Adopt Resolutions #16-09-153 and #16-09-154 granting a Conditional Use Permit to the property located at 8855 176th Ave. NW; Case of Jason and Susan Nordquist

Jason and Susan Nordquist ('Applicants'), owners of the property located at 8855 176th Avenue NW (hereto referred to as the 'Subject Property'), have properly applied for a Conditional Use Permit to allow for construction of an oversized accessory structure. The Applicants are proposing to construct a detached accessory structure with a building footprint of 2,400 square feet.

The Subject Property is located in the north west quadrant of Ramsey and is zoned R-1 Residential (Rural Developing). The Subject Property was platted in 1972 as a part of Countryside Estates, which features lots ranging from 1.12 to 2.15 acres. The Subject Property is a 1.45 acre, or 62,986 square foot corner lot, with 176th Avenue bordering the south and Vicuna Street to the east. The northern border is shared with a trail corridor. Existing structures include a split-level single family home with a two (2) stall attached garage (1,710 sf building footprint), and a detached accessory structure (624 sf).                        

The Applicant is requesting a Conditional Use Permit, per City Code Section 117-111. – R-1 Residential District (c) (4), to exceed the maximum allowed accessory building square footage by a total of 824 square feet. The Applicant is proposing to construct a forty (40) foot by sixty (60) foot, or 2,400 square foot detached accessory building. The building is proposed to be constructed with metal panels- grey to match the color of the home- and ribbed white roof and with white trim, and a translucent strip at the intersection of the roof and sidewall to allow for the passage of light.

Per City Code Section 117-349. - Accessory uses and structures. (d)(14)b. (see Table 1, below), R-1 Residential (Rural Developing) parcels between 43,560 and 65,339 square feet (1 acre – 1.49 acres) are allowed up to three (3) accessory structures, totaling a maximum of 2,200 square feet- not including attached garages- and reaching a mean gable height of up to 16 feet.
 

Parcel Size (sf and acres)	Maximum Square Footage Allowed for Accessory Buildings	Maximum Allowable Height in Feet
0 – 21,779 sf (0 – 0.5 acres)	10% of lot or 1,500 sf, whichever is smaller	16
21,780 – 43,559 sf (0.5 – 1 acre)	1,800
43,560 – 65,339 sf (1 acre – 1.49 acres)	2,200
65,340 – 87,119 sf (1.5 to 1.99 acres)	2,400
87,120 – 108,899 sf (2 to 2.49 acres)		22

Table 1. City Code Section 117-349 (d) (14) b.

The Applicant has stated that the need for the oversized accessory building is to provide storage for the following items: a 33 foot motor home, lawn care equipment, snowmobiles, a snow blower, 4-wheelers, bicycles and other sporting equipment, and future vehicle storage. Aside from the motor home, all storage needs are currently being met by the existing storage space. The Applicant is willing to connect the existing second driveway, which provides access off of Vicuna Street, to the proposed building, and bring the driveway into compliance with Code requirements.

Staff attempted to notify all Property Owners within 350 feet of the boundaries of the Subject Property by standard U.S. mail.  The notice for Public Hearing was also published in the Anoka UnionHerald, the City's official newspaper.

Note: the Applicant originally proposed to construct a fifty (50) foot by eighty (80) foot, or 4,000 square foot, accessory building. Staff had a number of concerns with the original CUP request and worked with the Applicant to arrive at a compromise that would meet the needs of the applicant while balancing the concerns of the City. The primary concern being that the scale was incompatible with the existing development pattern and residential character of the area. There is also the perennial concern about the potential to introduce commercial activity into a residential area. While staff supports allowing a reasonable overage in building size, the original request did not demonstrate a clear justification of need.

The Planning Commission conducted a Public Hearing at their September 1 meeting. There were no written or verbal comments received at the hearing. In addition to the CUP, the Applicant had requested a variance to the maximum allowable height for accessory structures to allow for a height of eighteen (18) feet to accommodate motor home storage. The Planning Commission tabled the variance request and advised the Applicant to work with staff to arrive upon an alternative building design that both complies with the height requirement of sixteen (16) feet and allows for motor home storage. Staff met with the Applicant to discuss possible alternatives; the outcome of the meeting being the Applicant intends on exploring potential design alternatives with builders upon receipt of a CUP (did not want to expend monies on potential design alternatives until it was known if the square footage would be permitted).

Alternative #1:  Approve Resolutions #16-09-153 and #16-09-154 to grant a Conditional Use Permit allowing for construction of an oversized (2,400 square foot) accessory building. Staff believes that the Applicant’s modified request is reasonable and therefore is supportive of this alternative.
 
Alternative #2:  Do not approve the Conditional Use Permit. The modified request seems compatible with the existing residential development pattern and character of the area.  Staff believes that the modified proposal addresses both the needs of the Applicant and the initial concerns of the City, and results in a reasonable overage amount. Therefore, Staff does not support this option.
 
Alternative #3:  Approve a modified version of Resolutions #16-09-153 and #16-09-154. This action would be based on discussion. Staff believes that current proposal satisfies the needs of the Applicant and addresses the initial concerns of the City. However, if there are additional conditions the City Council finds appropriate, Staff is not opposed to this option.

All costs associated with processing the Application are the responsibility of the Applicant.

Staff supports allowing a reasonable overage in building size as intended by the ordinance, and believes that the request of an additional 824 square feet is within reason. The Planning Commission recommended approval of the CUP as proposed.
               

Motion to approve Resolutions #16-09-153 and #16-09-154 granting a Conditional Use Permit to exceed the maximum allowed square footage by 824 square feet.