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Scott Santanni, 1019 Sherren Street, has submitted a proposal to construct a detached accessory building on his lot. The proposed structure, a 30 foot 6 inch by 33 foot (1,007 sq. ft.) storage building would be located just north of the existing attached two-stall garage. The sum of the area of an attached garage and detached accessory building cannot exceed the size of the house. In this case, the proposed 1,007 sq. ft. detached accessory building when combined with the existing 440 sq. ft. attached garage, creates 1,447 sq. ft. of combined accessory building square size, which size is 458 sq. ft. greater than the 898 sq. ft. home. The Santanni home was constructed in 1951 and lies on a 28,072 square foot (87 feet by 323 feet) parcel. The home has a foundation size of 989 sq. ft.; a rear yard allowance of 1 ,053 sq. ft.; and an impervious coverage allowance of 8,422 sq. ft. The existing conditions and the proposed accessory building fall well below the maximum impervious surface area afforded the parcel. Like wise, the proposed detached accessory building is below the size afforded by the Code. However, when combined, the attached garage (440 sq. ft.) and proposed detached accessory building (1,007 sq. ft.) exceed the footprint size of the home (989 sq. ft.) by 458 sq. ft. Section 1 004.01A5 reads: "Overall Area: The overall area of attached garage and detached accessory building(s) shall not exceed the exterior dimensional footprint of the principal structure, excluding any attached garage footprint." Section 1004.01 A4 requires a conditional use permit for an accessory structure exceeding 864 square feet in size, up to a maximum of 1 ,008 square feet, subject to meeting criteria. City Planner Thomas Paschke reviewed the proposal and explained that it is difficult to justify a departure from the strict application of the City Code allowing the applicant to construct the proposed detached 1,007 sq. ft. detached accessory building. However, there is justification for reduced sized detached accessory structure, one that is more in keeping with a double stall structure than the triple stall size proposed. Specifically, a detached accessory building 24 feet wide by 26 feet deep or 624 sq. ft in size would reduce the variance by 379 sq. ft., but more importantly, would afford Mr. Santanni ample storage space for the items stated, and would be in keeping with the structures in the neighborhood and no Conditional Use Permit would be required for a 624 square foot building. City Planner Thomas Paschke reviewed the development proposal with regard to the criteria in Section 1013.01.0 (Conditional Use Permit) of the Roseville Zoning Ordinance and concluded the proposal meets these criteria. Specifically, a detached accessory building is a permitted use in an R-1 District. The proposed detached garage will not create additional traffic or the need for additional public facilities. With proper exterior building treatment, drainage, and landscaping, the building will not have an impact on surrounding property or values. There appears to be no impact on general health, safety, and public welfare. In addition, the project complies with the Comprehensive Plan designation as low-density residential uses. Mr. Paschke stated that the Community Development Staff recommends approval of a 75 square foot variance to Section 1 004.01A5 of the Roseville City Code for Scott Santanni to allow the construction of a detached accessory building in the rear yard at 1019 Sherren Street, subject to the following conditions: a. The detached accessory building being limited to a size of 24 feet by 26 feet or 624 square feet. b. The parcel being limited to a maximum impervious coverage of 8,422 square feet or 30%. c. The detached accessory building being limited to the storage of residential (not commercial) equipment, material, seasonally used recreational vehicle or a seasonally driven vehicle or collectable. d. Submittal of a scaled site plan indicating existing and proposed conditions consistent with the above variance conditions. e. Windows being placed on the east and west building wall to break-up the building wall. 1. Gutters installed along the eves of the detached accessory building and directed to the parcel's interior yard to reduce impacts to the adjacent residential properties. g. The review and approval of a building permit must be consistent with the approved plans and variance. Chair Duncan asked what the 1 % story house upstairs square foot area of the house was (700 square feet for a total of 1600 - 1700 square feet). Member Mulder asked what happens if the building (home) changes size? (More accessory structure could be added). Chair Duncan asked for a definition of a standard garage. City Planner indicated that no true standard exists; however general rule 24 feet by 26 feet is a good sized two stall garage. Scott Santanni explained that his house has a footprint of 1 ,030 sq. ft., a breezeway of 108 sq. ft., for an overall size of 1,138 sq. ft. He explained that a 700+ sq. ft. garage should be allowed based on the size of the house. There is no visual impact to the neighbors and not visible from the sides or street and that the building will be the same height as the existing garage. The main reason for this garage is storage and for a boat, trailer, snowmobile,