PUBLIC HEARING: Request for a Variance to Accessory Building Height Restrictions on the Property Located at 9491 Inverness Lane NW; Case of Allen and Alycia Skogquist

The City has received an application from Allen and Alycia Skogquist (the "Applicants") for a variance to exceed the allowable mean gable height for a detached accessory building (the "Building") on the property located at 9491 Inverness Lane NW (the "Subject Property").  The Subject Property is approximately 1.71 acres in size and is limited to a mean gable height of sixteen (16) feet for detached accessory buildings.  The proposed Building would have a mean gable height of twenty (20) feet.

Staff attempted to notify all Property Owners within a 350 foot radius of the Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

The Applicants desire to construct a 2,204 square foot (38' x 58') Building that would replace an existing, smaller, detached accessory building.  The proposed Building has a mean gable height of twenty (20) feet, which exceeds the allowable height based on the size of the Subject Property.  The purpose of the Building would be to accommodate indoor storage of items owned by the Applicants, including a larger motorhome and a fish house with a rooftop air conditioning unit.  The height of these two (2) items in particular result in the need for an overhead door that is at least twelve (12) feet in height, rather than a more typical eight (8) foot overhead door.

The Applicants reside in the Northfork subdivision.  The Northfork Homeowners Association (NHA) has restrictive covenants that prohibit the outside storage of motor vehicles and equipment other than for temporary (1 week) timeframes.  Additionally, the NHA also has standards for accessory buildings, one of which is to have the roof pitch of an accessory building match that of the home.  The home has an 8/12 roof pitch and thus, the proposed Building has an 8/12 roof pitch as well, which increases the mean gable height of the Building.

The Subject Property slopes down from the front of the home to rear yard where the proposed Building would be located, with an elevation difference of about six (6) Feet.  Thus, the height of the proposed Building, at least from the street and from the properties on the south side of the street, would appear compatible with the home.  The parcel north of the Subject Property is over five (5) acres in size and would be eligible for a mean gable height of twenty-two (22) feet, to which the proposed Building would be compliant.  The east side of the Subject Property borders the Links at Northfork Golf Course rather another residential lot.  The owner of the parcel west of the Subject Property has submitted comments supporting the requested variance.   Finally, the location of the proposed Building would be partially screened from view from the public road by the home on the Subject Property, the home on the parcel to the west, as well as from evergreen trees that are installed around the entire perimeter of the Subject Property.

The proposed Building would comply with the required setbacks from both the side and rear boundaries of the Subject Property.  The proposed Building would have an exterior finish consisting of stone work and siding to match the home, consistent with City Code and the NHA architectural standards.

When contemplating a variance request, there is a three (3) factor test for practical difficulties that must be met by the Applicant. The following are the three (3) factors:
1. Is the property owner proposing to use the property in a reasonable manner?
2. Is the landowner's problem due to circumstances unique to the property and not caused by the landowner?
3. If granted, would the variance alter the essential character of the locality?

Detached accessory buildings are a common improvement in residential areas.  The Applicants are attempting to comply with the standards of their association by storing items indoors on the Subject Property and having a roof pitch that matches their home, neither of which are requirements throughout the city.  While storing the items off site may be an alternative, the use of a detached accessory building to store the items is reasonable.  The proposed Building would not appear to alter the essential character of the locality.  Several nearby properties already have detached accessory buildings in their rear yards.  Also, due to the grade change from the front of the Subject Property to rear, where the Building would be located, the additional height would not be as evident and it would be compatible with the home.  The owner of the parcel west of the Subject Property, nearest to the proposed location of the Building, supports the request.  Finally, the parcel to the north, based on its size, could have an accessory building with a mean gable height of twenty-two (22) feet, which is a greater height than what is proposed. 

Alternatives

Option #1: Adopt Resolutions #15-05-113 and #15-05-114 granting a variance to maximum allowable height for a detached accessory building.  The need for the excess height is the result of trying to match the roof pitch of the home per the NHA architectural review committee standards as well as accommodating the inside storage of vehicles/equipment per the NHA's restrictive covenants.  The location of the proposed Building is about six (6) feet lower than in front of the home on the Subject Property, which assists in maintaining a compatible appearance with the home.  Additionally, the land north of the Subject Property would be eligible for a mean gable height of twenty-two (22) feet and the land east of the Subject Property is part of a golf course rather than another residential property.  Thus it does appear that it will not alter the essential character of the immediate neighborhood.  Staff supports this option.

Option #2: Approve a modified version of Resolutions #15-05-113 and #15-05-114.  This option would be predicated on discussion by the Planning Commission.

Option #3: Do not approve the request for a variance.  While the items could potentially be stored off site, it does not appear that the proposed Building would negatively alter the character of the neighborhood based on the reasons previously mentioned.  A detached accessory building is a reasonable use on a residential property and it would comply with other standards such as setbacks, square footage allowance and exterior finish.  The additional height is an attempt to address provisions of the restrictive covenants and said covenants are unique to this subdivision rather than applicable throughout the community.  Staff does not support this option.

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

Staff recommends approval of the variance.

Motion to adopt Resolutions #15-05-113 and #15-05-114 approving a variance to the mean gable height restriction for a detached accessory building at 9491 Inverness Lane NW.