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CUP No. 2012 -17 & VA No. 2012 -06 <br />August 13, 2012 <br />Page 8 <br />school campus. These structures require higher ceilings due to the types of activities occurring <br />within the structure. In order to allow the school to provide a gymnasium on the campus, an <br />increase in the allowable height is required. Staff recommends approval of this variance based on <br />the following facts and findings. <br />The project site has a special circumstance related to its size, shape and location. Due to the site <br />being surrounded by development, the applicant is unable to obtain additional land to build <br />structures that are lower in height. And, it is unfeasible to construct a gymnasium facility with a <br />lower ceiling due to the types of activities occurring in the structure, which require high ceiling. <br />And, the granting of the height variance will allow the construction of a gymnasium use that is <br />typically found on a high school campus. As a result, special circumstances exist that warrant a <br />variance. <br />The granting of the variance is necessary for the preservation and enjoyment of substantial <br />property rights. Compliance with the building height standard would prohibit the construction of <br />a needed high school campus for at -risk youths on the premises. The strict application of the <br />standards would result in a reduction in square footage for the campus, which would make the <br />school unfeasible at this location. The granting of the variances will preserve the property <br />owners right to develop a vacant property with a use that is allowed in the zoning district and <br />revitalize the area through the reuse of a vacant property, which will preserve the property <br />owners right to upgrade, develop and lease their property. <br />• The granting of the variance will not be detrimental to the public or surrounding properties as <br />the building and site is proposed to comply with all applicable development standards except <br />for the parking, building height and fence height requirements. The project has been designed <br />to minimize impacts to the adjacent residential properties through site design and conditions of <br />approval. <br />Finally, the project will not adversely affect the General Plan. The project is consistent with <br />several goals of the General Plan, Goal 1 of the Land Use Element encourages uses that <br />promote a balance of land uses that address basic community needs, Goal 3 supports projects <br />that improve the character and integrity of neighborhoods, and Goal 5 ensures that the impacts <br />of development are mitigated. Further, the project is consistent with Goal 1 of the Educational <br />Element, which encourages development that provides sufficient educational services and <br />facilities to meet the City's needs. Approval of the variance will allow the construction of a new <br />high school that will serve the needs of at -risk youths in the community. <br />Variance No. 2012 -06 (c) - Wall Height <br />Section 41 -322 of the SAMC limits the height of perimeter walls to 42 inches in height if within 20 feet <br />of a property line abutting a street. Currently, a six foot high wall is located along this property line as <br />it serves to separate the site from the residential uses to the east. The construction of the high school <br />