2019.01.15 Planning Commission - Laserfiche WebLink

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Variance Standards Worksheet A variance cannot be approved unless the Planning Commission and City Council find that the following standards have been met. Please provide a response as to how/why your project will meet these criteria. Use additional sheets if necessary and consult with the Planning Director at your Pre-Application Meeting if you need clarification on the intent of any of the below standards. Variance #1 – Sec. 4-040 (2) - Height of the new auditorium is over 30 feet 1) Practical difficulties The high school is located in the R-1 zoning district, which requires a height limit of 30 feet. To accommodate a high school auditorium with modern amenities and an increasing capacity the new auditorium flyloft will have a maximum height of 52 feet. Traditional auditoriums typically require a 68-foot fly loft for scenes to be raised in and out. The design of Irondale’s new auditorium uses a modified fly loft that lowers the rigging below the floor into an arbor pit. This greatly reduces the height and still allows scenes to be flown in and out. The auditorium house height of 40 feet is based on requirements for site lines, acoustical design, and lighting with a system of catwalks above the ceiling. 2) Reasonable use Schools are a special permitted use within a residential zone, and auditoriums are a typical part of a high school to provide an educational tool for students to learn the performing art and technology that goes along with it. The auditorium will allow the school to be capable of assembling an entire class together in one place for large group presentations. Various groups within the community also use these facilities to put on performances or have large gatherings. The new auditorium will meet building setback requirements by being located over 200 feet from the nearest residential lot line. 3) Applying to property The school is set within an R-1 zone that has height restrictions to keep houses in character with one another. This property is not a house and the function and construction of a school differs in such a way that creates a practical difficulty to provide the proper amenities for the students and to keep with the height restriction. 4) Character of the locality The design of the auditorium is in harmony with the character of the existing locality. The use of brick and precast that matches the existing materials of the school will be incorporated into the new auditorium. Accents of metal panels and lighting draw from the history of the New Brighton and the iron mill that spurred the development of the area. The new auditorium further enhances the excellence of the school by providing an improved space for students and the community. 5) Consistency with Comprehensive Plan The School is a special permitted function within the R-1 Zone to provide education