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HomeMy WebLinkAboutZ-7955 Staff AnalysisDecember 1, 2005 ITEM NO.: 8 NAME: St. Edwards Catholic School — Conditional Use Permit LOCATION: 801 Sherman Street FILE NO.: Z-7955 OWNER/APPLICANT: Catholic Diocese of Little Rock/Thomas Engineering PROPOSAL: A conditional use permit is requested to allow for removal of an existing building and construction of a new classroom and library building on this existing, R -4A zoned church and school site. SITE LOCATION: The property is located on the northeast corner of East 9t" and Sherman Streets; across from MacArthur Park. 2. COMPATIBILITY WITH NEIGHBORHOOD: St. Edwards Church and School have existed at this location for many years. The property is in an area of mixed zoning and uses. MacArthur Park, which includes a museum and art center, is located to the south. The former Kramer School, now a mixed use development containing apartments and art studios, is located to the north. The UU zoned properties to the east contain a high-rise condominium, hotel and service station. A fire station is located to the west. Other uses in the general area include multifamily and single family residences. Replacing one existing building on the site with a new building will not affect the church and school's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Downtown and MacArthur Park Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site currently has driveways onto Sherman and East 8t" Street, providing access to approximately 50 parking spaces. The proposed expansion will result in the loss of approximately 9 of those spaces. The church has a seating capacity of 450 persons. The private school has 10 classrooms and a staff of 11 full-time and 6 part-time faculty. No changes are proposed to the sanctuary seating capacity, number of classrooms or number of school employees. The remaining parking on the site exceeds the number of spaces required for the school (27 spaces). Parking for the December 1, 2005 TEM NO.: 8 (Cont. FILE NO.: Z-7955 church will continue to be as it has been for many years; utilizing available on -street parking and other area parking lots. 4. SCREENING AND BUFFERS: Compliance with the city's landscaping and buffer ordinances are required. The landscaping that is destroyed due to the expansion will need to be replaced within the parking lot area. An upgrade in landscaping will also be required. It is recommended that this upgrade be concentrated with the planting of street trees. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. A 20 feet radial dedication of right-of-way is required at the intersections of all boundaries street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No Comment received. County Planning: No Comments. 4 December 1, 2005 ITEM NO.: 8 (Cont.) FILE NO.: Z-7955 CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 3, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building design, seating capacity in the church sanctuary, number of classrooms by grade, number of employees.at the school and site lighting. Staff asked that the applicant provide more information on uses in the new building and locate the dumpster and required screening on the site plan. Staff noted variances were requested for a reduced number of parking spaces and to follow a ground -mounted sign. Public Works, Utility and Landscape Comments were presented and discussed. Staff noted that, although a 20 -foot radial dedication of right-of-way was requested at each corner, no change in the actual radius of the corners was requested. The applicant was advised to respond to staff issues by November 9, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: St. Edwards Catholic School and Church are located on the R -4A zoned block bounded by East 9t", East 8t", Sherman and Ferry Streets. The block is occupied by several buildings and paved parking lots. A conditional use permit is requested to allow for the demolition of the existing, 5,700 square foot rectory building and the construction of a 16,200 square foot building on its place. The existing rectory building is used as a priest's residence and a variety of meeting rooms used primarily by the school. It is a two-story building with a partially exposed basement with low ceiling height. The new building will be two stories plus a finished basement. The basement level of the new building will, contain a computer lab, a multipurpose room, storage space and restrooms. The ground -floor will contain a library, science lab, restrooms and offices. The second floor will contain 4 classrooms and restrooms. The "footprint" of the new - building is somewhat larger than the existing rectory building and will result in the loss of 9-10 parking spaces. The proposed building will be brick with details of pre -cast concrete. In color and detail, the new building is intended to be compatible with the administrative building at the north end of the block. The building will have a pitched roof with composition shingles. The height of the building at its highest point will be 42 Y2 feet, with a cross extending 6± feet above the roof. t December 1, 2005 ITEM NO.: 8 (Cont. FILE NO.: Z - A new ground -mounted sign will be placed near the southwest corner of the property. The brick, monument type sign will measure approximately 5 feet in width and 4 feet in height. Existing site lighting will be augmented by the addition of wall mounted fixtures on the north and east walls of the new building. The dumpster has been shown at the east side of the property. It will be enclosed by the required screening. The school currently has 10 classrooms, one for each grade from Pre -K to 8th grade. There is a staff of 11 full-time and 6 part-time faculty. There will be no additional grades after completion of the project. There will still be one class for each grade, Pre -K to 8th grade. There will be no additional staff added. There will be no change to the sanctuary building. To staff's knowledge, there are no outstanding issues. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. There is no bill of assurance issue. The site is located in the MacArthur Park Historic District. This proposal is scheduled to be reviewed by the Historic District Commission on December 8, 2005. That Commission will be reviewing the design of the new building and sign for compliance with District Standards. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the Agenda Staff report. 2. Compliance with applicable Historic District Commission requirements. Staff recommends approval of the parking variance and of the request to have the proposed ground -mounted sign. PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) The applicants were present. There was one objector present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. The item had been on the Consent Agenda but was pulled in response to the card being turned in by the objector, Ron Harrad. Chairman Rahman asked the objector to speak first. Mr. Harrad stated he was not opposed to the proposal but he had concerns about parking. December 1, 2005 ITEM NO.: 8 (Cont.) FILE NO.: Z-7955 In response to a question from the Commission, staff stated the site did not have sufficient on-site parking but that was not atypical in a downtown urban area. Staff stated there was on -street parking available in the area. Chairman Rahman stated he lived in downtown and persons who live in the downtown urban area have learned to live with the lack of parking. Father John Kerr stated the church had permission to use the nearby Holiday Inn's parking lot on Sundays. He stated the church had also separated its two morning services to reduce overlapping parking needs. He stated the church would continue to work with its neighbors to address their concerns. A motion was made to approve the C.U.P. subject to all staff conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5