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 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" foot (2.360 square feet) addition to an existing 20 x 32 foot 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 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. 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" foot (2.360 square feet) addition to an existing 20 x 32 foot detached accessory structure on the property generally known as 15800 Traprock St NW. The building would be 3,973 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 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.

Alternatives
Alternative 1: Support the request as submitted. This would be a large detached building, larger than neighboring owners have. However, this would help to clean up the property and reduce the number of off-street parking violations onsite. Staff anticipates that all items onsite could fit inside this building. Staff is open to this alternative.

Alternative 2: Remove the detached primary garage from the detached building calculation and allow the barn and addition to be up to 3,000 total square feet. Surrounding neighbors have large detached buildings. If the Subject Property was .3 acres larger, the Applicant would be allowed 3,000 square feet total. Staff does feel this is an appropriate metric as the site is functioning as a 3.8 acre site because of the significant right of way on 3 sides of the home. 3.8 acre sites are allowed up to 3,000 square feet total. It should be noted that multiple properties around the Subject Property are similar in acreage and have detached accessory buildings close to the size the Applicant is requesting. Staff does feel that the items onsite could fit inside a garage of this size, and is supportive of this alternative.

Alternative 3: Remove the detached primary garage from the detached building calculation and allow the barn and addition to be up to 2,700 total square feet. This is the square footage that would be allowed for a detached structure if the primary garage was attached to the home, as many are in the City. Staff does believe that this would accommodate the items and vehicles onsite. Staff is supportive of this alternative.

Alternative 4: Deny the Conditional Use Permit. This would limit limit the size of the addition allowed to 640 square feet. Staff does not feel this would adequately address the off-street parking issues onsite, and does feel that the homeowner has a unique situation since their primary garage is detached. Staff is not supportive of this alternative.

 

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 architectural 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 architectural conditions.