HomeMy WebLinkAboutStaff report - R-4 garages
Planning Commission
2/24/09
ITEM: Garages in R-4 properties with alleys
SUBMITTED BY: Deborah Jones, Zoning and Planning Director
REVIEWED BY: Justin Miller, City Administrator
Background:
R-4 is the zoning designation for multi-family properties that are not otherwise classified (i.e. P.U.D or P-1/R-1). The city has many shapes and sizes of multi-family properties and
buildings, but the row of apartment houses on Larpenteur between Arona and Pascal share some characteristics that set them apart from other multi-family properties in the city.
The buildings are relatively old. All were built in the late 1940s, except 1466 Larpenteur, which was constructed in 1964. These buildings predate our present zoning code.
All of the buildings are on alleys. No other apartment building properties in the city have alleys
None of the buildings has sufficient off-street parking to meet the requirements of our present city code or the needs of residents
All of the lots are small by present standards, ranging from 5552.8 square feet (the size of a small single-family lot in the Northome neighborhood) to 12196.8 square feet (a “double”
single family lot). All of them are below the minimum 12, 500 square feet required in the R-4 district.
The city has been approached by some owners of these properties who want to replace small or dilapidated garages next to the alley with new garages. The present city code requires setback
distances that make it impossible to replace or build detached garages that meet zoning requirements and provide much useful parking. Many variances would be required for the new garages
that have been proposed. A simpler approach would be to amend the code to allow detached garages behind these buildings, on the alley, to be built with setbacks comparable to the R-1
properties behind them on California. Staff requests that the Commission discuss the issue and come up with suggestions for amending the code, if appropriate.
Attachments:
Falcon Heights City Code, Chapter 113, Sections 113-174 through 113-176 (District regulations for R-1, R-2 and R-4)
Falcon Heights Zoning Map
Map showing R-4 properties with and without alleys, city-wide
Map of the block of Larpenteur between Arona and Pascal
2006 aerial photo of the block of Larpenteur between Arona and Pascal
Remember that the City Code is online, if you need to look up other sections.
Actions Requested:
Informally discuss detached garage options for these properties
Provide direction to Staff and the City Attorney for drafting of a code amendment, if appropriate, to be taken up formally at a future meeting.