2009-10-12 Regular Council Session Agenda

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ANALYSIS PROPERTY INFORMATION The subject property is a four-family building constructed in the 1930’s. According to St. Louis County records, the 2009 appraised value of the property is $340,000. The building is in fair condition and has no outstanding violations with the Department of Community Development. The electrical, mechanical and plumbing elements of the building have been upgraded. PROJECT DESCRIPTION The applicant is proposing to operate a music school for private lessons. Specifically, the lessons will include music reading, instrumental and vocal music, music arranging, composition and other. Classes would be conducted Monday through Saturday, from 9:00 a.m. to 9:00 p.m. No classes would be held on Sunday. Independent “contractors” would provide instruction and pay a fee to the property owner to “rent” the space. No permanent employees will be located at the building. No recitals will be held at the building. The applicant is requesting the Conditional Use Permit due to current economic challenges faced with operating a multi-family building in the area. The subject property is one of several multi-family buildings in the area, a majority of which are owned and maintained by Washington University. Typical tenants in the area are Washington University undergraduate students. These tenants are more likely to live in university owned property than not. Therefore, the applicant has had difficulty maintaining an appropriate tenant base due to market competition with surrounding properties. There will be no changes to the interior or exterior of the building. ZONING CODE ANALYSIS The subject property is located in the HR – High Density Residential District. Private do not require schools in the HR District require a conditional use permit (public schools a conditional use permit). The proposed use would require one parking space for every three students. The existing off and on-street parking is adequate; there are three off-street parking spaces and several on-street parking spaces. The maximum number of students/instructors at the facility at one time is eight (8). Additional traffic to the building, in excess of what is typically generated by a multi-family building, is not expected. Pedestrian safety and emergency vehicle accessibility will not be adversely impacted. The proposed use will not impact the provision of public services; has adequate utilities and drainage; does not impact historic landmarks or districts; and will not unduly impact public infrastructure.