HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Date: 4/26/00 ZBA Meeting Date: 5/2/00
APPLICANT: William O'Brian
REQUEST: Rear Setback Variance
LOCATION: 102 Church St.
PURPOSE: To allow accessory buildings to be within the required setbacks.
GENERAL INFORMATION
Status of Applicant: General Contractor
Property Owner: Connie Wortham
Applicable
Ordinance Section: Section 7 District Regulations; Table A Area Requirements
PHYSICAL CHARACTERISTICS
Zoning and Land Use:
Subject Property:
The subject property and all surrounding tracts are zoned NG -1,
Northgate Historic. This property is currently in the site plan
approval process for a "California style -grill" Mexican restaurant.
North:
There is an existing restaurant across the street.
West:
Currently there is a small retail shop next door.
East:
The remainder of Lot 3 is developed with a fourplex.
South:
Currently vacant.
Frontage: Church St. -- approximately 100 feet of frontage.
Topography &
Vegetation: The site is developed, the majority of which is existing
impervious cover. There are a couple of existing trees on site.
The landscaping requirements will be determined by the
Northgate Review Board during the site plan approval process.
Flood Plain: Not located in the Flood Plain.
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VARIANCE INFORMATION
Required: 15 foot rear setback
Requested: 6 -inch rear setback
Currently existing on site are a walk-in cooler and the portable
metal building. If they were not to be moved they would be
considered legally nonconforming.
The applicant is proposing to do three things.
1. Move the walk-in cooler to the east,
inline with its present location, not encroaching into the
setback any farther than currently.
2. Enclose the area where the walk-in
cooler is presently located, to provide for additional food
preparation area.
3. Move the portable building to allow
for the new location of the cooler.
If the Board decides to grant this variance, staff would recommend
that the Board limit the variance to the three buildings listed in this
request and require that they be located according to the site plan
submitted in conjunction with this request.
ANALYSIS
Special Conditions: The applicant offers a special condition that there is insufficient
space in the building for the type of food preparation needed.
Another special condition that may be considered is that the
existing building predates the current and several previous zoning
ordinances and site planning requirements.
Hardships: The applicant states that there really is no other room on the lot
itself to do any enlargements or additions. Additionally, because
of the existing layout of the site and the building the amount of
usable space is even further reduced.
Alternatives: Staff has found the following alternatives:
1. Move the accessory buildings to be within the required
setbacks.
2. The Board may grant a variance less than requested.
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SPECIAL INFORMATION
Ordinance Intent: In 1996 the Zoning Ordinance was changed to reduce most of
the setbacks in Northgate to zero. However, in NG -1, Historic
Northgate, with the assumption that all new development
would take advantage of the front and side zero setbacks, a 15
foot rear setback was required in order to assure space for rear
access. The setback changes were made in order to increase
commercial density and to move toward a more urbanized
downtown setting. On this particular block, this type of access
area will not occur unless the entire area is redeveloped.
Similar Requests: The current Northgate Plan was implemented in 1996, since
that time no rear setback requests were found.
Number of Property
Owners Notified: 14
Responses Received: None as of date of staff report.
ATTACHMENTS
Location Map
Application
Existing Conditions
Proposed Layout
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