PUBLIC HEARING: Consider Conditional Use Permit for Oversized Accessory Building at 15800 Traprock St NW, Case of James Couch (Project Number 19-123)

The City has received an application from James Couch (the "Applicant") for a Conditional Use Permit for a proposed extension on an existing barn on the property generally known as 15800 Traprock St. NW (the "Subject Property"). The applicant has proposed constructing a 47 x71 foot (3,333 square feet) addition to an existing 20 x 32 detached accessory building. The building would be approximately 3,973 square feet total. A Conditional Use Permit is required because the proposed extension would exceed the maximum allowable square footage for the 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 5,173 square feet if the Conditional Use Permit is approved.

The Applicant has also requested to build the new building taller than City Code allows, with a mean height of 24 feet (from ground to the mid-point of the roof).

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. The Public Hearing Notice was also published in the City's Official Newspaper, the Anoka County UnionHerald.

General Information
The applicant is proposing to construct a 47 x 71 foot (3,333 square foot) addition to an existing 20 x 32 foot detached accessory structure on the property generally known as 15800 Traprock St NW. 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.

The approximately 3,973 square foot detached building would have a height of 24 feet to the mean gable of the roof and would be used to store personal items. This is typically taller than the City Code allows by two (2) feet.

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.

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.

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 will put a condition in the CUP that the building cannot be used for a home-based business, and that a driveway will be required if repeated wear is shown on the grass. Staff is open to other conditions of approval as well and is looking for the Planning Commission's feedback on the request.

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

Staff recommends 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 conditions.

Motion to recommend City Council adopt Resolution #19-161 Approving the Conditional Use Permit for an oversized accessory building contingent upon compliance with staff review comments and conditions.