Agenda - Planning Commission - 09/28/2023

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Regular Planning Commission Meeting Date: 09/28/2023 Primary Strategic Plan Initiative: 6. 1. Create a positive image for residential neighborhoods, business districts and key corridors. Information Title: PUBLIC HEARING: Consider Request for a Conditional Use Permit and Variance Related to a Proposed Addition of a Carport to a Detached Accessory Building (Project No. 23-112); Case of Jay and Carol McDonald Purpose/Background: The City has received applications from Jay and Carol McDonald (the "Applicant") for a Conditional Use Permit and Variance for a proposed addition to an existing building and the required driveway setback on the property located at 14275 Alpaca Street NW (the "Subject Property"). Notification: The City attempted to notify property owners, as reflected in the Anoka County Property Records, within 350 feet of the Subject Property of the Public Hearing via standard U.S. mail. A Land Use Application sign was also placed on the Subject Property. Time Frame/Observations/Alternatives: The Subject Property is just over three (3) acres in size and is located in the R-1 Residential (MUSA) - 80 district. The properties to the south and west are also zoned R-1 Residential (MUSA) - 80, while the properties to the north and east are zoned B-2 Highway Business District. There is an existing, detached accessory building on the Subject Property that is 2,700 square feet in size, which is the maximum size allowed based on the Subject Property's size per City Code Section 117-349 (Accessory Uses and Buildings). The Applicant is proposing to construct a fourteen foot by fifty foot (14' x 50') carport on the north side of the existing accessory building. This would result in an overage of 700 square feet of detached accessory building space, which prompted the need for a Conditional Use Permit (CUP). The Applicant has stated that the roof of the carport will begin at the peak of the accessory building's roof. It will consist of the same material and color as the existing roof. The proposed carport is intended to provide overhead shelter for a motorhome. The carport will exceed all required setbacks from property lines and from the septic system and well (while the Subject Property is zoned R-1 Residential (MUSA) - 80, this entire neighborhood is still on private utilities). The original application was only for a CUP to address additional detached accessory building square footage. However, as Staff began reviewing the request, it became clear that an existing driveway serving the Subject Property not only encroached on the required five (5) foot setback from a side property line, but also encroached onto the neighboring property to the south. This prompted the Applicant to submit another land use application seeking a variance to the driveway setback standard. This encroachment is not readily visible to the general public and has no impact on any other properties other than the Subject Property and the adjacent property owner. The driveway setback serves multiple purposes. First, in general, it keeps impervious surfacing out of drainage and utlity easements. Secondly, it provides some space for snow storage without impacting neighboring properties. There are no drainage and utility easements along the southern lot line of the Subject Property (or the northern boundary of the adjacent parcel). Secondly, as these are acreage lots (minimum of 2.5 acres in size), there is no impact related to snow storage. The Applicant stated he has spoken with the adjacent 'impacted' property owner about the driveway encroachment and that the adjacent property owner has no objection to the