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it MS-3121 Narrows Saloon Expansion October 6,200S Page 4 The possible regional draw of the entertainment aspects of the expanded use should be considered in determining whether the proposed use has the potential to become incompatible with the City’s goals for Navarre or with the surrounding residential development. Council should consider whether the expansion may push the size or magnitude of the use beyond the scale that is compatible with the surrounding neighborhood. 3. Consistency with Zoning Code Standards. a) Lot Standards. 1) Lot Area. The lot area at 13,656 s.f. is short of the required 20,000 s.f. for a building lot in the B-1 District. Because the building is existing, a lot area variance is not required. Lot Width. The existing lot width of 112* is conforming with the B-1 100 ’ minimum. Setbacks. The existing building does not meet the B-1 setback standards for fix>nt or side setbacks. These setbacks are not proposed to change, and do not require a variance. The proposed rear vestibule addition meets the required IS’ side and 35’ rear setbacks, hence no variance is required. The proposed outside seating area at the rear of the building will be enclosed by fencing, is not considered part of the building for setback purposes, and no variance is required. Required Yards. The existing building does not meet the B-1 ‘front yard’ requirement of 20 ’, but no change is proposed other than to potentially fill in the existing entryway indents to be flush with the remainder of the front facade. This does not require a variance. The existing building and proposed rear vestibule addition meet the 30’ rear yard requirement, and the proposed 5’-6 ’ fence and plantings do not constitute an encroachment on the rear yard, hence no variance is required. Hardcover . The site is in the 500-100 ’ hardcover zone and contains virtually 100% hardcover. The proposed bermed planting area abutting the outdoor seating has the potential to reduce hardcover by approximately 150 s.f. or down to 98.^. No new hardcover is being added, but the vestibule converts 88 s.f. of pavement to structure. Lot Coveraite bv Structures. Existing lot coverage by structures is approximately 5,266 s.f. (38.6%) where only 15% is allowed for any lot less than 2 acres in area. The 88 s.f. rear vestibule increases structural coverage to 5,354 s.f. (39.2%) This is a minor increase that technically requires a variance. The only apparent hardship or justification for the increase, is that creating an internal vestibule to contain sound and for energy efficiency, takes space out of the existing floor plan.