Zoning Board of Appeals Meeting Date: June 18, 2026
To: Members of the Zoning Board of Appeals
From: Mathias Hughey, Associate City Planner
Title
Consideration of a Variance to Exceed the Maximum Height Limit in the C1-B: Downtown District by 13 Feet
Body
Action Requested:
The Zoning Board of Appeals will consider the variance request to exceed the maximum height limit in the C1 district by approximately 13 feet.
Summary Report:
The applicant, Rebound Real Estate, LLC. is seeking to build a mixed-use building with a 57-room hotel, ground-floor commercial spaces, and below-grade parking at 212 Division St. S., a site zoned C1: Downtown District.
The Land Development Code (LDC) establishes a maximum height in the C1 district of 50 feet and directs that height is measured as “the vertical distance from the natural grade of the site to an imaginary plane located at the maximum number of feet above and parallel to the grade.” The existing grade of the site is reinforced by the existing street on the east side of the parcel, and public pedestrian access along the south side, an access easement and flood elevations on the west, and existing buildings along the other 2 sides of the parcel. The elevation changes by approximately 9 feet from the sidewalk on Division St. S. to the bottom of the west façade.
The proposed building will exceed the height limit along Division St. S. - the east façade - by 3 feet, measured to the roof (53-feet tall), with the parapet extending an additional 2 feet. On the west façade, the building will exceed the height limit by 11’ 10”, with the parapet extending an additional 2 feet. City code allows mechanical equipment to exceed the height limit by 3 feet, because the mechanical equipment is centrally located, where the distance from natural grade is reduced, the proposed 13’ additional height will permit mechanical equipment and screening to be 6 feet in height. Because the proposed hotel units will not have individual wall-mounted heating and cooling units, there is a need for larger mechanical units on the roof.
The variance request is based upon the requirements and elements necessary for this type of permitted use on this site to be functional.
A previous proposed project for the site was granted a variance to exceed the maximum height by 7.3 feet in October 2023. That project was canceled due to financial infeasibility in late 2025. The previous variance included 2 conditions, and the resolution is attached for reference. The first that variance be recorded with the county, and that the applicant pay the recording fee. This condition is no longer necessary, as the escrow collected will be used to pay the recording fee. The second was that the project receive a Certificate of Appropriateness (COA) from the Heritage Preservation Commission HPC), and that failure to obtain such approval would render the variance null and void. The HPC unanimously approved, with one member absent, a COA with conditions for the project at their June 3, 2026 meeting.
The applicant has also applied for a Conditional Use Permit (CUP) for off-street parking, a requirement of the Historic Overlay district, and a site plan review. Those processes are occurring concurrently, and the Planning Commission will review and make a recommendation on that application following the ZBA meeting tonight.
A draft resolution, including required findings, is attached.
Staff Recommendation:
Staff recommends approval of the variance in accordance with the attached draft resolution.
City Plans & Policies Relevance:
Community engagement for the 2045 Comprehensive Plan revealed a strong desire within the community to provide affordable places to live in walkable areas with access to services like groceries. It also revealed that Northfield residents care deeply about protecting the environment, preserving open space, and developing a fiscally responsible manner.
These community desires were translated into series of strategies and actions. Specific strategies addressed by the proposed project and variance request are addressed in Criterion (b) of the required findings incorporated in the attached draft resolution.
The proposed project and requested variance addresses at least 6 Comprehensive Plan strategies.
Alternative Options:
The ZBA may deny the request or approve a modified resolution for a variance. The ZBA is required to make findings that support their action.
Financial Impacts:
NA
Tentative Timelines:
June 3, 2026 - HPC COA Preliminary Approval
June 18, 2026 - Zoning Board of Appeals Hearing and Decision on Height Variance
June 18, 2026 - Public Hearing and Planning Commission Recommendation on CUP for Off-Street Parking
June 27, 2026 - Initial 60-day review timeline for site plan - to be extended
July 1, 2026 - HPC review and acceptance of 30% construction drawings
July 7, 2026 - City Council Decision on CUP