1. Applicant:Derek and Erica Hokkanen Site Address:1224 240 th Street Property #s:33.30.16.496A Computer #s:010-1081-80-100 Location:Section 33, T30N, R16W, Town of Emerald Zoning:Ag Residential Parcel Size: 4.3 acres St. Croix County Board of Adjustment Hearing Date: July 24, 2014 APPLICATION # 1: Special Exception Request A Major Home Occupation, car repair business, pursuant to Section 17.155 (6) of the St. Croix County Zoning Ordinance. Exhibits 1)Staff Report with photos 2)Application 3)Town recommendation Exhibit 1

2. The applicant, Derek Hokkanen previously owned an auto repair business in Monticello MN. When he relocated to this new house at 1224 240 th Street he brought some of the auto repair equipment to outfit the existing 875 square foot garage in anticipation of starting an auto repair business. This plan is to conduct the repairs inside the existing 875 square foot garage and store 2-3 vehicles outside on a 1000 square foot concrete slab. Once the business is established, Derek would then like to enclose the 1000 square foot concrete slab and move the business into this space. The existing 875 square foot garage would then be used for personal storage. The new addition will be the maximum 1000 square feet allowed for a major home occupation and have a concrete floor with no floor drain. The repair equipment will be moved from its current location to the new addition and will look similar to the pictures in this staff report. The work conducted will be engine, transmission and mechanical work and will be done by appointment only. There will be no auto body work or painting. Waste oil, transmission fluid, steering fluid, brake fluid and antifreeze will be stored in sealed 55 gallon steel drums and will be removed when full along with any soiled rags. The applicants have listed three companies they can hire for these services, this is just a partial list and there are more companies that can be utilized. There will be a 4 foot by 4 foot spill pan placed under the vehicles to catch leaking fluids from any of the cars. Any waste tires or batteries will be recycled with the sellers of these products. Background & Site Review

3. There won’t be any dust and the smoke will be minimal since it is only car exhaust. Any odors will only be detectable within the walls of the shop and will not extend past the property lines. The only noise would be from an air impact wrench. According to Derek the neighbors have not complained when he used this impact wrench for his personal vehicles. Background and site review page 2 55 gallon drums for waste oil and antifreeze Pan to catch leaks

4. Proposed addition onto west side of existing garage Existing garage Site of proposed 1000 square foot addition

5. Aerial photo of proposed addition Proposed addition

6. Plans for proposed addition Profile view of new addition Plan view of new addition

7. Governmental Agency Review The Town of Emerald recommends approval of this request. Findings 1.)The applicants and property owners are Derek and Erica Hokkanen. 2.)The site is located in the SE ¼ of the SE ¼ of Section 33, T30N, R16W, Town of Emerald, St. Croix County. 3.)The applicants filed an application with the Board of Adjustment for a Conditional Use Permit for a Major Home Occupation, car repair business, in the Agricultural Residential District pursuant to Section 17.155(6) of the St. Croix County Zoning Ordinance. 4.) This operation is in compliance with Subchapter 2, General Zoning, Section 17.155 (4) General Standards for Major Home Occupations in that: It is conducted by a resident of the site. The new addition will fit in with the residential appearance since it will be constructed and finished to match the house that is on the lot.

8. Findings page 2 The hours of operation will be Between 8:00 am and 10:00 pm There will be adequate parking for the customers. All waste will be properly disposed of. 5.) This operation is not in compliance with Subchapter 2, General Zoning, Section 17.155 (4) General Standards for Major Home Occupations since there will be vehicles parked outside. However the Board has allowed the outside storage of two vehicles provided they weren’t stored overnight, on a permit decision from December 2012. 6.) This operation is in compliance with Subchapter 2, General Zoning, Section 17.155 (6) Major Home Occupations in that: This request will not produce excessive traffic, noise or odors. This request meets the minimum separation distance of 500 feet to the nearest preexisting residence. There will be no employees for now and maybe one employee in the future. The area for the Major Home Business will be within 1000 square feet.

9. Findings page 3 7.) The proposed addition will be approximately 210 feet from a navigable stream and on slopes less than 12 percent. If the applicants exceed 2000 feet of land disturbance, a Land Use Permit will be required for filling and grading in a shoreland area.

10. Staff recommends approval of this special exception permit with the following conditions: 1.) This special exception permit allows the applicants to conduct an auto repair business as a Major Home Occupation in accordance with the plans submitted, and as provided in the conditions below. Approval of this special exception permit does not include any additional grading and filling, tree removal, structures, uses, or other development activities. 2.) Prior to commencing any construction activities, the applicants shall secure a building permit from the Town of Emerald and obtain any other required local, state, or federal permits and approvals. 3.) Applicants shall obtain a Land Use Permit for filling and grading in a Shoreland area if the project exceeds 2000 square feet of land disturbance. Staff recommendation and conditions

11. Staff recommendation and conditions page 2 4.) These conditions may be amended or additional conditions may be added if unanticipated conditions arise that would affect the health and/or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicant and an opportunity for a public hearing. Noncompliance with conditions imposed by the Board shall be grounds for revocation per Section 17.71(6)(a). 5.) Accepting this decision means that the applicant has read, understands, and agrees to all conditions of this decision and has no objections if Community Development staff conducts unannounced onsite inspections to check for compliance with the conditions of this permit.