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not separated. Staff does not find it to be reasonable to lose parking spaces or to merge <br />traffic to meet the 30’ setback when the reduced setback is only necessary for maneuvering <br />space for the school buses and safety to pedestrians and students would decrease. Lastly, <br />staff suspects the surrounding neighborhood, who is impacted during school events with <br />on-street parking, would oppose a reduction in off-street parking stalls. <br /> <br />2) The property owner proposes to use the property in a Reasonable Manner, i.e. Reasonable <br />Use. <br /> <br />Staff finds this criterion to be met. Schools are already a specially permitted use in <br />residential neighborhoods and Highview has existing in this location for many years. A <br />12.6’ Variance to ensure bus maneuvering space seems reasonable given the other <br />circumstances at play and that the 12.6’ variance area will not be used for parking. Staff <br />additionally recommends the applicant post this curve with “No Parking, Subject to <br />Towing” signs to mitigate the negative impact of having cars semi-permanently parked <br />within the variance area. A topographic grade change of approximately 10’ is present that <br />should prevent headlights from shining into the only home present to the west. Additional <br />landscape screening for headlights could be considered. <br /> <br />3) The plight of the landowner is due to circumstances unique to the property, i.e. Applying <br />to the Property. <br /> <br />Staff finds this criterion to be met due to the location of the existing track, building, and <br />roadways providing access to the property. Staff acknowledges the landowner had control <br />over the building location and track, but those decisions were made many years ago and in <br />order to evolve with increased enrollment, demanding 1-2 additional buses, the plight of <br />the landowner in needing the variance is now due to circumstances applying to the <br />property, which cannot be practically changed. <br /> <br />4) The variance, if granted, will not alter the essential Character of the Locality. <br /> <br />Staff find this criterion to be met. The Variance will not alter the character of the locality <br />and the parking lot encroachment of 12.6’ into the required 30’ western side yard will <br />likely not be noticed by most surrounding property. The other effects of the parking lot <br />reconstruction will positively impact the area. <br /> <br />5) Variances shall only be permitted when they are in harmony with the general purposes and <br />intent of the ordinance and when the variances are Consistent with the Comprehensive <br />Plan. <br /> <br />Staff finds this criterion to be met. Highview Middle School already exists and is <br />considered a specially permitted use. The school is also in compliance with the <br />Comprehensive Plan, which guides the property for Public/Quasi-Public uses. The intent <br />with the 30’ setback is to provide extra separation from non-residential uses to residential <br />uses. Staff would suggest an encroachment of 12.6’ into the setback does not dramatically