HomeMy WebLinkAbout5.a. Zoning Ordinance TA
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: May 12, 2020
Tentative City Council Meeting: June 2, 2020
AGENDA ITEM: 20-33-TA Zoning ordinance text
amendment to Section 11-2-15: Single
Family Detached Dwelling Requirements
to update the maximum area of attached
garages.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.a.
ATTACHMENTS: Sample Ordinances APPROVED BY: KL
RECOMMENDED ACTION:
Motion to recommend the City Council approve the Text Amendment to the Zoning
Ordinance Modifying the Single-Family Detached Dwelling Requirements Regarding the
Maximum Allowable Size for Attached Garages.
SUMMARY
Over the past several years, City staff has received building permit requests that included attached garages
that exceed 1,000 square feet, the maximum allowed by the zoning ordinance. Most commonly these have
come from new construction on larger lots in the RR-Rural Residential zoning district. Staff has reviewed
the ordinances of other communities as they relate to the maximum area of attached garages. Staff is
recommending an amendment to the zoning ordinance to allow attached garage space up to 2,000 square
feet so long as it doesn’t exceed the square footage of the living area of the house to which it is attached.
This would ensure garage space is accessory to the principle use on the site, in this case a single-family
detached dwelling.
BACKGROUND
Legal Authority. Text amendments are considered legislative actions. In such cases, the City has a lot of
discretion in its deliberations and the outcome of the request.
Discussion. The section of the zoning ordinance that defines the maximum area for attached garages is
the general provisions for single-family detached dwellings. Staff interprets the intent of the requirement
that attached garages be no more than 1,000 square feet in area as a way to ensure that the storage of
vehicles remains secondary to the principal use, a single-family detached dwelling. This interpretation is
partly due to the fact that the ordinance also includes a minimum gross floor area (excluding garage space)
for single-family detached structures of 1,000 square feet.
As staff has been approached by builders and homeowners in recent years about the construction of new
homes or the expansion of existing attached garages, the interest in garages larger the 1,000 square feet has
often been less about providing more space for the storage of vehicles and more so to accommodate
additional storage, work benches or shop space, or on some occasions to accommodate a staircase leading
to storage above the garage. The ordinance limit of 1,000 square feet often requires a homeowner to
choose between the uses listed above and having enclosed space for a fourth vehicle.
2
Staff conducted a review of other municipalities’ ordinances as they relate to the maximum area of an
attached garage. While Rosemount’s standard of 1,000 square feet is not out of line with that of other
communities, staff did identify ordinances of several municipalities that differed in how they limited the
maximum garage area. Those communities often based the maximum garage area on the size of the living
space of the house to which they were attached, thereby ensuring that the garage is no larger than the
living area of the house itself. Some communities specified that the garage cannot exceed the area of the
first floor, with no limitation to the size of the garage. Staff is recommending an amendment that
identifies a maximum 1,000 square feet to accommodate single-family detached dwellings that may not
have all of their square footage on the first floor while still meeting the requirement of a minimum gross
floor area (excluding garage space) of 1,000 square feet. At the same time, the amendment will allow the
footprint of attached garages to be up to 2,000 square feet in area so long as they do not exceed 50% of
the total footprint of the house, garage and living space combined. This will allow homeowners some
flexibility to allow greater use of their property without the storage of vehicles becoming the principal
function of a structure in Rosemount’s residential districts. Staff is recommending language related to the
building footprint to acknowledge the potential for a garage to include a lower level on properties that
feature a walkout basement. Woodbury’s ordinance calls out an exception to address this, but staff feels
that can be accomplished without listing an exception. No other changes to lot standards are being
proposed, so a property must still meet all setback and lot coverage requirements as well as any structural
standards such as building height.
Text Amendment. Staff is recommending the following amendment to 11-2-15: Single Family Detached
Dwelling Requirements.
F. All single-family dwellings shall be required to provide at least two (2) attached enclosed garage parking
spaces no less than four hundred forty (440) square feet in area and no less than twenty feet (20') wide in
either direction. The maximum allowable size for attached garages is one thousand (1,000) square feet in
area. The maximum allowable footprint for attached garages is 1,000 square feet or 50 percent of the total
footprint of the principal building (garage and living area combined), up to 2,000 square feet, whichever is
greater.
CONCLUSION & RECOMMENDATION
This is the first time the ordinance is before the Planning Commission. Staff is asking for discussion from
the Commission. If Commissioners are comfortable with the proposed ordinance language, staff is
recommending approval of the Amendment. If not, the Commissioners should provide staff direction and
modifications to the draft ordinance would be made.
City Standard
Woodbury
Shall not exceed 1,000 square feet or 50 percent of the
main floor area of the principal building, up to 2,000 square
feet, whichever is greater.
Exception: When garage space exists
beneath garage space, only the area of the larger
space shall be used to calculate the area of
the garage space. If the garage spaces are equal in
area, only one of the areas shall be calculated.
Apple Valley
The area of an attached garage shall not exceed the
combined area of any living space located on the first floor of
the primary residence.
Plymouth 1,000 sf, but greater can be allowed via CUP
Maple Grove 1,000 sf
Lakeville 1,000 sf
Eagan The area of an attached garage shall not exceed the footprint
of the living area of the house.