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BZA approves setback variance for proposed Dutch Bros outparcel off Edge Hill Road
Summary
The North Augusta BZA on May 6 approved ZB25-005, granting a variance to the maximum front setback in the General Commercial district for a 1.13-acre outparcel so a drive-through building (Dutch Bros franchise) can be constructed without relocating an existing stormwater detention feature.
The North Augusta Board of Zoning Appeals on May 6 granted a front-setback variance (ZB25-005) for a 1.13-acre outparcel off Edge Hill Road to allow a drive-through building associated with a Dutch Bros Coffee franchise. The variance modifies the maximum front setback in the General Commercial zoning district so the proposed building and drive-through can be constructed without redesigning an established stormwater detention pond that sits within the codes 80-foot maximum setback area.
City planning staff explained the parcel is an outparcel to an existing shopping center and that the detention pond occupies most of the required setback. "The existing system takes up the majority of the 80 foot maximum setback area and prevents the applicant from laying out a plan that meets requirements as written," staff said during the meeting. The applicant, Steven Knudson of Urban Development, said the request is for an approximately 27-foot increase to the allowable front setback to preserve the detention area and retain the proposed drive-through and small building footprint.
The board reviewed the 10 variance criteria and found they were met, and staff recommended two conditions: that the variance apply only to this property and that the building footprint be constructed as conceptually shown in the exhibits provided to the board. Board members voted unanimously to approve the variance with those two conditions.
Meeting discussion noted the parcel was approved as an outparcel in a 2021 minor subdivision plat and that the detention pond predates the present proposal. Board members asked practical questions about long-term maintenance and ownership of the detention area; staff advised stormwater maintenance questions are handled by the stormwater department and that property ownership and tenant agreements typically address maintenance responsibilities.
The approved variance allows the developer to proceed with permitting for the proposed building and drive-through, subject to the two conditions recorded by the board. Staff will include the conditions in permit reviews and documentation.
