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Motion: Member Stone moved, second by Member Bakeman, to recommend approval of CONDITIONAL USE PERMIT for Mary Brown, 2185 St. Croix Street allowing the construction of a 949 square foot detached accessory building (garage) on the premised, based on the comments and findings of Section 5 and 7 conditions of Section 6 of the project report dated July 9, 2003. Ayes: 5 Nays: O. Motion carried. c. Planning File 3494: Request by Norman Gregg, 1137 County Road B2, for a VARIANCE to Section 1 004.01A6 (Maximum Total Surface Area) to allow the construction of a 24 foot by 22 foot (528 square foot) detached accessory building (garage) in the rear yard. Chairman Troy Duncan opened the hearing and requested City Planner Thomas Paschke to provide a verbal summary of the staff written report dated July 9, 2003. Mr. Paschke explained the proposal. Mr. Gregg desires to replace his 8 foot by 10 foot (80 sq. ft.) garden shed with a 22 foot by 24 foot (528 sq. ft.) detached accessory building in his rear yard. The Gregg home was constructed in 1951 and lies on a 10,680 square foot (80 foot by 133.5 foot) lot and an impervious coverage allowance of 3,204 square feet. The home has a foundation size estimated at 1,128 square feet; an attached garage of 484 square feet; patio, driveway, and sidewalk area estimated at 1,541 square feet; and an 80 square foot garden shed, creating an existing impervious coverage of 3,233 square feet or 30.3%. The proposed 528 square foot detached accessory building increases the parcel's impervious coverage to 3,761 square feet, thus a variance is necessary before Mr. Gregg can obtain a building permit. A handout dated July 7,2003, from the applicant was distributed. The existing attached garage is a small two stall garage that has limited storage options, especially when tow vehicles are parked inside. Further, the existing shed is ages and in need or repair. Hence, the proposed 528 square foot accessory building would provide added storage that does not exist. The Gregg parcel is 10,680 square feet in size, affording 3,204 square feet of impervious coverage. The parcel has an existing coverage of 3,233 square feet and a proposed coverage of 3,761 square feet, requiring a 528 sq. ft. variance. Mr. Paschke explained that the applicant a few options that would reduce the variance. First Mr. Gregg could eliminate the concrete on the east side of the home, estimated at 132 square feet. Next, Mr. Gregg could reduce the size of his concrete patio, currently estimated at 330 square feet. Lastly, Mr. Gregg could reduce the size of the proposed accessory building (storage building) to 22 by 24 (480 sq. ft) or 22 by 20 (440 sq. ft) a reduction of 48 and 88 square feet respectively. In total, Mr. Gregg could reduce the impervious coverage from a requested 3,761 sq. ft to approximately 3,500 square feet (267 sq. ft. variance or 2.7%). City Planner Paschke proposed to that the 132 square foot concrete slab be removed from the site and allow up to a 20' by 24' (480 square foot) garage. Requiring modifications to the existing site conditions would reduce impervious coverage impacts, which in this case seems reasonable and practical. The Community Development Staff has determined that the property can be made more livable, useful, and put to a reasonable use under the official controls if a variance not exceeding 377 square feet was granted. Mr. Gregg's existing parcel and site conditions offer limited expansion options given an existing coverage of 3,233 square feet and an estimated threshold of 23 square feet. The Planning Staff recommended approval of a 377 square foot variance or 3.5% over the 30% impervious coverage requirement with conditions. Chair Duncan asked if the Planning Commission would agree to a condition that the boat and trailer (and other equipment) be stored in the new building. Member Traynor asked if this was a smaller 2 stall garage (yes). Does the garage need to be 20 feet wide to store a boat? (City Planner Paschke noted that there is other equipment to be stored.) This may be a departure from what other development has occurred in the neighborhood. Member Peper asked what the exterior material will be. (Vinyl and no brick) Member Bakeman asked why the application was marked incomplete (Narrative had not been submitted). Mr. Norman Gregg, 1137 County Road B2, stated the will remove a portion of the concrete east of the driveway. He said he lives on a very busy street, requiring additional turning movements and needs additional storage space. Sussel will build the new building with a hip roof and vinyl siding. Member Stone asked if the boat could be stored indoors (applicant hopes to have everything indoors - the garage was broken into twice). Member Peper asked if a new shed could be built with a loft? (No, not proposed by applicant)