2019.01.15 Planning Commission - Laserfiche WebLink

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Special Use Permit & Variances – Irondale High School Planning Commission Report; 1-15-19 Page 12 (cont.) The specific requests under those three general headings include: A. A 22 foot variance from the maximum height requirement of 30 feet. B. A variance of 21 parking spaces from the required 517 spaces that would otherwise be required by code. C. Variances from the required 30 foot setback for parking lot and drive aisle locations: i. A 20’ variance from the southern property line for the 42 proposed parking spaces on the south side of the existing parking lot. ii. A 2’ variance from the southern property line for a new drive aisle providing access to the existing stadium parking lot central to the site. iii. A 10’ variance from the western property line for a new drive aisle connecting the reconfigured parking lot to an existing drop off drive aisle. iv. A 10’ variance from the western property line for an expansion of an existing parking lot adjacent to Long Lake Road; and v. A 30’ variance (0’ lot line setback) from the northern property line for the newly proposed parking lot to the east of the existing tennis courts. Criteria Analysis: General Variance Standards 1) Is the variance is in harmony with the general purpose and intent of the Zoning Code? Staff Analysis: The requested variances appears to be in alignment with the intent of the zoning code. Schools are an allowed use in the R-1 zoning district, and it is generally recognized that certain architectural elements associated with a high school (such as an auditorium) will not necessarily conform to the standard height requirements for a single family dwelling. A typical rule of thumb in cases like this is to require one additional foot of setback for every one foot of additional height (with the thought being that any impacts of the additional height are off-set by the greater setbacks). Following this rule, the proposed auditorium should be at least 52 feet from any property line. As the proposed extra height it is centrally located on the property and is over 200 feet from any nearby property line, there should be no impact on surrounding property which is the intent of zoning’s height requirement. With regards to the number of parking spaces and parking setbacks, most of the proposed variations are equal to (or are less than) existing legal nonconformities, so impacts (if properly reviewed) should not be any worse than existing conditions. The only true new variance being sought is for the parking setback from the southern property line (currently proposed at 10 feet). The purpose of the setback is to soften the aesthetic of parking on adjacent residential properties, and distance is one way to do that. Another way to accomplish the same goal is