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Special Use Permit & Variances – Irondale High School <br />Planning Commission Report; 1-15-19 <br /> <br /> <br />Page 13 <br />(cont.) <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />adequate landscaping, and that is what the school district proposes with the 47 <br />shrubs along the southern property line. Given that the minimum parking <br />requirement is really pushing the need for this variance request, it seems appropriate <br />that alternative methods to achieve the intended goal be considered. Provided the <br />commission and Council find the proposed landscaping is adequate, we believe this <br />standard is met for all requests. <br />2) Are the variances consistent with the Comprehensive Plan? <br />Applicant Input: <br /> Auditorium Height: The School is a special permitted function within the R-1 Zone to <br />provide education and gathering spaces for the community. The new auditorium creates a <br />unique, distinct presence identifiable to both residents and visitors and creates an <br />improved opportunity for students and community alike. <br /> Parking Space Shortage and Parking Setbacks: The School is a permitted function within <br />the R-1 Zone. The site is currently fully used and is looking to try to create as many off the <br />street parking stalls as possible <br />Staff Analysis: The requested variances are not in conflict with the comprehensive <br />plan. The plan intends to provide an avenue for the betterment of all property within <br />the community, and seeks to ensure land uses are compatible throughout the City. <br />The proposed improvements will improve the aesthetics of the subject property, the <br />auditorium height will not impact surrounding properties given its placement on the <br />property, parking will increase (albeit still not to the minimum level), and the only <br />added encroachment is necessary to meet the other pressing need of parking and is <br />being offset by additional landscaping. <br />3) Has the applicant established that practical difficulties exist on the site? <br />(three part test) <br />Applicant’s Input in General on Practical Difficulties: <br /> Auditorium Height: The high school is located in the R-1 zoning district, which requires a <br />height limit of 30 feet. To accommodate a high school auditorium with modern amenities <br />and an increasing capacity the new auditorium flyloft will have a maximum height of 52 <br />feet. Traditional auditoriums typically require a 68-foot fly loft for scenes to be raised in <br />and out. The design of Irondale’s new auditorium uses a modified fly loft that lowers the <br />rigging below the floor into an arbor pit. This greatly reduces the height and still allows <br />scenes to be flown in and out. The auditorium house height of 40 feet is based on <br />requirements for site lines, acoustical design, and lighting with a system of catwalks above <br />the ceiling.