Existing Conditions:

The site is 1.77 acres located on the southwest corner of Madison Street and Massachusetts Avenue.

Proposal: 

The proposal is to move classrooms out of the church sanctuary and into an existing residential building on the property. The residence is currently used for visitors, such as visiting preachers. The building will be converted to class space, and a residential area will remain, but the kitchen will be removed.

Because this is zoned MF-30, a special exception is required for a school to be on the site. The school has 41 students, and serves students from Kindergarten to 12th Grade. The School is not planning to expand its attendance with this action. Increased enrollment will require city review.

Code Requirements:

The Code requires that any special exception granted by City Council shall be in harmony with the purpose and intent of the zoning ordinances enacted by the City.  In granting any special exceptions, City Council must find that it will not adversely affect the public interest. City Council may prescribe appropriate conditions and safeguards and any violation of such shall be deemed a violation (when made part of the terms under which the special exception is granted).  Included among the safeguards and conditions, City Council may prescribe reasonable time limits for the existence of the special exception and reasonable time limits within which the action for the special exception is required to commence or be completed, or both.

In order to grant any special exception to the zoning ordinance, the following criteria must be addressed:

1. That the exception is specifically permitted in the zoning district: An institution of an educational nature in the MF-30 District may be considered upon a special exception application. 

2. That the granting of any exception, will not adversely affect the public health safety, or welfare of the community:  The use of this site as a private school for children will serve the community and will not negatively impact surrounding properties.

3. The granting of any exception is consistent with the intent of the zoning district:  The MF-30 District provides special exceptions for institutional uses. The special exception review is intended to review each specific request and determine compatibility and assign conditions as necessary or appropriate.

4. The requirements of the district in which the use is to be located shall be complied with:  The site is currently used as a church and school, all requirements will be complied with.

5. Excessive traffic will not be generated on residential streets:  Traffic generation is minimal based on the small staff and students . Excessive traffic is not anticipated on any adjacent streets. Since attendance is not growing, there will be no new traffic generated

6. The proposed use will not adversely affect the residential character of existing neighborhoods:  The character of the area is a mix of commercial and single-family residential, office and institutional uses. The proposed use should not negatively affect the diverse residential areas.

7. A vehicular parking or traffic problem is not created:  All required parking will be provided at the property including. The proposal should not generate any problems.

Concurrency Review:

To ensure that the rezoning will meet concurrency standards, an availability and demand analysis is performed for the maximum potential development.  Concurrency is determined by comparing the available capacity of a public facility/service with the total demand of the subject site, which is measured by determining the potential demand minus the demand generated by the existing uses.

• Traffic:

  No new trips will be generated through this project.

• Sanitary Sewer:

  No new sewer impact will be generated by this project.

• Potable Water:

  No new water impact will be generated by this project.

• Solid Waste:

  No new impact will be generated by this project. Compliance with new dumpster ordinance will be contingent upon final approval of building permit. 

• Drainage:

  No new impact will be generated by this project.

  Recreation:

• No new impact will be generated by this project.    

  Fire & Emergency Medical Services:

• No new impact will be generated by this project.  

• Police:

  No new impact will be generated by this project.  

Compatibility with Comprehensive Plan:

The proposal will be consistent with the following Comprehensive Plan objectives and policies: 

• FLU Policy 1.1.3 - Future development and redevelopment in the City shall be consistent with the requirements of the Future Land Use Map categories set forth in the companion table to this policy (see Table FLU 1.1.3). Only those land uses, densities and intensities specified for the Future Land Use Map category are permitted unless uses, densities and intensities specified in the zoning regulations are more restrictive. In such cases, the zoning regulations shall prevail.

• LIV Objective 1.9 - Integrate school facilities with surrounding neighborhoods in a manner that encourages pedestrian and bicycle travel and strengthens the development pattern and design integrity of neighborhoods.

• LIV Policy 1.9.1 - Encourage school design that is compatible to the existing or planned development pattern in the surrounding neighborhood.

• LIV Policy 1.9.7 - Connect schools to residential neighborhoods, parks and other community focal points through sidewalks and trails.

• LIV Objective 3.1 - Create walkable neighborhoods that are designed and oriented towards pedestrians while balancing motor vehicle traffic circulation needs.