Adopt Resolution #20-111 Approving Architectural Design of Horse Shelter Proposed at 14401 Armstrong Blvd NW; Case of Kristen Joly

The purpose of this case is to confirm administrative flexibility for certain accessory structures. City Code does not explicity allow this type of structure outright, but Staff believes that when looking at the intent of the Ordinance there is some flexibility with concurrence by City Council. To ensure equitable and fair administrative enforcement, Staff is seeking Council concurrence for a permit that Staff desires to approve. 

The City received a Building Permit application from Kristen Joly (the "Applicant") for a proposed horse shelter (the "Shelter") on the property located at 14401 Armstrong Blvd NW (the "Subject Property").  Based on the size of the Subject Property, which is approximately 2.77 acres, the Applicant can maintain up to two (2) horses on site.

The original proposal was for a twenty-four (24) foot by eighteen (18) foot shelter.  However, Staff contacted the Applicant to inform her that certain architectural features were required, including soffit, fascia, and eave overhangs.  The Applicant worked with her contractor and found the proposed Shelter, which is slightly smaller at eighteen feet by eighteen feet (18' x 18'), but that included soffit, fascia and an eave overhang on the front elevation (open end).

Section 117-349 (Accessory Uses and Buildings) of City Code primarily focuses on accessory buildings used for storage (e.g. sheds, garages, pole buildings, etc.).  These types of detached accessory buildings have standard setbacks of either six (6) feet or ten (10) feet from a side lot line (depending on whether they are in the MUSA or Rural Developing district) and five (5) feet from a rear lot line.  However, barns and/or stables intended to house animals such as horses, are required to be at least seventy-five (75) feet from any lot line creating greater separation compared to the more traditional accessory buildings.

While City Code doesn't necessarily provide any separate design standards for barns or stables, it seems a bit more flexibility may be warranted based on their intended use (and greater setbacks).  The proposed Shelter would have soffit, fascia, and an eave overhang on one elevation, would be the same colors as the home on the Subject Property, and would meet or exceed the required setback of seventy-five (75) feet from all property boundaries.  One other unique circumstance is that the northern boundary of the Subject Property abuts a commercial property in the B-2 Business District (as compared to another residential property).

Alternatives

Alternative 1: Motion to approve the architectural design of the proposed Shelter for 14401 Armstrong Blvd NW.  The intended use of the Shelter is for horses, not storage, and as such, must comply with much greater setback requirements than a traditional detached accessory building.  The Shelter does include soffit, fascia, and an eave overhang, just not on all four sides.  

Alternative 2: Do not approve the architectural design of the property Shelter for 14401 Armstrong Blvd NW.  This action would require the Applicant to redesign the Shelter to include soffit, fascia, and eave overhangs on all four sides.

This is being handled as part of Staff's regular duties.

Staff recommends approving the architectural design of the proposed Shelter.

Motion to adopt Resolution #20-111 approving the architectural design of the proposed horse Shelter at 14401 Armstrong Blvd NW.