HomeMy WebLinkAboutPCAgenda_94May24PLANNING COMMISSION AGENDA
May 24, 1994
• 7 p.m.
ROLL CALL: Kay Andrews _ Tom Brace _ Lee Barry _ Wendy Treadwell _
Paul Kuettel _ Lisa Lampi _ Ken Salzberg _
1. CALL TO ORDER
2. APPROVAL OF MINUTES
April 25, 1994
3. CITY COUNCIL MINUTES
April 27, 1994
4. Discussion and recommended changes in the zoning code regarding
detached garages.
5. Announcements
• 6. ADJOURN
•
• MINUTES
REGULAR PLANNING COMMISSION MEETING
APRIL 25, 1994
7 p.m.
PRESENT ABSENT ALSO PRESENT
Tom Brace Kay Andrews Susan Hoyt, Administrator
Lee Barry Lisa Lampi Carla Asleson, Admin. Asst./Planner
Wendy Treadwell Sam Jacobs, Council Liaison
Paul Kuettel
Ken Salzberg
Meeting was called to order at 7 p.m.
Welcome was extended to Carla Asleson, the new administrative
assistant/planner.
Minutes of the March 28, 1994 were approved as written.
CONSIDERATION FOR A REQUEST FOR A VARIANCE TO CHAPTER 9-2.06 OF
FIVE FEET FROM THE MAXIMUM FENCE HEIGHT AT 1703 ST. MARY'S
STREET.
Hoyt explained that Mr. Bobby Ray Thomas, property owner, would
• like to erect an eight foot high fence along the entire south
property line at 1703 St. Mary's up to a large tree which is on
the west end of the property. She said because city code allows
only a three foot fence in front of the property and a six foot
fence in the rear, a variance of two and five feet is necessary.
Mr. Thomas explained that he is requesting this variance because
the property is adjacent to the commercial property of Buck's
Unpainted Furniture and Ciatti's restaurant. He said there are
two dumpsters located very near the house and there is a problem
with flying debris and visual unattractiveness. Also pedestrians
continually use his property as a shortcut to the adjacent
businesses.
Hoyt said that the zoning code requires that a buffer exist
between adjacent properties when one lot is zoned for residential
use and the other for commercial use. Until last year, the
property was landscaped to meet this requirement. However, the
shrubs that were serving as the buffer have since died and have
been removed. No neighbors have objected to the variance.
After some discussion, Treadwell moved to adopt the resolution
recommending granting of the variance of two feet in the rear and
sideyards and of 5 feet in the front yard for a fence to be built
along the southern property line because of the following
findings:
• a. That the amendment to the variance will not be
detrimental to the public welfare;
• b. That the amendment to the variance will not
substantially diminish or impair property values or
improvements in the area;
c. That the amendment to the variance is necessary for the
preservation and enjoyment of substantial property rights;
d. That the amended variance will not impair an adequate
supply of light and air to adjacent property;
e. That the amended variance will not impair the orderly
use of the public streets; and
f. That the amended variance will not increase the danger
of fire or endanger the public safety.
Seconded by Salzberg and unanimously approved.
DISCUSSION OF A STUDY RELATED TO SIZE AND PLACEMENT OF
RESIDENTIAL GARAGES.
Hoyt walked the commissioners through the current zoning code
regulations for garages reviewing allowable size, height, maximum
lot coverage, and required setbacks.
• She asked the commission determine whether or not certain
portions of the code relating to these regulations should be
changed or reworded in order to bring the code up-to-date.
1) Placement Requirements for Detached Garages on Allevs.
Currently, detached garages on alleys and in the rear 20% of the
lot are subject only to a 1' side and rear setback requirement.
This rule was intended to allow homes in the northome portion of
the city to build a 24' wide garage on the alley. Since this was
the original intention, and for the sake of simplicity, staff
recommended that this portion of the code be reworded, a
structure is located completely in the rear 25 feet of the lot,
rather than using the phrase, "rear 20% of the lot".
2) Side Yard Setbacks for Detached Garacres not on an allev.
This portion of the code was discussed with the northeast corner
of the city in mind. Existing garages are built 2' to 3' off of
the lot lines. Reconstruction of these garages in the existing
location requires the issuance of a variance from the five foot
setback. Staff talked about changing to allow new garages to be
constructed two feet from sideyard lot line, if the existing
garage was two feet from the side lot line.
3) Maximum Garage Size Allowed.
• Using the formula in the existing code, for every 10' increase in
lot width, there is an increase in 120 sq. ft. of allowable
• garage area. The current allowable height cannot exceed the
height of the house (25 ft. maximum) and no more than 75% of the
lot can be covered by the principal structure, accessory
building(s), decks, and driveways.
After reviewing these three points and examining a comparison of
garage requirements in other metro cities, a decision was made
to look more closely into the setbacks and the allowable height
for garages for the next planning commission meeting.
The meeting adjourned at 8:10.
Carla Asleson, City Planner
Dee Swenson, Recording Secretary
•
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• City of Falcon Heights
Planning Commission
23 May 1994
ITEM: Discussion and
code regarding
REVIEWED BY: Susan Hoyt, Ci
Carla Asleson,
EXPLANATION/DESCRIPTION:
See attached staff report for
detached garage requirements.
recommended changes in the zoning
detached garages
~y Administrator
City Planner
analysis of proposed changes to
Attachment:
A. Staff report and supporting material
•
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DATE: 20 May 1994
City of Falcon Heights
Memorandum
TO: Planning Commissioners
FROM: Carla Asleson, City Planner
RE: Discussion and recommended changes in the zoning code regarding detached
garages
I. Placement of detached garages NOT on an alley.
A. Proposed addition:
Permit a new garage to be built at the same sideyard setback as the
existing garage, if the existing garage's sideyard setback is two feet or
more.
(May limit this to lots that are 70 feet or less in width -but probably not
necessary.)
•
II. Placement of detached garages ON an alley.
A. Proposed clarification:
Change the current code related to the placement of garages on an alley
to permit a 1 foot side and rearyard setbacks when the garage is:
• on an alley
• with the door facing away from the alley (east or west)
* • in the rear 25 feet of the lot (rather than the rear 20% of the lot)
111. Maximum detached garage height.
A. Proposed limitations:
Currently the only limitation in the code regarding detached garage
height is the statement that a detached accessory structure cannot
exceed the height of the principal structure. The zoning code permits
homes of a maximum of 25 feet in height and there are several
• structures that are this height in the city. Therefore, the code currently
permits a detached garage to be 25 feet in height. (Attachment 1.)
B. Three options:
All options are measured from grade to the peak, which is the easiest
and most accurate way to measure these structures.
1. A 15 foot maximum height but not higher than the principal
structure. This captures most standard garages and some
additional space. A "standard" 24 foot by 24 foot garage is
typically 12 to 15 feet high.
2. An 18 foot maximum height but NOT higher than the principal
structure. This permits a story and a half garage that is still 7 feet
shorter than a two story, 25 foot house.
Using a different measure, the grade to midpoint between peak
and eave measure is about 13 or 14 feet. Most cities surveyed
use a 16 foot grade to midpoint between peak and eave so this is
consistent. (Attachment 2)
There are currently two new garages being constructed at heights
of 16 feet 7 inches at 1357 California and 17 feet 4 inches at
1804 Tatum.
•
3. Maintain the existing code of no higher than the principal structure
as the maximum height.
Note: The zoning code does not permit occupancy of a detached
accessory structure.
C. Staff recommends that current zoning standards be changed to allow a
detached garage height of 18 feet but NOT higher than the principal
structure. This would eliminate the possibility of a detached 25 foot
high garage, while allowing the 15 foot to 18 foot garages that have
been permitted in the past. If the commission feels that 18 feet is
excessively high, the number could be reduced to 16 feet. Any number
lower than 16 feet will likely result in an increase in the number of
variance requests brought before the commission.
IV. Maximum detached garage size
Proposed addition:
Keep the same criteria (40% of the required rear yard) but add that a detached
• garage cannot be larger in area than the area of the principal structure.
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ATTACHMENT 2
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A Comparison o~ Garages Regta.iremen-ts
April. 1994
i
City
Max
Max
Max Lot
Side
Rear
Misc
Area Height Cover Setback Setback
Arden Att: Height No more 10' 10'
Hills No of the than
Limit house 35$ of
rear
Det: yard
726 sq can be
ft covered
by
build-
ings
Edina No max- One and No more 5' 5'
imam one-half than
stories 25$ of
the lot
may be
covered
by
build-
ings
Maple- See 16' mid- None 5' 5'
wood attach- point
ed between
save and
peak
Mpls 676 sq 12' None Same as 5', In alleys, if
ft OR maximum rear unless garage door
10$ of setback garage faces side lot
lot Calcu- is line, there must
area, lated as totally be at least 17'
which- the in the in front of the
ever is average rear 40 door. If the
greater height feet of garage door
Garage at the the faces the alley,
size rafter lot - then there must
cannot midpoint then be at least 20'
exceed setback between the
house is 1'. garage and then
size opposite side of
the alley.
Mounds 864 sq 15' mid- Cannot 5' 5' Max Size may be
View ft point occupy increased up to
between more 1264 sq ft with
save and than Conditional Use
peak 25$ of Permit. If
rear garage is over
yard 1000 sq ft, no
other accessory
buildings are
permitted.
~:
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City Max Max Max Lot Side Rear Misc
Area Height Cover Setback Setback
St. 800 sq 15' Garage Same as Att: 5'
Louis ft maximum cannot rear
Park occupy setback Det: 3'
Calcu- more (2' with
lated at than fire
the 25$ of wall)
midpoint the
rear
yard
St. 1000 sq 18', None Same as 3' when
Paul ft or measured rear not on
35$ of halfway setback an
exist- between alley;
ing eave and 1' when
rear peak on an
yard, alley
which-
ever is
leSS
Shore- 1000 sq No No more 5' 10' det. Maximum 1500 sq
view ft higher than ft for all
than 40$ of 30' att. accessory bldgs
house rear (garage and
yard sheds)
may be
covered
by
build-
ings
Golden 1000 sq One None See Att:
Valley ft or story attach- 20~ of
found- went lot
ation depth
size of
house, Det: 5'
which-
ever is
smaller