09-18-2023 Planning Commission Packet

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Date Application Received: 08/24/2023 Date Application Considered as Complete: 09/01/2023 60 -Day Review Period Expires: 10/31/2023 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Natalie Nye, Planner Date: September 18, 2023 Subject: #LA23-000052, Revis Stephenson, 3760 Watertown Road Variance for Accessory Structure Location- Public Hearing Application Summary: The applicant is requesting a variance to construct a new accessory building streetward of the principal building. Staff Recommendation: Planning Department Staff recommends approval. Background The applicant is proposing to construct a new accessory building that will be 2,800 square feet in size and used as a barn. The subject property is located at the corner of Watertown Road and Stubbs Bay Road. The City Code designates the front property line on a corner lot to be the shorter dimension of the two. The property's frontage along Watertown Road is approximately 1,552 feet and the frontage along Stubbs Bay Road is approximately 1,459 feet, thus making Stubbs Bay Road the front. The subject property is over 29 acres in size, with a large portion of the property protected with a conservation easement. The proposed home and accessory building are situated in the northwestern corner of the lot. The proposed buildings are over 800 feet from the front property line. However, the applicant has designed the property so that the proposed accessory building is placed streetward of the home. The City Code does not permit oversized accessory buildings (over 1,000 square feet in size) streetward of the principal building. Therefore, a variance is being requested for the proposed placement of the new accessory building as it relates to the principal building's location. All other zoning requirements such as setbacks and lot coverage have been met. This property is exempt to hardcover restrictions. Practical Difficulties Analysis Applicant Submittal Information: The applicant has identified the conservation easement that has been placed on the property by the Minnesota Land Trust as a practical difficulty that limits the placement of structures and buildings. The conservation easement has reduced the buildable area on the lot to a 1.6 acre building envelope where the proposed new home and barn are to be located. The conservation easement is in place to preserve the natural environment of the lot and agriculture use. The applicant has also indicated that the placement of the new accessory building is to be adjacent to the horse pasture and farm fields as the accessory building will be used as a barn. Additionally, the applicant has stated that the proposed improvements will not impact neighboring properties due to the distance from the property lines. Planning Staff Practical Difficulty Analysis: Staff agrees with the applicant's assessment. The proposed home and accessory building are well beyond the required setbacks and not visible from the right-of-way. Staff acknowledges the limitations of the conservation easement and understand the rationale that requires the placement of the barn to be near the agricultural land on the property.