HomeMy WebLinkAboutStaff report - R-4 garages
Planning Commission
3/24/09
ITEM: Garages in R-4 properties with alleys
SUBMITTED BY: Deborah Jones, Zoning and Planning Director
REVIEWED BY: Justin Miller, City Administrator
Background:
In February the Planning Commission studied the issue of parking and garages on those R-4 multifamily properties that have alleys. These 9 buildings are among the oldest multi-family
buildings in Falcon Heights. None of them have enough land to provide two parking spaces per unit, as required by the city’s present day code. The code also requires at least half the
parking to be enclosed. These properties are also subject to a 10 foot side setback, 30 feet on a side abutting a street.
All of the properties under discussion are legally non-conforming and may maintain their status quo. However, when owners seek to demolish or replace existing garages or build new ones,
their options are extremely limited. Parking spaces and covered parking spaces cannot be further reduced without variances. New garages cannot be constructed closer to the side lot
lines than 10 feet, if not more, without variances. New garages that reduce the total amount of on-site parking cannot be built without variances. In many cases there is no possible
change to parking or accessory structures than can be done without variances, leaving rebuilding on existing footprints as the only option. The Commission was asked to consider whether
the zoning code might be amended to provide more permitted options to these owners without negative impacts on parking capacity and neighborhood character.
The Commission discussed the issue in workshop and came to the consensus that the only zoning code change they would recommend at this time is to remove the enclosed parking requirement
for the apartment buildings with alleys. This provides one additional option to owners, the option of reducing the amount of existing enclosed parking. Commissioners did not favor
a reduction in the setback requirements and would prefer that any requests for reduced setback be handled case by case through the variance process.
Commissioners instructed staff to prepare an ordinance amending the code for hearing at the following meeting.
Attachments:
Proposed ordinance amending Section 113-310(2)(e) of the Falcon Heights City Code to make R-4 multifamily properties exempt from the enclosed parking requirement if they abut an alley.
Published notice of the public hearing
Letter sent to owners and neighbors of affected properties.
Parking data for apartment buildings on alleys
2006 aerial photo of the block of Larpenteur between Arona and Pascal
Commissioners may also wish to consult Section 113-176 of the city code as well as the additional maps provided in February.
Actions Requested:
Hold a public hearing on the proposed code amendment.
Discuss the proposed amendment.
Vote on a recommendation to the City Council.