120814 Study SessionPLANNING COMMISSION
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AGENDA
December 8, 2014
6:00 p.m.
Study Session Items
ITEM #1 PC Letter#16 Transportation Project Update presented by City
Transportation Engineer Jeff Pearson
ITEM #2 PC Letter#17 Ordinance Amendment—Accessory Garage Structures
Adjournment
Next Meeting Date: January 26, 2015
AGENDA SECTION: STUDY SESSION
AGENDA ITEM# 1
PC LETTER# 16
CASE#
PLANNING COMMISSION STAFF REPORT
DATE: DECEMBER 8, 2014
ITEM FOR PLANNING COMMISSION INFORMATION:
Transportation project update. I
I.BACKGROUND
City Transportation Engineer Jeff Pearson will present an overview of work that has occurred
over the last year and upcoming projects.
AGENDA SECTION: STUDY SESSION
AGENDA ITEM# 2
PC LETTER# 17
CASE#
PLANNING COMMISSION STAFF REPORT
DATE: DECEMBER 8, 2014
ITEM FOR PLANNING COMMISSION INFORMATION:
Discussion of potential changes to regulations for accessory garage structures. I
I.BACKGROUND
At the request of the Planning Commission, staff has been exploring options for taller
accessory structures on single-family residential properties. Based on our research and
community feedback (via the Planning Commission and Richfield Connect), staff has
begun to draft an ordinance.
Potential revisions:
Increased height allowance for accessory garages only, not all accessory
structures.
Require primary exterior materials to match exterior materials of principal building
and roof pitch to be substantially similar to roof pitch of primary structure.
Windows, false windows, doors or similar openings required on all second story
walls.
Limit setback reductions to one-story accessory garages.
Accessory buildings (all) prohibited from exceeding primary structure in regard to lot
coverage, gross floor area and height.
Overhead garage door height limited to nine feet.
Additional feedback is required to refine the ordinance. In particular staff is seeking
direction in regard to the following:
Should ordinance allow anything that is equal to or less than the height of the house
or limit accessory garages to 1-1/2 stories?
Increased setbacks?
Accessory dwelling units. Does the Commission wish to permit accessory dwelling
units in detached garages?
II. ATTACHMENTS
Richfield Connect Topic Summary
Two-Story Garages Idea Report
Richfield Connect Topic Summary
OVERVIEW
Topic Question:
What do you think about the idea of two-story detached garages?
Description or Subtitle:
City Ordinances currently limit the height of detached garages to 14 feet (one
story). There has been interest in increasing this height allowance. What are your
thoughts on taller detached garages? Would you be in favor of increased height
to allow for storage area above (one and a half stories)? What about two-story
garages that would have usable space for a workshop, office or living space on
the second floor?
Reason or Goal of the Question: To receive feedback from citizens regarding
two-story garages
DETAILS
Date Posted: 6/16/2014 Date Closed: 7/13/2014
Question Type: Idea Submission
Number of Ideas: 18 Number of Comments: 17
RESULTS
Summary of results:
Nearly all comments were supportive of allowing two-story garages, though many
expressed concerns about architectural compatibility and visibility from the street. Aside
from aesthetic concerns, residents also brought up possible nuisance concerns with
businesses operating out of residential neighborhoods, vehicle traffic/noise, etc. There
were no comments explicitly opposed to allowing two-story garages. Several
participants suggested that adding this flexibility could help current Richfield residents
stay in their homes as their families grow/change. Four commenters expressed specific
interest in allowing mother-in-law apartments/suites in two-story garages as well.
12/3/2014
Richfield Connect Topic Summary, cont.
A few comments expressed surprise that two-story garages were not already permitted.
Overall, the concept has strong support from this (limited) audience - as long as there
are controls in place to regulate architecture/character, placement/setbacks, and
potential impact on neighboring properties.
Most Popular Comments:
The biggest challenge for GROWING families to stay in Richfield is the house size.
If you can add to the garage great--maybe that would keep (increase the
probability) a few more families or small businesses that literally start in or work in
the garage. Just because it isn't attached, it can't be added onto? At minimum
1 .5 stories should strongly be considered. It will ultimately help keep the
community more vibrant, the schools population more stable and money
circulating to area businesses."
I think this is a very interesting idea. I had to do a Google search to see what a
two-story detached garage would look like. Overall, I think it is a cool concept
and I wouldn't be object to having them in Richfield. With that being said, I do
think the city should take steps to make sure the garage fits into the look and feel
of the city. A big pole barn garage would not fit the neighborhood, so as long as
the city is considering things like that I think it is a good idea."
I think anytime a homeowner wants to add on, enhance or upgrade their home
it is a good thing for the neighborhood and community. Some homes are very
small in our community and adding on to the garage is a nice option. Edina and
areas of Minneapolis now have a moratorium on big expansions- so it's a bonus
to Richfield to encourage residents to add additions to their homes/garages."
Implications & Next Steps:
Planning Commission Study Session - 12/2/14
Planning Commission Public Hearing - 1/26/15
City Council Ordinance Amendment- February 2015
12/3/2014
mindmixer PROJECT REPOM Idea Report 1
rt rt
Topic Name: Two-Story Garages
Idea Title: Encouraging remodeling is good for the city
Idea Detail: I think anytime a homeowner wants to add on, enhance or upgrade their home it is
a good thing for the neighborhood and community. Some homes are very small in our
community and adding on to the garage is a nice option. Edina and areas of Minneapolis now
have a moratorium on big expansions- so it's a bonus to Richfield to encourage residents to
add additions to their homes/garages.
Idea Author: Sara S
Number of Seconds 0
Number of Points 9
Number of Comments 0
Idea Title: I am in favor of changing the ordinance.
Idea Detail: I don't think our family would increase our garage height but it'd be cool for people
to have the option in Richfield!
Idea Author: Michelle V
Number of Seconds 0
Number of Points 8
Number of Comments 0
Idea Title: I think it is time for this change.
Idea Detail: Current economic conditions require many individuals to become independent
contractors. They may need to open offices in a space such as this in order to develop a
fledgling business. This is in the best of traditions of American entrepreneurism!
Idea Author: Chuck S
Number of Seconds 0
www.MlndMIxer.com
m I nd 1'17 xer PROJECT REPOM Idea Report 2
rt rt
Number of Points 7
Number of Comments 2
Comment 1 : Hi Jenn. The City has strict regulations on the types of businesses that are
permitted to be operated from a single-family residence. Those regulations are specifically
intended to prohibit business activities that would bother neighbors. If you would like us to
check into the operations in your neighborhood, please give us a call at 612-861-9760. 1 By
Melissa P
Comment 2: I agree - but must say that the full on construction business that's running out of
the driveway and garage of a house down the street from me is not favorable. I can't imagine
what it will be like when/if they can build a 2 story garage. On the other hand, I think a 2-story
garage will be a great option for many homes in Richfield, and will allow home-owners more
flexibility in adding space and upgrading their property. I By Jenn D
Idea Title: I would be in FAVOR of 2-story or 1.5 story additions.
Idea Detail: The biggest challenge for GROWING families to stay in Richfield is the house size.
If you can add to the garage great--maybe that would keep (increase the probability) a few
more families or small businesses that literally start in or work in the garage. Just because it
isn't attached, it can't be added onto? At minimum 1.5 stories should strongly be considered. It
will ultimately help keep the community more vibrant, the schools population more stable and
money circulating to area businesses.
Idea Author: Steve W
Number of Seconds 0
Number of Points 6
Number of Comments 0
Idea Title: Why not?
Idea Detail: I think this is a very interesting idea. I had to do a google search to see what a
two-story detached garage would look like. Overall, I think it is a cool concept and I wouldn't
be object to having them in Richfield. With that being said, I do think the city should take steps
to make sure the garage fits into the look and feel of the city. A big pole barn garage would not
fit the neighborhood, so as long as the city is considering things like that I think it is a good
www.MlndMIxer.cem
m I nd 1'17 xer PROJECT REPOM Idea Report 3
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idea.
Idea Author: Ted W
Number of Seconds 0
Number of Points 6
Number of Comments 5
Comment 1 : 1 have a couple examples...they are all a little different too. I have admired all of
these structures and feel they add to the property and for sure fit in. 6819 Irving. 6830
Newton. 6801 Newton. I By Ted W
Comment 2: 1 agree Ted. We live by some large two story garages and they stick out and do
not fit the look of the neighborhood. My other thought is the intent of the large garage. We
have had issues with semi trucks and semi truck storage on our street in the past. I By Katie E
Comment 3: Sorry, try this link: http://bit.ly/1 yaiwqu I By Sean H
Comment 4: Can't speak for Ted, but this is a nice story-and-a-half detached garage off 32nd
and Colfax: https://www.google.com/maps/@44.944723,-
93.292335,3a,89.8y,335h,83.86t/data=!3m4!1 e1 !3m2!1 sEEs5-v-vXtrwfJG8PKIwOw!2e0.
Although I wish they'd remove that errant driveway apron!) I By Sean H
Comment 5: Thanks for your comments, Ted. If you found some good examples on the web,
would you consider sharing them? I By Melissa P
Idea Title: I Love this idea!
Idea Detail: As a backyard self mechanic with racecar and offroad vehicles as hobbies, I could
make sure those vehicles were not out in the open and possibly causing neighborhood
eyesores.
Idea Author: Colin O
Number of Seconds 0
Number of Points 5
www.MlndMIxer.com
m I n X11 xer PROJECT REPOM Idea Report 4
Number of Comments 0
Idea Title: Sure.
Idea Detail: I see no reason why not. Of course if they are using the space as a rental or
business they should have to comply with the existing licensing requirements.
Idea Author: Janna G
Number of Seconds 0
Number of Points 3
Number of Comments 1
Comment 1 : Thanks for you input, Janna. I By Melissa P
Idea Title: Worth Exploring
Idea Detail: I think that ordinances like this are likely out of date and they need to be refreshed.
Of course, this probably means there still needs to be some guardrails, but overall, I think this
is a great option.
Idea Author: Amanda W
Number of Seconds 0
Number of Points 2
Number of Comments 1
Comment 1 : Thanks for your thoughts, Amanda. I By Melissa P
Idea Title: All depends on placement visibility
Idea Detail: Detached or not, I think it's important to shield this from the street -- where a
hulking garage can detract from the neighborhood.
But if it's on the back of the lot, or on an alley, I don't see why not, particularly if it could be
used as an Accessory Dwelling Unit (aka granny flat).
www.MlndMIxer.com
admix r PROJECT REPORTS Idea Report 5
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I'd be far more interested in limiting the footprint of the garage (e.g., no attached three-car
garages) than limiting the height.
Idea Author: Sean H
Number of Seconds 0
Number of Points 1
Number of Comments 5
Comment 1 : Ted, again my only concern is visual impact. And in Northfield, again, that
limitation applies only to attached garages. In general, attached garages have doors that are
much more visible from the street. (Although one of your examples, 6801 Newton, did a good
job tucking the attached garage behind.) I don't have a problem with a 3-car garage at the
back of the lot -- but I think in general, the fewer garage doors facing the street, the better.
I think tandem stalls (deep instead of wide) are a great compromise option. In fact, this was
done extensively in the Cobblestone Lake development in Apple Valley. If you take a drive
through that development (built in mid-2000s) and compare to some of the other nearby
developments (where the 3 car garage -- often extending out of the front of the house), you
can really see how much more neighborly it feels to have the visual focus on the front door/
front porch instead of car storage. I By Sean H
Comment 2: Sean, why would you want to limit garages to 2 stalls? As an owner of a house
with a 3 car garage I'd be interested to hear why you feel that way. Do you feel different about
a 4 car garage that is deep instead of wide? I By Ted W
Comment 3: Sean, accessory garages (or any accessory structure) cannot be situated forward
of the front building line. Attached garages can extend beyond the front line of the house, so
long as they meet the 30-foot setback requirement. I By Melissa P
Comment 4: Thanks for your response, Melissa. May garages extend beyond the front
entrance of the house? I helped with a rewrite of the Northfield LDC, and two important
features were that attached garages could not be larger than 2 car stalls, and that the front
door (or edge of front porch) had to be at least 5' closer to the street than the garage door. I By
Sean H
Comment 5: Thanks, Sean. We do limit the size of both attached and detached garages and
we also limit driveway width in front yards. Part of the intent of those regulations is to make
sure that a large garage does not become the main architectural feature of the house. I By
Melissa P
www.MlndMIxer.com
m I nd 1'17 xer PROJECT REPOM Idea Report 6
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Idea Title: I am in favor of allowing taller garages as long as they fit
Idea Detail: Garages should fit the property and the neighborhood, i.e. a two story garage next
to a one story rambler would not fit; a one and a half story garage next to a one and a half
story bungalow would fit. I am in favor of allowing these for many purposes including storage,
workshops, offices and small apartments.
Idea Author: Gerry C
Number of Seconds 0
Number of Comments 0
Idea Title: Amend Ordinance with Considerations
Idea Detail: I agree with some of the comments in that I think the ordinances should be
revisited and amended but not necessarily done away with.... there should be additional
options available with special consideration taken to placement on the property as well as
height restrictions as not to reduce or impede on neighboring properties and to keep in line
with the look of neighborhoods. Likewise, allowing the option to create additional "office" or
usable space in a garage may in some cases increase home value or prevent individuals from
leaving the community in search of larger homes. We've considered this option because the
cost would be much more affordable than adding onto our existing home. We love Richfield
and the forward thinking leadership!! Great to see discussions like this taking place!
Idea Author: Kelly J
Number of Seconds 0
Number of Comments 0
Idea Title: Great Idea...Love it! Pas the ordance...
Idea Detail: Yes great idea!
Idea Author: Barry L
Number of Seconds 0
Number of Comments 0
www.MlndMIxer.com
m I nd 1'17 xer PROJECT REPOM Idea Report 7
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Idea Title: Absolutely!!
Idea Detail: I didn't realize that this wasn't an option already.
Idea Author: Ghislaine B
Number of Seconds 0
Number of Comments 1
Comment 1 : Thanks for weighing in, Ghislaine. I By Melissa P
Idea Title: It would depend on several factors.
Idea Detail: I would be all for passing this ordinance if there were stringent rules in place as to
placement, maximum height restriction, etc. We live in a beautiful community. I wouldn't want
to see a neighborhood street marred by the placement of several two story garages
immediately right up next to the street. If they were required to be set back towards the back
of the property so as to not detract from the beauty of the neighborhood, I can see no problem
with it.
Idea Author: Laurie F
Number of Seconds 0
Number of Comments 1
Comment 1 : Thanks for your comments, Laurie. I By Melissa P
Idea Title: Yes it should be allowed
Idea Detail: Stringent to planning variance during the normal review process to make sure
neighbor's privacy isn't a infringed upon. It would be nice to add a second floor to a garage to
create a playroom for our children or even a potential mother-in-law suite. It would help
increase the value of our property, Richfield taxes as well as increase fees/permits for your
building department. Win/Win
Idea Author: Chad B
www.MlndMIxer.com
m I n X11 xer PROJECT REPOM Idea Report 8
Number of Seconds 0
Number of Comments 0
Idea Title: Sounds Good.
Idea Detail: We love the Richfield community, but we also will have to look for a bigger home in
the future. However, if we could build on our existing property and have the option for a two-
story garage, that would be wonderful.
Idea Author: Steven C
Number of Seconds 0
Number of Comments 1
Comment 1 : I've heard this comment from others as well, Steve. Folks looking for ways to
maximize their space in order to stay in Richfield. I By Melissa P
Idea Title: In general, I would support.
Idea Detail: Infill is good for a community, IMO, and so in general I would support allowing
garages with two stories so they could be used for apartments/mother in law quarters. Like
any infill project, however, regulations should be developed to avoid having two story garages
which are out of character with existing neighboring houses, e.g. because they tower over one
story dwellings. Example of the problem: McMansion infills in Edina or South Minneapolis.
Idea Author: Brian L
Number of Seconds 0
Number of Comments 0
Idea Title: I am in favor of this!
Idea Detail: I personally probably wouldn't build a bigger garage, but I'm definitely not opposed
to others who would want to do this.
Idea Author: Lin S
Number of Seconds 0
www.MlndMIxer.com