3.4 - Laserfiche WebLink

Home Browse Search

Planning Commission: December 9, 1998 St.Nicholas School: Conditional Use Permit Page 2 properties. Although a use permit was initially approved in 1959 for the site, establishing the allowable uses, the substantial expansion proposed would require an amendment to that permit. Since the permit numbering system is now changed from 1959, staff has assigned a new permit number to the application. In addition to the requirement for a conditional use permit, a site development permit is needed as the project proposes floor area increases in excess of 1,500 square feet, requiring Planning Commission review per Section 10-2.301(c) of the Site Development Code. Relevant criteria for site development and zoning review include floor area and development area limitations, height, setbacks, parking, siting and visibility, grading, lighting, and landscaping. DISCUSSION The applicant, St. Nicholas School, proposes to construct additions of approximately 3,688 square feet, including a science classroom, an extended daycare area, and restrooms,to the existing southeast wing of the school, as well as some reconfiguration of parking on the site to accommodate 12 more parking spaces. The proposed additions are intended to provide for improved science education and extended daycare hours on the site, as well as to provide for handicapped-accessible restrooms. The school indicates that no increase in enrollment is expected, but that the science and daycare resources would be enhanced. • Site Description The subject property is approximately 17.25 acres in size and is located east/northeast of the El Monte Ave./Voorhees Drive intersection. The site is presently developed with a 9,570 square foot parish hall, a 14,668 square foot convent and garage, and approximately 16,827 square feet of classroom and administrative space, and a 338 square foot outbuilding, as well as associated parking, hardscape, and play fields for baseball and soccer. The slope of the site is relatively flat (less than 10%) in the vicinity of the existing buildings and playfields, but is steeper elsewhere, with an overall average slope of 16.9%. The property contains numerous trees over its undeveloped areas, primarily between the school and El Monte Ave., and along the broad drainage swale in the northeast quadrant of the site. Surrounding uses to the northeast, southeast and southwest(across Voorhees Drive) are all single-family residential. Access to the site is from a private driveway from El Monte Ave., immediately adjacent to (northeast of) Voorhees Drive. The driveway and Voorhees Drive share a common signalized intersection at El Monte Ave., though there are separate signals for each road. Current access into the site loops in front of the school, with a connecting driveway to the convent to the rear. Floor Area and Development Area Floor area and development area limitations for a religious or school use are not addressed in the Code differently than for residential uses. Staff has therefore requested that the pertinent worksheet #2 be provided (Attachment 6) to compare allowable development levels with those proposed, summarized as follows: