06-20-2005 Planning Commission Packet

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#05-3121 June 15,2005 - Page 5 of 14 A kitchen addition at this location would reduce the existing 25.5' wall-to-wall separation between the corner service station and the Narrows building to just ttnder 21', adding to a more congested situation both visually and from a traffic stlndpoint. The access driveway easement corridor into the City parking lot at this location is 15' wide (7.5' either side of the east lot line), within 0.7' of the existing Nanows building and within 4' of the service station. Given that the access driveway has a bend in it just north of the Narrows building, further restrictions Uy � kitchen expansion in this area would be inappropriate. An option to consider would be to offset the kitchen addition at least 5' westward along the north side of the building, so that the visual and fiinctional constrictions are nlinimized, and the separation between the Narrows and the service statioii does not decrease. Staff fiiids that a side setback variance to allow the kitchen additioii as proposed would not be appropriate. A side setback variance of about 2' for the northeasterly corner of an offset rectangular kitchen addition would maintain the existing level of separation between the Narrows and the service station. Front Yard Building Setback Variance & Front/Rear Yard Variances The applicant is proposing a vestibule entrance approxiinately 7' x 13.5' at the fiont of the building along Shoreline Drive. The proposed vestibule would allow for a double door system at t11e front entrance in an effort to contain interior noise. The vestibule addition shows 6 doors; a double set of entrance and exit and two single doors opeiung to each side of the proposed outdoor seating. The B — 1 zoning standards require a front yard of 20' depth and a building setback of 35' from the front lot line. The existing building is only 16.5' from the front lot line, and therefore already encroaches on both the front yard and building setback minimums. The proposed vestibule would protrude an additional 7' streetward, , requiring variance approval. Additionally, the vestibule would be a permanent obstruction encroaching 5 feet into the City's sidewalk easeinent. Witlun the required 30' rear yard, peniianent objects proposed include the walls (5'6" high with pillars extending perhaps to 6'6") and brick or block planter boxes, all as depicted in the perspective views, Exhibits G and H. Please review the following excerpts from Section 78-1405 and consider whether these fixtures fit within the defiiution of"non-encroaclunents". Sec.78-1405.Nonencroachments. The following shnit not be considered to be encroaclaments on yard requirements: (1) Chimneys,flues,belt courses,leaders,sills,pilasters,liatels,ornament�l features, mechanical devices,cornices,eaves,gutters and the like,provi�led they do not extend more than 1 1/2 f'eet,off-street parking except as regulated in this section. (2) Nameplate signs for one-family dwellings; lights for illuminating parking�reas, loading areas or yards for safety 1nd security purposes,provided the direct source of ligl�t is not visible from the public rigl�t-of-way or adj�cent residential property, may be located to witl�in five feet of the front lot line.