Loading...
HomeMy WebLinkAboutZ-4100-C Staff AnalysisOctober 3, 2002 ITEM NO.: 6 FILE NO.: Z -4100-C NAME: Mount St. Mary — Revised Conditional Use Permit LOCATION: 3224 Kavanaugh Blvd. OWNER/APPLICANT: Sisters of Mercy/Tommy Jameson, AIA PROPOSAL: A revision to a previously approved C.U.P. is requested to allow for the phased expansion of facilities on this existing, R-2 zoned school campus. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The school is located north of the intersection of Van Buren Street and Kavanaugh Blvd. 2. COMPATIBILITY WITH NEIGHBORHOOD: Mount St. Mary Convent and School has existed at this location for decades. Many of the surrounding properties are zoned R-2 and are occupied by single family homes. Other uses in the immediate vicinity include other churches, multifamily and neighborhood oriented commercial. The school expansion is located entirely within the existing school site. No increase in student enrollment is proposed. The proposed expansion should not affect the school's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: When all phases are developed, the campus will have 39 classrooms with a staff of 64; requiring 298 parking spaces. 91 of those spaces are in a new parking lot shown along the base of the hill, adjacent to Kavanaugh Blvd. Those spaces were shown solely to meet the City's ordinance requirement and it is the applicant's desire to delay their construction until phase IV, in hopes that alternative parking scenarios might develop. In so much as the school is not increasing its enrollment and is only adding one more classroom, staff would support such a plan. October 3, 2002 ITEM NO.: 6 (Cont.) FILE NO.: — 100-C 4. SCREENING AND BUFFERS: The width of the on-site street buffer along Hillcrest Avenue must not drop below a width of fifteen (15) feet. The full requirement without transfers is thirty (30) feet. Interior landscape islands must be at least 300 square feet in area to count toward fulfilling the eight (8) percent interior landscaping requirement. New landscaped areas will require irrigation. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Prior to a building permit being issued, it will be necessary to provide an approved Landscape Plan stamped with the seal of a Registered . Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS - 1 . OMMENTS: 1. Kavanaugh Blvd. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Grading permit will be required on this development. 5. Stormwater detention ordinance applies to this property. 6. Land Alteration Ordinance applies to this property, including tree protection and earthwork requirements. 6. UTILITY FIRE DEPT. AND LATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Additional easements required, contact Entergy. Reliant: No Comments received. i•. October 3, 2002 ITEM NO.: 6 (Cont.) FILE NO • Z -4100-C Southwestern Bell: Approved, as submitted. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. CountyPlanninq: No Comments. CATA: The site is located on CATA Bus Routes along Kavanaugh Blvd SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2002) Tommy Jameson was present representing the application. Staff presented the item and noted that additional information was needed regarding signage, building heights, site lighting, fencing and student drop-off/pick-up. Public Works and Landscape Comments were presented and discussed. It was noted that there was no proposal to increase enrollment and the entire project would result in a net gain of only one classroom. Mr. Jameson stated that the lower tier of parking, in front of the HPER building, was proposed since the parking requirements for high schools had recently been increased. He stated that he felt the school's parking needs could be met without having to construct that parking area. The Committee urged him to request a parking variance and to preserve the landscaped slope rather than construct the parking. Mr. Jameson stated the school was pursuing other alternatives such as parking the teachers off site and prohibiting sophomore students from driving to the campus. In response to a question from Commissioner Berry, staff stated that there could be support for a parking variance if alternatives were available. The applicant was advised to submit 4 copies of a revised site plan and responses to staff issues no later than noon, Wednesday September 18, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. 3 October 3, 2002 ITEM NO.: 6 Cont. FIDE NO,: Z 4100_C STAFF ANALYSIS: Mount St. Mary Academy, an all girls parochial school, occupies the large, R-2 zoned tract located at 3224 Kavanaugh Blvd. The school has been at this location for nearly 100 years and has changed over the years from a convent with a school to a large school with the remnants of a convent. The current Conditional Use Site Plan dated 115199 illustrated a three phase plan for improvements to the campus. Phase I was the addition of a 15,000 sf math and science wing and was completed in May 2000. Phase II was shown to be a renovation of the existing 50,000 sf classroom building, which is currently in schematic design. Phase III was a proposed addition of a 15,000 sf 700 seat auditorium on the south side of the east classroom wing. Since the original CUP was approved, several things have happened. The primary change is that the Sisters of Mercy, (who are the "owners" of both Mount St. Mary Academy and the Convent) asked MSM staff if they would look differently at the proposed site for the auditorium if they were given use of the convent site. (Over the years, the population of sisters residing in the convent has dropped,) Upon further study, the convent site was found to have superior benefit and also would allow the expansion of cultural arts related classroom space. The other noted change since '99 is the increased awareness in health and sports related education opportunities and participation in and popularity of girls high school sports. After studying options for expanding the existing gymnasium, it was found that a new gym facility — in addition to the existing 9923 gym building -- would meet the needs of the school better. The proposed revision to the Conditional Use Permit include the following components: Phase I Math Science Addition: Completed Phase II Renovation of the Existing Classroom Building: This phase remains unchanged from the previous C.U.P. This phase will include asbestos abatement, code upgrades, envelope upgrades, and replacement of existing mechanical and electrical systems including adding air conditioning to the existing 50,000 sf classroom building. This phase will also include renovation of the existing gymnasium building. The proposed scope of work involves new mechanical/electrical systems, including air conditioning, remodeling of the basement locker rooms and adapting the swimming pool room to a fitness center. October 3, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z-410 , Phase III Performing and Cultural Arts Complex: The proposed revision to Phase III includes removal of the three convent buildings and construction of a 51,000 sf structure including a 700 seat auditorium, support spaces for the auditorium including lobby, scene shop and storage, rehearsal space, classrooms (5) and support space for the art, music and drama departments. A 21 space parking lot will be constructed near the Hillcrest Avenue perimeter with this phase. Phase IV Health Physical Education Recreation (HPER) Building: This phase adds a gymnasium, locker rooms, lobby, toilets, one classroom and staff offices, basically on the site of the original convent building. The site has been used as parking since the demolition of the original convent building in 1987. The new 31,000 sf building would provide parking below the gym at ground level. This phase would also include construction of the new lower tier parking areas which were included in the original C.U.P. application. It should be noted that through the proposed expansions of campus buildings it is not the intent of Mount St. Mary to increase enrollment. Enrollment is expected to remain in the 600-625 student range. The proposed 91 space parking lot shown at the lower tier, to be constructed with Phase IV, was shown solely to comply with ordinance parking requirements. It is the school's hope that alternative arrangements might be found that would preclude the development of this particular parking lot. At the end of Phase IV, the school will have 39 classrooms, one more than the current number of 38. No increase in enrollment beyond the current enrollment level of 600-625 is proposed. The applicant has submitted the following parking analysis to support the requested deferral and possible elimination of the construction of the lower tier of parking spaces. CLASSROOMS Current Phase II Phase III Phase IV Existing Bldgs. 38 38 38 38 Phase II (Renovate) -3 (note 1) -3 -3 Phase III (New Arts) +5, -1, -1 (note 2) +5, -1, -1 Phase IV (New HPER) 1 Totals 38 35 38 39 Note 1: In renovating the existing building, classroom configuration is altered in multiple areas to increase classroom size and create additional offices, resulting in the loss of 3 classrooms. Note 2: 5 classes are gained in the Fine Arts addition, 1 existing classroom is lost due to demolition of the Convent, and 1 existing classroom is converted to office use. 5 October 3, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z -4100-C On September 18, 2002, the applicant submitted an addendum to the cover letter and 4 copies of a revised site plan addressing the issues raised at Subdivision Committee. The height of the proposed Performance and Cultural Arts Complex is 45 feet. The bell tower height is 60 feet. The height of the proposed HPER building is 46 feet. No additional signage is proposed other than directional signage at the driveway entrances and limited wall signage on the new buildings. Dumpster location and site lighting have been "defined. Any existing fencing on the site will be removed. No new fencing is proposed. Pick-up/drop-off areas will continue to remain at the primary entrance to the existing building and on Jackson Street. The proposed new buildings will be "wrapped" with a fagade treatment along the Kavanaugh Blvd. perimeter that is reminiscent of the original convent buildings. This design will help to visually step down the massing of the new buildings. The lower tier of parking remains on the site plan. The applicant feels that the option to construct that parking area must remain. To staff's knowledge there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested revised conditional use permit subject to compliance with the development plan outlined in the applicant's cover letter and addendum and compliance with the staff comments and conditions noted in Sections 4, 5 and 6 of the staff report. Staff recommends approval of the building height variances requested for the new Performing Arts and HPER buildings. Staff would support a parking variance, if alternatives are provided. PLANNING COMMISSION ACTION: (OCTOBER 3, 2002) Tommy Jameson, architect, was present representing the application. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "Staff Recommendation" above. Staff also noted that the applicant had requested a parking variance. Although the lower tier of parking was being left on the plan, the applicant indicated that the school wished that area of parking to be considered as optional; giving the school flexibility to construct, or not construct, the parking. In light of there being no proposed increase in the school's enrollment and a net gain of only one classroom, staff recommended approval of the parking variance. There was no further discussion. 0 October 3, 2002 ITEM NO.: 6(Cont.)FILE NO.: Z-41 00-C The item was placed on the Consent Agenda and approved as recommended by staff, including the height and parking variances. The vote was 9 ayes, 0 noes and 2 absent. 7