HomeMy WebLinkAboutHearing_GaragesR-4Planning 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 c?loser 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. City of Falcon Heights
Planning Commission, March 24, 2009 Page 1 of 2 Staff Report: Detached garages on R-4 properties with alleys – hearing and proposed ordinance
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. City of Falcon Heights
Planning Commission, March 24, 2009 Page 2 of 2 Staff Report: Detached garages on R-4 properties with alleys – hearing and proposed ordinance
144254v01 RNK:03/03/2009 ORDINANCE NO. ___ CITY OF FALCON HEIGHTS RAMSEY COUNTY, MINNESOTA AN AMENDMENT TO CHAPTER 113, THE ZONING ORDINANCE, OF THE FALCON HEIGHTS CITY CODE CONCERNING
GARAGES IN THE R-4 DISTRICT THE CITY COUNCIL OF THE CITY OF FALCON HEIGHTS ORDAINS: SECTION 1. Section 113-310(2)(e) of the Falcon Heights City Code is amended to read as follows: Off-street
parking spaces required (one space equals 350 square feet) shall be as follows for: Multiple-family dwellings. At least two parking spaces per dwelling unit except that 2 1/2 parking
spaces per dwelling unit are required for multiple units of ten or less that abut no parking (on street curb) zones. At least one-half of the required spaces shall be enclosed unless
the property abuts an alley. (Garage requirements may be waived for apartment projects designed and intended for occupancy by low-income families.) SECTION 2. EFFECTIVE DATE: This ordinance
shall take effect from and after its passage. ADOPTED this ______ day of ____________, 2009, by the City Council of Falcon Heights, Minnesota. CITY OF FALCON HEIGHTS BY: ____________________________
Peter Lindstrom, Mayor ATTEST: ___________________________________ Justin Miller, City Administrator/Clerk
Aerial Photo Unselected -R-4 with alleys Falcon Heights DISCLAIMER: This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation
of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only.
SOURCES: Ramsey County (February 2, 2009), The Lawrence Group;February 2, 2009 for County parcel and property records data; February 2009 for commercial and residential data; April 2006
for color aerial imagery;
Falcon Heights Planning Commission February 24, 2009 Apartments with Alleys: Larpenteur Avenue from Pascal to Arona Lot coverage allowed in R-4: 75% Address Year Required Parking Existing
Parking Built Units Lot size/Lot width Corner Total Covered Total Covered Nearby On-street 1466 Larpenteur 1964 8 12196.8 100’ Yes 16 8 14 6 Larpenteur, Pascal, California 1472 Larpenteur
1948 10 12196.8 100’ No 20 10 10 0 Larpenteur, Pascal, California 1486 Larpenteur 1948 10 12196.8 100’ No 20 10 10 0 Larpenteur 1490 Larpenteur 1946 5 5662.8 50’ No 10 5 5 2* Larpenteur
1496 Larpenteur 1946 8 5662.8 50’ No 16 8 5 2* Larpenteur 1504 Larpenteur 1946 10 12196.8 100’ No 20 10 10 1* Larpenteur, Arona, California 1510 Larpenteur 1946 10 12196.8 100’ Yes 20
10 9 9 Larpenteur, Arona, California 1688 Arona 1949 10 7405.2 58.9’ Yes 20 10 Larpenteur, Arona, Crawford 1511 Larpenteur 1949 10 9583.2 76.4’ No 20 10 14 0 Larpenteur, Arona, Crawford
(no street parking adjacent to building) * This represents the size of an existing garage and is included in the total. It has not been determined if this garage space is available to
tenants for parking.
CITY OF FALCON HEIGHTS, MINNESOTA PUBLIC HEARING NOTICE NOTICE FS HEREBY GIVEN, that the Falcon Heights Planning Commission will meet on March 24. 2009. at approximately 7:00 p.m. at
the Falcon Heights City Hall Council Chambers, 2077 Larpenteur Avenue West, Falcon Heights, Minnesota 55 1 13, to consider proposed changes to the Zoning Chapter of the Falcon Heights
City Code regarding garage requirements in Residential Districts. All persons who desire to speak on this issue are encouraged to attend and will be given an opportunity to be heard
at this meeting. Additional infomation can be obtained by contacting the City of Falcon Heights at (65 1 ) 792-7600. This matter will be scheduled for the next appropriate City Council:
meeting following the Planning Commission meeting. Dated: March 5. 2009. /' Justin Qi~lerC. ity Administrator/Clerk City of Falcon Heights, Minnesota
CITY OF FALCON HEIGHTS 2077 W L;lrnrrmeurA v ~ o u e FaIcooH~1ot~lr1~11\155'~3-359~ ~nia:l marl ?CI falcoi-he g+ts mr us w~b s r t ew :\w c~.fialcon-bs~q~m'ns JS Phorc -lG5 t t 702-7600
Far -(651) iR2-T6?0 March 17: 2009 Dear Property Owner: On Tuesday, March 24, at 7:00 p.m., the City Planning Commission will hold a public hearing on a new ordinance amending the city
code regarding parking requirements for some apartment buildings. A written notice is not required it] this case, but because your property is one of those affected or is across the
alley from an affected property, we want to make sure you know about the hearing. The city code present1 y requires R-4 apartment buildings to have at least 2 parking spaces per unit.
of which half must be covered (carport or garage). The code amendment will remove the covered parking requirement for R-4 apartment buildings that are ndiacent to alleys. This change
will only affect the nine apartment buildings on Larpenteur Avenue between k o n a and Pascal Streets. Streets. A1 l of t l~eseb uildings were constructed before the present zoning code
was written. and none of them have room to meet the parking requirements. All of these properties are considered legally non-con forming. The Planning Commission has proposed this change
in order to give apartment owners the option of removing existing garages that are in poor condition and replacing them cvi th surface parking instead of netv garages. without a variance.
In some cases this would increase the net amount of off-street parking available to tenants on blocks where street parking is scarce. New apartment garages would still have to abide
by the zoning code: any variances requested would continue to be handled on case by case basis. If you t-lave any questions, or if you are unable to anend the Flearing and wish to con~metzt.
please contact me at deb,jones($.faIconheights.org or at 65 E -792-76 1 3 Si cerely. &LA Deborah .&es Director of Zoning and Planning HOME OF THE VINNESOTA STATE 1 AIR AZD TqE U OF lpIlP
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