RES 07087 - Laserfiche WebLink

and to help screen any future roof-top equipment. The top of the proposed gymnasium roof measures approximately 31 feet in height. The applicants have extended the side walls of the gymnasium three feet above the top of the gymnasium roof in order to improve the aesthetics of the building and avoid the unattractive, "box-like" design commonly found on gymnasium buildings. The extension of the side walls would also help to screen any future roof-top equipment, such as photovoltaic panels. These are special circumstances applicable to the property, and, therefore, the first finding can be made. 2. The granting of the variance will not constitute a grant of special privilege inconsistent with the limitation on other properties classified in the same zoning district. In order for this finding to be made, there must exist a relationship between the special circumstances applicable to the property and the variance in question. As stated above, there are special circumstances applicable with respect to the gymnasium use of the building and the desire to make the gymnasium design attractive and to provide screening of roof-top equipment. Only the gymnasium portion of the building would exceed the 30-foot height limit. For height comparison purposes, the newer public school gymnasiums at Harvest Park Middle School, Pleasanton Middle School, and Thomas Hart Middle School measure approximately 38 feet, 37 feet 8 inches, and 38 feet, respectively. The Pleasanton Middle School and Harvest Park School gymnasiums exceed the height limits of their respective zoning districts. However, variances were not required for the school gymnasiums because public school buildings are not subject to City review or zoning regulations such as height limits. Therefore, approving the height variance for the gymnasium portion of the building would not be precedent-setting, and this second finding can be made. 3. The granting of the variance will not be detrimental to the public health, safety ~' or welfare, or materially injurious to properties or improvements in the vicinity. The proposed 77-foot rear yard setback to the closest residential properties on Bowen Street would provide an adequate buffer to minimize building massing impacts on the Bowen Street neighbors and would provide adequate light and open space between the church and residential properties. The taller gymnasium walls are located an additional 28 feet from the southernmost end of the building wall, resulting in a 105-foot rear yard setback from the Bowen Street neighbors' rear property line to the taller gymnasium walls. The building mass has been minimized as a result of the side gymnasium walls angling in towards the top and because the taller side walls don't wrap around to the front and rear of the gymnasium. The gymnasium walls would also slightly undulate in and out and up and down to add interest and reduce the mass of the building compared to a flat building wall. Additionally, the 34-tall gymnasium walls would be located along a 110-foot long portion of the approximately 302-foot long building. The remainder of the building would be well below the 30-foot height limit with only the very top ridge of the roof over the conference room reaching a maximum height of 29 feet 3 inches. It would also be difficult to perceive the height difference between a 30-foot tall building and a 34-foot tall building. Therefore, the granting of the variance would not be detrimental to the public health, safety, or general welfare or materially injurious to properties in the area, and this third finding can be made.