HomeMy WebLinkAboutPZ Item 01 - Secondary SructuresMEMO TO: PLANNING AND ZONING COMMISSION
FROM: ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
MEETING DATE: FEBRUARY 18, 2025, WORKSHOP
SUBJECT: RECEIVE A REPORT, HOLD A DISCUSSION, AND PROVIDE STAFF
DIRECTION REGARDING AMENDMENTS TO THE
COMPREHENSIVE ZONING ORDINANCE REGARDING
SECONDARY STRUCTURES.
BACKGROUND:
The regulations in the Zoning Ordinance concerning secondary structures on residential
properties are under review to prevent negative impacts related to size, massing, and scale
on neighboring properties, particularly within side and rear yards. The proposed
amendments aim to ensure that detached structures, such as garages, carports, storage
buildings, sheds, workshops, and gyms align with community expectations regarding their
size, placement, and visual impact. By refining these regulations, the city can balance the
needs of property owners with the aesthetic and privacy concerns of the neighborhood. Staff
will present draft changes designed to improve compatibility while still allowing flexibility for
homeowners.
The following revisions were made based on feedback received during the workshop on
January 21, 2025:
1. Replaced "gross floor area" with "habitable building footprint of the primary
structure" regarding permissible size limitations.
2. Changed "not to exceed" to "whichever is greater" in the size limitation table.
3. Updated the table to reference a range of lot sizes instead of specific zoning
districts and corrected the column label.
4. Proposed a "stepped back" setback for secondary structures exceeding 8 feet: a
two -foot setback for each foot above 8 feet, with a minimum setback of 6 feet for
all structures.
While various additional comments were discussed during the workshop, we believe the
primary concerns have either been addressed or are already covered by existing building
and fire codes (e.g., a minimum building separation of 10 feet).
Feedback from Commission members after distributing this updated draft on February 3
included a suggestion to reduce the height limit from 8 feet to 6 feet, with the intention of
increasing the side and rear setbacks by two feet for each additional foot above this new
height limit. There was also a question regarding detached garages in the historic districts,
as many homes featuring detached garages are 1'/2 stories tall.
AM24-05.4 Workshop
February 18, 2025
Planning and Zoning Commission Workshop
AM24-05; Secondary Building DRAFT Amendments
Strikethreug4 = Deletion
Underline = Insertion
Section 12, Definitions
Height, primary structure building shall an Me vertical distance from grade plane to the average height
of the highest roof surface. If a flat surface, to the deck line of mansard roofs and to the mean height level
between eaves and ridge for hip and gable roofs. In measuring the height of buildings, the following
structures shall be excluded:
Chimneys, cooling towers, elevator bulkheads, radio towers, ornamental cupolas, domes or spires, and
parapet walls not exceeding four feet in height.
Height, secondary structure building The vertical distance from erade plane to the hiehest roof surface.
Section 13, R-20, Single -Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the principal single-family
dwelling, except for customary home occupation.
With the exception of Items 2 and 9, when any of the foregoing permitted secondary uses are detached
from the principal single-family dwelling, said uses shall be located not less than 45 feet from the front lot
line and shall meet the requirements of Section 42.C., D., E., F. and G.
Secondary buildings ereater than 120 square feet in area and more than 46 8 feet in height shall be set
back from the side and rear property lines six feet plus two additional feet for each additional foot of
height over 4&8 feet. The height f the be FneasuFed F.,,m the tee F the si_ati ,,. fFem
e era #4eef
Section 14, R-12.5, Single -Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to an single-family detached
dwelling provided that none shall be a source of income to the owner or user of the principal single-family
dwellings, except for customary home occupation:
Secondary buildings ereater than 120 square feet in area and more than 46 8 feet in height shall be set
back from the side and rear property lines six feet plus two additional feet for each additional foot of
height over 4&8 feet. The height f the be F Fed fFeFn the tee F the si-,-, ,,. fFeFn
he#eM leee
February 18, 2025
Planning and Zoning Commission Workshop
Section 15, R-7.5, Single -Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the principal single-family
dwellings, except for customary home occupation:
With the exception of Item 8, When any of the foregoing permitted secondary uses are detached from the
principal single-family dwelling, said uses shall be located not less than 45 feet from the front lot line and
shall meet the requirements of Section 42.C., D., E., F., and G.
Secondary buildings greater than 120 square feet in area and more than 8 feet in height shall be set back
from the side and rear property lines six feet plus two additional feet for each additional foot of height
over 8 feet.
Section 16, R-5.0, Zero -Lot -Line District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to an R-5.0 zero -lot -line district
provided that none shall be a source of income to the owner or user of the principal single-family
dwellings, except for customary home occupation:
AeeesseFy buildings eF stFuetuFes FneFe th-An. 116 fle-eet On height shall be set baekfireffl. the re@F pFepeFty line
six feet plat t%ve_ -A-d-itielp-All feet fA-.r e-arch A-d-itie-Inall feet ef height ever 16- feet. The height efthe aeeesseFy
buildings a stFuetuFeG.Jiall b-_ M reed- Freem the, +eep eef+bee, Slab eer Frder.e its _hA-#-A-Fn fleeeer,
Secondary buildings greater than 120 square feet in area and more than 8 feet in height shall be set back
from the side and rear property lines six feet plus two additional feet for each additional foot of height
over 8 feet.
Section 42, Supplementary District Regulations
Subsection C., Secondary buildings:
-1-. A seeendaFy building net exeeeding ene steFy On height may erseupy net mere than 60 peFeent ef a
minimam requiFed FeaF ,r4
1. In residential zoning districts and on residential properties, the number of Secondary structures is
limited, as follows:
a. No more than two (2) per lot or property;
b. Limited to a maximum size of 50% of the habitable building footprint of the primary structure, and
must not exceed the maximum building area allowed for the propertv's zoning district (see table
below); and
c. This size limitation applies cumulatively to the maximum of two Secondary structures on a single
lot or property.
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February 18, 2025
Planning and Zoning Commission Workshop
Lot Size Limitation on Secondary Structure Size
5,000-7,499 sq. ft. 50% of the primary structure, habitable building footprint or 500
sq. ft., whichever is greater
7,500-12,499 sq. ft. 50% of the primary structure, habitable building footprint, or 750
sq. ft., whichever is greater
12,500-19,999 sq. ft. 50% of the primary structure, habitable building footprint, or
1,000 sq. ft., whichever is greater
20,000 sq. ft. and larger 50% of the primary structure, habitable building footprint, or
1,250 sq. ft., whichever is greater
minimum r2quiFed FeaF ^fd
d. Side and rear vard building setbacks based on heieht of Secondary structure, shall be as follows:
Secondary buildines 120 square feet or less in area and not exceeding 8 feet in height shall
be setback a minimum of 6 feet from the side and rear property lines.
ii. Secondary buildings greater than 120 square feet in area and more than 8 feet in heieht
shall be set back from the side and rear property lines six feet plus two additional feet for
each additional foot of heieht over 8 feet.
2. Secondary buildines shall not have finished attics with habitable rooms or plumbing, and ceiling heieht
shall be less than six feet -eight inches.
3. A secondary building attached to the main building shall be made structurally a part and have a common
wall with the main building and shall comply in all respects with the requirements of this ordinance
applicable to the main building. Unless so attached, a secondary building in a residential district shall be
located on the rear one-half of the lot and at least ten feet from any dwelling or building existing or under
construction on the same lot or any adjacent lot. In all residential districts, a building or structure attached
to the principal building or structure by only a breezeway having a maximum width of six feet shall be
considered as being a detached secondary building or structure. No building shall be located nearer than
three feet to any side or rear lot line. In the case of a corner lot, no secondary building shall be located
within any side yard required on the street side. Agarage, detached from the main building, may be located
no nearer than six feet to any rear lot line and shall be subject to the same side yard requirements as the
principal structure.
4. No swimming pool shall be located nearer than six feet to any rear lot line and shall be subject to the
same side yard requirements as the principal structure. Below -ground swimming pools may be located no
nearer than six feet to the side lot line adjacent to the street. On corner lots that require a side yard to be
the same as required for the front yard, pools shall be located no nearer than 15 feet to the side lot line
adjacent to the street. Swimming pools may be located nearer than ten feet from any dwelling or building
existing, as long as the excavation of the swimming pool does not in anyway harm or endanger the existing
building or dwelling.
5. Play structures, including but not limited to tree houses, play houses, playforts, swing sets,jungle gyms,
etc. where any portion of the structure exceeds eight feet in height above grade may only be placed behind
the main structure, and shall be placed a minimum of six feet from any property line.
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February 18, 2025
Planning and Zoning Commission Workshop