan’s payback period.
Cooper said the zoning change would have no effect on whether or not the tax status could change. Although the RCI is a nonprofit 501-3c, the land is owned by a limited liability corporation, so the land is fully taxable. Rehl has said he has no plans at this time to seek tax exempt status for the property.
City Council voted 6-0 to grant the rezoning. The steeply sloped land is located off of Longhollow Road and 32nd Street. A portion of the property was timbered about 10 years ago and a large house is under construction that is to serve as a private residence for the Rehl family and as housing for students.
A comprehensive storm water drainage plan will have to be approved before development of the campus can move forward. The first class of students are to begin classes this fall. With the oversight of professionals, the students are to help design the campus.
