Adopt Resolution #19-161 Approving a Conditional Use Permit for an Oversized Accessory Building at 15800 Traprock St NW, Case of James Couch

The City has received an application from James Couch (the "Applicant") for a Conditional Use Permit for a proposed addition on an existing barn on the property generally known as 15800 Traprock St. NW (the "Subject Property"). The Applicant has proposed constructing a 60' x 39' 4" (2,360 square feet) addition to an existing 20' x 32' detached accessory building. The building would be approximately 3,000 square feet total. A Conditional Use Permit is required because the proposed addition would exceed the maximum allowable square footage for the Subject Property as set in City Code. The maximum allowable square footage for the Subject Property is 2,700 square feet. The Applicant has another detached building on the Subject Property which serves as the primary garage and is approximately 1,200 square feet. The Subject Property would have a total square footage of approximately 4,200 square feet if the Conditional Use Permit is approved.

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records for the July 10, 2019 Planning Commission meeting. The Public Hearing Notice was also published in the City's Official Newspaper, the Anoka County Union Herald.

General Information
The Applicant is proposing to construct a 60' x 39' 4" (2,360 square feet) addition to an existing 20' x 32' detached accessory structure on the Subject Property. The building would be 2,980 square feet total. The building size exceeds the maximum allowable total square footage for detached accessory structures for this property. Because of this, a Conditional Use Permit is required. The applicant has stated they will use the building for storage of boats, RVs, vehicles, and other personal items. There will be no home occupation from the detached building or onsite, including commercial storage.

Zoning
The Subject Property is currently zoned R-1 Residential (Rural Developing). The surrounding properties are also zoned R-1 Residential (Rural Developing). The intent of this zoning district is to accommodate single-family dwelling units on suitable land served by individual well and septic systems. Detached accessory structures are an allowed use in this district.

Streets and Access
The Subject Property has three frontages (Variolite Street NW, Traprock Street NW, and 158th Avenue NW). The Subject Property presently gains access off Traprock St. NW. There is an existing driveway from the principle garage on the Subject Property to Traprock Street NW. The Applicant, as indicated in their land use application, did not intend to include a driveway connecting the proposed detached accessory building extension (and subsequent existing building) to either Variolite St NW or Traprock St NW. City Code does not require a driveway to this detached accessory structure because it would not serve as the principle garage; however, the City would require a driveway if continued wear is shown on the grass. Aerial photos do show that the Applicant has been driving on the grass throughout the property. City Staff has made the Applicant aware of the condition and has requested that worn areas are reseeded.

Architecture
Staff has been working with the Applicant on architectural design. The Planning Commission should consider requiring the Applicant to match the stone work on the existing dwelling, detached garage, and barn. The three existing buildings on the property all match. The proposed building would look out of place if it did not match these three existing buildings.

Conditions
Staff believes that the issuance of a Conditional Use Permit will help improve the property by providing space inside for the Applicant's boats, cars, and other recreational items. Staff has put a condition in the CUP that the building cannot be used for a home-based business. The Planning Commission added a condition requiring the addition be architecturally compatible to the existing building and that a driveway must be put in. The Subject Property must remain in compliance with all other local standards, including the number of items allowed to be stored outdoors and off-street parking regulations. The property is not currently in compliance with these standards, but the Applicant has stated it will be in compliance once the structure is built.

Public Comment
Staff received one written comment from a resident who stated that they would like to see the building be built large enough to store all of the Applicant's items that are currently stored outdoors on the Subject Property. They were not supportive of a driveway off Traprock St for the building, though the Planning Commission has recommended a driveway based on the existing wear on the grass. Numerous neighbors attended the July 10, 2019 Planning Commission meeting and were in consensus that the existing detached garage (the Applicant's primary garage) should not count towards the square footage limit for detached structures on the property. They were also generally in consensus that the building should meet the other bulk standard requirements for height, location, and size. The Planning Commission tabled the request in order to provide the Applicant time to reduce the size of the building being requested. The 3,000 square foot building (addition and existing building) is a reduction that both the Applicant and Planning Commission felt comfortable with and believed would provide the Applicant adequate space to store their vehicles. The Planning Commission was supportive of the request for a 3,000 square foot building onsite, in addition to the existing detached garage, based on the numerous other buildings in the neighborhood that are of a comparable size.
 

All costs associated with this project are the responsibility of the Applicant.

The Planning Commission recommended the City Council adopt Resolution #19-161 approving the Conditional Use Permit for an oversized accessory building addition contingent upon compliance with staff review comments and architectural conditions.

Motion to adopt Resolution #19-161 approving a Conditional Use Permit for an oversized accessory building at 15800 Traprock St NW.