Planning 2017-06-22 Item 4 - Foster High School Expansion and Birth to Kindergarten - Attachment J: Applicant Response to Variance Criteria

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REVISED MAY 1, 2017 A. Response to criteria for variance (TMC 18.72.020) — Height (Foster High School and Birth -to- Kindergarten Center) 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located, Foster High School. Granting of a variance would not afford a special privilege, as the proposed height of the additions is still less than what already exists onsite and is needed for consistency in massing and design. The addition is generally located in the interior portions of the site and will not be visible from the front of the building. Birth -to- Kindergarten Center., The Birth -to- Kindergarten Center has developed a two - story building scheme in order to maximize site area for recreation space, access, landscaping, and parking. The height will be less than the adjacent Showalter Middle School and Foster High School. The Birth -to- Kindergarten Center will be up to 35 feet in height, 5 feet above the 30 -foot maximum allowed by the underlying LDR zoning, due to sloped roofs. It is not receiving a special privilege due to the fact that it is within the PRO, which allows 1 foot of increased height for each foot of additional setback (per TMC 18.42.030), which allows for a maximum height of 38 to 43 feet, depending on the specific setback being measured. The building is also tucked back and hidden from view of adjacent residential properties. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located, Foster High School. While Foster High School needs to modernize and expand to accommodate the student population; there is limited space onsite. The variance is necessary because, if the building met the 30 -foot height limit, it would need to expand horizontally, taking away space needed for parking, landscaping, and recreation. A flagpole will be placed on top of the existing football stadium, which may reach up to 50 feet in height. The flagpole is exempt from height requirements per TMC 18.42.030, as it is installed in conjunction with a permitted recreational use within the PRO; therefore, a special privilege is not requested. Birth -to- Kindergarten Center: The Birth -to- Kindergarten Center site is constrained by its size and by steep slopes on the eastern portion. In order to maximize site are for playgrounds, parking, and bus access, a two -story building scheme has been developed. The current proposed floor -to -floor height is 13.5 feet — essentially the minimum needed to fit the mechanical equipment above 8.5 -foot ceilings. However, using sloped roofs to modulate the building form results in an overall building height (measured to mid -point of sloped roof) that is over the 30 -foot limit. The design team has applied for a Height Variance to bring the allowed height to 35 feet. However, the Birth -to- Kindergarten Center site is within the PRO district, and therefore the height of the primary structure will conform to City regulations. NNIN 204 [D©OD