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Special Use Permit & Variances – Irondale High School <br />Planning Commission Report; 1-15-19 <br /> <br /> <br />Page 15 <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 />complaint from neighbors regarding the school) is actually being improved on the <br />site as a result of this plan, but that can only be accomplished via the requested <br />variance, or by eliminating needed practice fields and green spaces. As the <br />architects are proposing significant plantings in the area of encroachment and will <br />be providing a far better separation than current exists, we do find the proposals are <br />reasonable. <br />Test Part 2: Is the plight of the landowner due to circumstances unique to this <br />property that were not created by the landowner? <br />Applicant Input: <br /> Auditorium Height: The school is set within an R-1 zone that has height restrictions to <br />keep houses in character with one another. This property is not a house and the function <br />and construction of a school differs in such a way that creates a practical difficulty to <br />provide the proper amenities for the students and to keep with the height restriction <br /> Parking Space Shortage and Parking Setbacks: The school site is limited in area and has <br />no direction to expand. The School plans to turn an existing practice field on the north <br />side of the site into a parking lot, carve out areas of the site to create parking spots, as <br />well as expand out several other parking lots beyond the setbacks to gain as many <br />parking stalls as possible. <br />Staff Analysis: Needs of public schools are ever evolving, and the improvements <br />being requested do not appear to be the product of an over-zealous school district <br />creating an unnecessary problem. Auditoriums like the one proposed are a common <br />feature of most modern high schools. Furthermore, the need for large facilities and <br />extensive parking is unique to facilities like this in the R-1 zoning district. Criteria <br />met. <br />Test Part 3: Will the variance, if granted, alter the essential character of the <br />locality? <br />Applicant Input: <br /> The design of the auditorium is in harmony with the character of the existing locality. The <br />use of brick and precast that matches the existing materials of the school will be <br />incorporated into the new auditorium. Accents of metal panels and lighting draw from the <br />history of the New Brighton and the iron mill that spurred the development of the area. <br />The new auditorium further enhances the excellence of the school by providing an <br />improved space for students and the community. <br /> The project will not change the local character. The site already has several large parking <br />lots, the largest of which will become smaller because of the construction project. It will <br />also provide a larger parking lot by Rice Creek Park the community may use.