02-17-1998 Planning Packet - Laserfiche WebLink

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Zoning File #2326 January 16,1998 Page 2 up window; a 5,280 s.f. one stoiy retail space; and a 2,816 s.f. commercial (office) space. The nature and the anticipated type uses appear to be generally in keeping with the neighborhood service orientation of the B-5 District, although the restaurant uses are not specifically an allowed use in B-5 and are the subject of application #2327. The building itself will cover approximately 14% of the site. Although detailed hardcover calculations have not been provided, the northerly 1/3 and the southerly 1/6 of the site are shown by applicant to be in the 500-1,000’ hardcover zone, and the proposed hardcover does not confrom to the 35% standard for that zone. The entire site appears to be approximately 60-70% hard surface, encompassing less hardcover than many other existing businesses in the Navarre area, but clearly demonstrating a hardcover intensity that is a significant change for this site and this area of Navarre, and not necessarily in keeping with the City’s vision for the B-5 zone. The building has potential spaces for as few as 4 to as many as 6 or 8 individual tenants depending upon partitioning. No tloor plans have been provided, but the plan suggests the retail spacemay be somewhat flexible. From the standpoint of scale, the building itself is approximately 60’ in depth and 200’ in width, or slightly less than twice the size of the Culvers' restaurant building. 2. Conformity' with permitted/conditional uses in B-S District. The B-5 District allows offices and banks as a permitted use. A number of retail commodity' type uses are permitted within the B-5 District, with a limited number of specific ser\ ice type uses. Other service type uses are permitted only by conditional use permit (please see the list of allowed uses in B-5). Applicant's predecessors (John O'Sullivan, et al.) were successful in having this site rezoned to B-5 approximately one year ago, finding that the B-5 District provided the general use categories which they were proposing at that time. Note that the current applicant is proposing to amend the B-5 District classification to allow restaurant uses, which our current B-5 District does not allow (see Application File #2327). 3. Conformity' with performance standards of B-5 District. A.Lot area. The minimum lot size for the B-5 District is 20,000 s.f. Including the to- be-vacated portion of Navarre Lane, the property is approximately 81,000 s.f. in area, or 4 times the minimum required lot area. B. Lot wddth. The minimum lot width for the B-5 District is 100’. The site is approximately 320’ in w idth at the rear of the 20’ required front yard, and therefore meets the lot width standard.