HomeMy WebLinkAbout8C - Garages in Front Yards
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MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 15, 2000
8C
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF INITIATION OF AN
AMENDMENT TO THE ZONING ORDINANCE ALLOWING
GARAGES AND ACCESSORY BUILDINGS IN THE FRONT
YARD
History: On October 18, 1999, the City Council considered a variance
request to allow a garage to be located in front of the principal
structure. The Planning Commission denied the variance request and
the applicant appealed this decision to the City Council.
The City Council determined the request met the hardship criteria. At
the same time, the Council directed by Directive #99-43 that the staff
prepare language pertaining to accessory structures located in the front
yard. On April 3, 2000, the Council considered a report prepared by
the staff that outlined several approaches to this issue. The Council
provided staff with additional direction as to the form of an
amendment. The staff provided the Council with a report for
additional discussion on May 1, 2000. At that time, the Council
directed staff to narrow the proposed amendment to riparian lots only.
The Council also asked staff to provide further information on the
ordinance provisions applying to the grade of a lot.
Current Circumstances: To limit the application of this provision to
riparian lots, the staff has prepared the following language.
1. On riparian lots in the Shoreland District, detached accessory
buildings designed and used as garages may be located between
the front building wall and the street or private road providing
access to the lot subject to thefollowing conditions:
a) The accessory building must be located so that it meets all
front and side yard requirements.
b) The accessory building must be compatible in design and
materials with the principal structure.
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c) The accessory structure may be used only for storage of
vehicles and other equipment incidental to residential uses.
There shall be no home occupations or other nonresidential
use of the building.
d) The accessory structure must meet all other requirements of
1102.800 (8).
The Council also requested information on how the grade of the lot
affected the placement of front yard garages. Section 1102.800 (8, j)
of the Zoning Ordinance currently states the following:
Where the natural grade of a lot at the building line of a house is 8 feet
or more above the established curb level, a private garage may be
erected within any yard provided 1/2 or more of its height is below
grade level and it is located a minimum of 1 0 feet from any street line
and 5 feet from any side lot line.
This provision is intended to allow front yard garages in situations
where the house on the lot sits significantly higher than the street. By
allowing the placement of the garage into the hillside, this provision
eliminates the need for intensive grading and steep driveways. The
provision could be modified to address situations where the house sits
below the street grade. However, that may not address the aesthetic
concerns about the placement of a garage in front of a house.
The Issues: The Council must advise staff as to whether the proposed
language addresses the concerns. As noted at the previous Council
meeting, requests for the placement of a garage in the front yard may
also be handled on a case by case basis through the variance procedure.
Significant topographical changes on a lot may meet the hardship
criteria for granting a variance. However, if the intent is to allow a
garage in the front yard on all riparian lots, it is more practical to
revise the ordinance.
Conclusion: Any change to the Zoning Ordinance requires a public
hearing before the Planning Commission, followed by review and
approval of the City Council. Before a hearing is scheduled, the
Council should provide staff with specific direction about the preferred
approach.
ALTERNATIVES:
The City Council has three alternatives:
1. Initiate an amendment to the Zoning Ordinance, providing staff
with specific direction on the proposed language.
2. Do nothing. This option would require any request for a front yard
garage be considered through the variance procedure.
3. Defer this item and provide staff with specific direction.
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RECOMMENDED
MOTION:
REVIEWED BY:
Staff recommends Alternative #1.
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