Zoning Board of Appeals Meeting Date: February 19, 2026
To: Members of the Zoning Board of Appeals
From: Mathias Hughey, Associate City Planner
Title
Consideration of a Variance Request to Exceed the Maximum Height Limit in the C2 District by 4 Feet.
Body
Action Requested:
The Zoning Board of Appeals will consider the variance request to exceed the maximum height limit in the C2 district by 4 feet.
Summary Report:
The applicant, Nexus Outreach, LLC. is seeking to build a multi-family apartment building at 2150 Declaration St., a site zoned C2: Highway Commercial.
The Land Development Code (LDC) establishes a maximum height in the C2 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 existing streets on all 4 sides of the parcel, and the elevation changes by approximately 11 feet across the site.
The variance request is based upon the requirements and elements necessary for this type of permitted use on this site to be functional.
A draft resolution, including required findings, is attached. Due to the potential impact on the pedestrian experience, and the emphasis on a walkability in the LDC and Comp Plan, staff are recommending 3 conditions to the variance approval intended to mitigate the impacts of the additional height on the pedestrian experience. These are detailed in the draft resolution.
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, ...
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