PUBLIC HEARING: Consider a Request for a Variance to Setbacks for a Building Addition at 14220 Basalt St NW (Project No. 24-118); Case of Quad Logic

The City has received an application from Quad Logic (the "Applicant") requesting both a variance and a partial easement vacation to accommodate a proposed addition to their existing building at 14220 Basalt St NW (the "Subject Property).  The City Council will be conducting a separate public hearing regarding the requested easement vacation.

The Applicant is seeking to construct a small addition (3,440 square feet) to their existing building on the Subject Property.  The addition is needed for additional cold storage space to keep with the increased demand for their products.  The building addition would consist of the same materials and colors and the existing building, which includes a combination of rockface block and smooth block bands.  The height of the addition will match the existing building height, which is approximately twenty-eight (28) feet.  Due to the constraints of the Subject Property, which will be addressed below, the proposed addition will be to the west side of the building and will result in a setback of approximately five (5) feet from the western property line.  If not for the need of a variance, review of this project would have qualified for an Administrative Site Plan, meaning review would have been done as part of the building permit application.

The Subject Property is triangular-shaped and has very limited frontage along a local road (Basalt Street).  Due to the current location of loading docks (north side of building), minimum parking and maneuverability standards, expanding the building to the east or north will not work.  Expansion to the north would eliminate the necessary maneuvering space for semi-trucks to back up to the loading docks.  Expansion to the east would result in the loss of parking spaces and would reduce the drive aisle width to something less than twenty-four (24) feet.  Furthermore, the Subject Property also abuts Bunker Lake Boulevard, which is a County Highway.  It is very unlikely that the Anoka County Highway Department would approve a new access onto Bunker Lake Boulevard.  Even if that were approved, it would be undesirable due to the existing center median, meaning the only access to the Subject Property would become a right-in, right-out only.  Thus, the only feasible location for the addition is to the west. 

The building is currently about thirty-five (35) feet from the western property line.  City Code Section 106-530 requires a minimum setback of twenty-five (25) feet.  The proposed expansion will be approximately twenty-nine (29) feet in width, resulting in a setback of approximately six (6) feet from the western lot line.  All but five (5) feet of this area is currently paved.  There is also a ten (10) foot wide drainage and utility easement along the western lot line of the Subject Property.  The Applicant is also seeking a vacation of five (5) feet of this easement to accommodate the building expansion.  The City Council will conduct a Public Hearing on the Easement Vacation at their August 27, 2024, meeting.

Per State Statute, a variance can be issued if zoning provisions result in practical difficulties for a property owner.  This includes reasonableness, uniqueness, and essential character.

• Reasonableness: The building addition is reasonable in size and is for a permitted use (warehousing) in the zoning district.
• Uniqueness: The Subject Property is triangular in shape and abuts a County Highway, both of which create practical difficulties in terms of adding on to the existing building.
• Essential Character: The building addition would consist of materials and colors that match the existing building and therefore, would not alter the essential character of the existing neighborhood.

All costs associated with this request are the Applicant's responsibility.

Staff recommends appoval of the variance to deviate from the minimum rear yard setback.

Motion to adopt Resolution #24-227 approving a variance to the minimum rear yard setback on the Subject Property.