Zoning Board of Appeals Meeting Date: October 15, 2026
To: Members of the Zoning Board of Appeals
From: Mathias Hugehy, AICP, Interim City Planner
Title
Consideration of a Variance to Exceed the Maximum Corner Side Setback in the N2 Zoning District by Approximately 175 feet.
Body
Action Requested:
The Zoning Board of Appeals will consider the variance request to exceed the maximum corner side setback in the N2 district by approximately 175 feet.
Summary Report:
The applicant, Gracewin Development, is seeking to build a 47-unit multi-family residential building for use as a senior coop, at 1100 Bluebell Rd., a site zoned N2-B: Neighborhood General 2.
Northfield City Code, Chapter 34 Land Development Code (LDC), Section 3.2, Table 3.2-2: Dimensional Standards for the N2 District, sets the maximum corner side setback for buildings with 9 or more residential units at twenty-five (25) feet, and the minimum corner side setback for such buildings at fifteen (15) feet. LDC Section 3.1, Subsection 3.1.5 Build-to-Line and Setback Requirements and Exceptions establishes that the side setback on the street side of a corner parcel shall be measured from whichever of the following points results in the greatest setback from an existing or future roadway:
The nearest point on the side property line bounding the street;
The inside edge of the sidewalk; or
The boundary of a planned future right-of-way established as described in Section 3.1.5(D) (1), General Requirements.
LDC Section 3.2, subsection 3.2.2 Residential Site Development Standards. (A) Building Orientation in Residential Districts. Establishes that all residential development shall be located parallel to the associated street or be consistent with existing development patterns rather than being sited at unconventional angles, unless irregular lot layout require alternative orientations, and provides that such alternative orientations shall be subject to approval by the city planner.
The applicant has...
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