09-19-2005 Planning Commission Packet

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• #OS-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 conier service station and the Narrows buildiiig to just under 21', adding to a more congested situation both visually and from a traffic standpoint. 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 Narrows building and within 4' of the service station. Given that the access driveway has a bend in it just north of the Narrows building, fiu-ther restrictions by a 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 iiorth side of the building, so thai the visual and fiinctional constrictions are mininuzed, and the separation Uetween the Narrows and the service station does not decrease. Staff firlds that a side setback variance to allow the kitchen addition 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 front of the building along Shoreline Drive. The proposed vestibule would allow for a double door system at the front eutrance in an effort to contain interior noise. The vestibule addition shows 6 doors; a double set of entraiice and exit and two single doors opening 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' froni the front lot liiie. 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 protnide an additional7' streetward, , requiring variance approval. Additionally, the vestibule would be a permanent obstntction encroaching 5 feet into the City's sidewalk easement. Within the required 30' rear yard, permanent 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 definition of"non-encroachnients". Sec.78-1405.Nonencroacl�ments. The following shall not be considered to be encroachments on yard requirements: (1) Chimneys,flues,belt courses,leaders,sills,pilasters,lintels,ornamental features, mechanical devices,cornices,eaves,gutters and the like,provided they do not extend more than 1 1/2 feet,off-street parking except as regulated in this section. (2) Nameplate signs for one-family dwellings; lights for illuminating plrking areas, loading areas or yards for safety and security purposes,provided the direct source of light is not visible from the public rigl�t-of-way or adjlcent residential property, may be located to within�ve feet of the front lot line.