Title
Carport Development Standards Discussion
Body
Summary & Background
Background
In the fall of 2024, City Council directed City staff to provide a briefing on the City's current development standards for carports and the issues raised by community members who have a desire to put up detached car ports. The following information provides a brief overview of the City's current carport standards, common violations, and potential alternatives for how the Land Development Code could be updated to address community concerns.
Current Standards
The city’s Land Development Code (LDC) regulates the development and use of private property within the City. The LDC contains certain design standards, such as height, setbacks, size, and other design requirements that must be followed for construction of structures on a property.
For residential properties, the LDC provides one set of standards for primary structures on the lot, such as a home, and a variety of accessory structures, such as detached garages, storage sheds, decks, greenhouses, and swimming pools.
Accessory structures differ from primary structures in that they are subordinate to and smaller than the primary structure and are used for purposes commonly associated with the primary use. They also can have more flexible locational standards from the primary structure, such as decreased setbacks, because the size limitations of accessory structures and limited impacts on neighboring properties associated with these structures. Additionally, for lots constructed with single-family and duplex structures, no more than three accessory structures in total are allowed on a single lot.
The current standards regarding carports were adopted with the Land Development Code in 2009. Prior to 2009, the zoning code allowed detached carports with supplemental standards that required them to match the color, style and type of materials used for the principal structure.
The LDC currently allows attached carports in all residential zone districts under the following standards:
Maximum Size: 400 sq. feet.
Setbacks:
Front/Side Street: Can not be farther forward that the front/side street façade of the principal structure on the lot, or 20’, whichever is greater.
Side: 5 feet
Rear: 5 feet
Maximum Height: 15 feet
In addition to the standards above, the LDC also has associated design criteria that must be met. This includes:
• May only be used for storage of vehicles used in conjunction with the primary use (such as a home)
• Shall have access to the right-of-way consisting of concrete, asphalt, or similar hard-surface material.
• The carport shall match the color, style, and type of materials used for the principal structure.
• The use of prefabricated metal structures or pole barns, or the use of corrugated metal, fiberglass, or similar panels is not allowed.
• The roofline, the type of roofing material, and the color of the roofing material shall be the same or similar to the principal structure. If the principal structure has a flat roof, the carport may be allowed to have a pitched roof if approved by the director.
• Any painted surface shall be the same color as the principal structure or trim.
• The supports are not required to match the principal structure.
• If the carport has a solid side, garage architectural requirements shall apply.
Detached carports are not currently allowed under the LDC. All carports require building permits to ensure they meet required building and fire codes and are otherwise safe to occupy and use.
Common Violations
In 2024, approximately 28 properties received a violation from Code Enforcement for having a detached carport on their property.
Common Code Enforcement violations related to carports include:
• Construction of detached carports without permits
• New attached carports or changes to existing carports that did not obtain a permit and do not meet the design standards
• Shade structures that do not meet the design standards and are being utilized for car ports (parking is not allowed under shade structures).
Alternatives and Policy Considerations
To guide discussion and potential next steps, staff is proposing three potential options for Council consideration.
Option 1: Do Nothing
This option would keep the LDC standards in place an only allow for attached car-ports that meet existing size, setback, height, and other design standards.
Option 2: Allow detached carports without supplemental design standards
This option would allow for detached carports that meet size and setback requirements, but do not apply the supplemental design standards requiring architectural compatibility with the primary home. This would allow for installation of prefabricated carports, as long as they meet building and fire code requirements, such as wind and snow loads, and are properly anchored to the ground.
Option 3: Allow detached (and attached) carports with no design requirements and more flexible locational standards.
This would build off of Option 2 with additional flexibility on the siting of the car port, such as reduced side setbacks (e.g. 3’), or allowing them to be located forward of the front or side/street façade as long as they meet building and fire code requirements.
Please note that decreasing the setbacks may lead to more complex design requirements regarding fire protection and drainage in order to protect and avoid impacts to surrounding properties.
Policy Considerations
The City’s Strategic Plan and Comprehensive Plan was reviewed for policy guidance on this issue. While carports were not mentioned specifically, the following polices may have a bearing on this topic.
Strategic Plan - No identified goals, objectives, or strategies are relevant to this topic.
Comprehensive Plan
Chapter 4: Vision, Core Principles, Goals and Objectives
Character Areas (Land Use) - Page 59
Goal 4: Utilize the land development code standards to improve the City’s overall urban design, quality of life, and connectivity through strong regulations.
Goal 8: Improve the overall image and appearance of the community.
Strategy 8.1: Strengthen code and zoning enforcement efforts to help maintain a clean, safe, and desirable community.
Strategy 8.2: Strategically and proactively enforce highly visible and common code violations.
Housing and Neighborhoods - Page 65
Goal 6: Create a sense of community in all of Commerce City’s neighborhoods.
Strategy 6.4 - Build upon the uniqueness and existing culture and character of Commerce City’s neighborhoods.
Staff Responsible: Jeff Brasel, Community Development Director
Staff Presenting: Jeff Brasel, Community Development Director
Financial Impact: N/A
Funding Source: N/A