Zoning Board of Appeals Meeting Date: October 15, 2026
To: Members of the Zoning Board of Appeals
From: Mathias Hughey, AICP, Interim City Planner
Title
Public Hearing for Two Variance Requests at 1100 Bluebell Rd.
Body
Action Requested:
The Zoning Board of Appeals is asked to conduct a public hearing to gather input on two proposed variances for 1100 Bluebell Rd.
Summary Report:
Gracewin Development has applied for a variance to exceed the maximum corner side setback by an unspecified distance at 1100 Bluebell Rd. The Land Development Code (LDC) sets the maximum corner side setback for multi-family housing with nine (9) or more units at 25’ (twenty-five feet) in the C2-B: Neighborhood General 2 Zoning District.
Gracewin Development has applied for a variance for a partial exemption from the Building Orientation in Residential Districts requirements. The LDC requires all residential development to be located parallel to the associated street rather than being sited at unconventional angles, unless irregular lot layouts require alternative orientations.
The property owners within 350 feet of 1100 Bluebell Rd. received a mailed public hearing notice on the variance request, and the public hearing notice was published in the Northfield News on Wednesday, September 30, 2026. A copy of the public hearing mailing and location map are attached.
The following is the procedure of the public hearing per the City Council’s adopted Rules of Business:
Public Hearing Procedure:
A Public Hearing is used to solicit the public's comments on various projects or City operation procedures.
A. The Chair will open the hearing by identifying the subject.
B. Staff Presentation - staff will give a presentation on the subject.
C. Applicant's Presentation - if needed.
D. Public Input - The public will have the opportunity to speak for or against the issue. The public may ask questions, make comments, voice support, agree or disagree with the issue.
1. The Chair will recognize a speaker and comments/conversation will be between the Chair and speaker; and between the Chair and Commissioners.
2. The speaker must give their name, and if representing a business, must give the name of the business or corporation. If an Attorney or consultant is representing a client, the client must be identified for the record.
3. Speakers will be allowed to speak a maximum of two (2) minutes per item (not including interpreter’s time).
E. Questions or Clarifications from the Zoning Board of Appeals - After the public input of the public hearing is completed, the Zoning Board of Appeals may request questions or clarifications prior to closing the public hearing. This section will be used when there are questions related to the topic on which the public hearing is being held. Questions should be succinct and avoid being rhetorical or leading in nature. Subsequent actions of the Zoning Board of Appeals provide for opportunities for further questions or clarifications.
F. Any material to be entered into the record shall be noted. Any written communication presented to the Zoning Board of Appeals during a Zoning Board of Appeals meeting shall be read into the record or summarized for the record or simply delivered to the Zoning Board of Appeals, as the Zoning Board of Appeals may determine. They shall then be recorded in the minutes by title and filed with the minutes.
G. Motion to Close Hearing - The Chair will state if there is an extension of time for public input into the hearing. If not, the Zoning Board of Appeals will make a motion, second, and vote on closing the public hearing.
Interim City Planner Mathias Hughey will give a presentation on the applications. The relevant background materials and information for this item are included in the agenda item immediately following the public hearing to consider action on the applications. There will not be a separate staff presentation for that agenda item and there will not be separate testimony for that for the applicant or public at that time.
City Plans & Policies Relevance:
The relevance of the request is addressed in the agenda item immediately following the public hearing to consider action on the application.
Alternative Options:
NA
Financial Impacts:
NA
Tentative Timelines:
NA