Adopt Resolution #22-084 Granting a Conditional Use Permit for an Oversized Accessory Building at 18055 Saint Francis Boulevard NW (Project No. 22-114); Case of Trevor and Ashley Nordick

The City has received an application for a Conditional Use Permit from Trevor and Ashley Nordick (the "Applicant") for additional, detached accessory building square footage to construct an indoor horse riding arena (the "Accessory Building") at 18055 Saint Franics Boulevard (the "Subject Property").

The City attempted to send a mailing via Standard U.S. Mail to property owners within 350 feet of the Subject Property, as noted in the Anoka County Property Records, notifying them of the public hearing by the Planning Commission on April 28, 2022. The notice was also published in the Anoka County UnionHerald.

Subject Property Information
The Subject Property is approximately 5.28 acres in size and abuts the city of Nowthen to the north. The Applicant owns two (2) additional, abutting parcels, which are located in the city of Nowthen. These two parcels combined equal 1.83 acres of additional land. However, since they are not within the jurisdiction of Ramsey, they are excluded from the property size calculation. Based on the acreage of the Subject Property (5.28 acres), the Applicant would be eligible for a total of 3,500 square feet of detached accessory building space and a total of four (4) detached accessory buildings. For reference, if the two parcels in Nowthen were included, the Applicant would be eligible for 4,300 square feet of accessory building space and a total of five (5) detached accessory buildings.

The Subject Property is zoned R-1 Residential (Rural Developing) and is guided as Rural Developing in the 2040 Comprehensive Plan. The surrounding parcels to the west and south are also zoned R-1 Residential (Rural Developing) and are also designated as Rural Developing in the 2040 Comprehensive Plan. The parcel to the east (Ford Brook Park) is zoned Public/Quasi-Public and is guided as Park. North of the Subject Property (in the city of Nowthen), the zoning and future land use designations are not known. However, based on aerial images, it appears to be large lot residential properties.

Proposal
The Applicant is proposing construction of a 60' x 120' (7,200) square foot detached accessory building to serve as an indoor horse riding arena for their family. The Accessory Building would be a post-frame (pole building) style construction with metal paneling that is compatible with the dwelling on the Subject Property. The Accessory Building would include three (3) stalls, a horse washing station, a bathroom, and a 'TV/play room'. The Applicant has stated that all portions of the Accessory Building, with the exception of the bathroom and 'TV/play room', would have a dirt floor for the benefit of the horses. Per City Code Section 117-349, the mean gable height of the Accessory Building shall not exceed twenty-two (22) feet. Furthermore, the Accessory Building will need to be finished with soffit, fascia, and eave overhangs to match the home.

The Accessory Building would be located directly south of the dwelling on the Subject Property and the Applicant has confirmed that it will not be nearer the front lot line than the home (it would be approximately 175 feet from Saint Francis Boulevard). There is a small berm with mature trees that would provide some screening of the building from the public view. The Accessory Building would comply with all other setbacks as well (side, rear, and from the well and septic system too).

The Applicant has stated that no part of the Accessory Building would be used for commercial purposes. Furthermore, they have noted that no part would be utilized as an accessory apartment.

Existing Buildings
There are presently five (5) detached accessory buildings, along with a membrane-type structure, on the Subject Property. This exceeds the allowable number of detached accessory buildings for the parcel size and City Code does not allow for membrane-type structures. The Applicant has stated that one of the smaller accessory buildings actually belongs to the previous property owner (and contains some of their belongings still) and that they were in the process of 'tinning' the membrane-type structure (it's used as a wood shed). If it were converted to a 'permanent' structure (metal paneled walls and roof), there would actually be a total of six (6) existing, detached accessory buildings on the Subject Property, excluding the proposed Accessory Building.

The combined square footage of the existing detached accessory buildings (excluding the membrane-type structure) is approximately 2,170 square feet. If the membrane-type structure were included (if it were converted to a more 'permanent' structure), that would be approximately another 300 square feet (2,470 total). The Applicant has stated that they would be willing to remove one of the smaller, existing accessory buildings if necessary. If all existing buildings were to remain, then the total square footage, including the proposed Accessory Building, on the Subject Property would be approximately 9,670 square feet.

The Planning Commission conducted a Public Hearing on the request at their April 28, 2022 regular meeting.  There were no verbal comments on the request; however, Staff did receive a written comment that opposed the overall size of the proposed building and noted a concern with drainage as well (comment is attached to the case).  The Planning Commission supported the request as is and did not recommend removing any of the existing buildings as a contingency.

Alternatives

Alternative 1: Approve the Conditional Use Permit with the contingency that the membrane-type structure is removed and/or converted to a more 'permanent' type of structure.  The proposed use (indoor horse riding arena) seems reasonable based on the zoning and guidance of the Subject Property. The Applicant has stated that it would be compatible in color with the dwelling and, based on existing conditions, it would be somewhat screened from public view (especially considering the speed limit on Saint Francis Boulevard). The total number of detached accessory buildings could be addressed via the Conditional Use Permit. 

Alternative 2: Approve the Conditional Use Permit contingent upon the membrane-type structure being removed and reducing the total number of detached accessory buildings so that there are no more than four (4) on the Subject Property, including the proposed Accessory Building. This would be more consistent with City Code in terms of the number of buildings on site. Staff will note that there is decent screening on all sides of the Subject Property, so the number of buildings would likely not be as noticeable. 

Alternative 3: Deny the Conditional Use Permit. While the requested additional square footage is significant, it is necessary for the proposed type of personal use (indoor horse riding arena). Based on the existing screening and speed of vehicles traveling on Saint Francis Boulevard, it does not appear that the Accessory Building would be as noticeable compared to other parcels. The only potential concern would be possible future uses of the building. If no longer used as an indoor horse riding arena, it could be viewed by some as an ideal building for a commercial use. However, that is specifically addressed in the conditions of the Resolution. 

The Applicant is responsible for all costs related to this request.

The Planning Commission recommends approving the Conditional Use Permit (Alternative 1).

Motion to adopt Resolution #22-084 granting a Conditional Use Permit to exceed the allowable square footage for detached accessory buildings on the Subject Property.