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HomeMy WebLinkAboutZ-9804 July Staff Report File No.: Z-9804 Owners: Marthelle Q. Hadley Applicant: Marthelle Q. Hadley Address: 1804 South Taylor Street Legal Description: Lot 2, Block 20, Cherry and Cox Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-3 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-156 to allow an accessory structure to be located closer than sixty (60) feet to the front property line. A variance is requested from area regulations of Sec. 36-156 to allow an accessory structure to be less than six (6) feet from a residence in the R-2 district. A variance is requested from area regulations of Sec. 36-254 to allow a reduced front yard setback in the R-2 district. Justification: The applicant’s justification is presented as per the attached letter. STAFF REPORT Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments. C. Building Codes Comments: No Comments D. Staff Analysis: The R-2 zoned property located 1804 South Taylor Street is occupied by a one-story single-family dwelling. The property is located on the west side of the street with an access drive located at the southeast side of the property connecting to South Taylor Street. The applicant has stated that they have installed a 12 x 26 wood frame carport in the front of the home which is 8-feet in height. The carport partially covers the existing access drive. The provided sketch shows that the carport is separated from the primary structure approximately 2-feet and extends across the 25-foot front yard setback approximately 12-feet. The north edge of the carport is located 6-feet from the property line and the right-of-way is indicated to be approximately 8-feet in width from the property line to the back of the street curb. The carport not being attached to the house would be classified as an accessory structure. In addition to accessory structures not being allowed within 60 feet of the front property line are also required to be separated from the primary structure a minimum of 6-feet. The applicant is asking that this non-conforming structure be allowed to remain as constructed and is requesting variances to allow the carport to cross the 25-foot front setback, be located within 60-feet from the front property line and be separated from the primary structure less than the minimum 6-foot requirement. Sec. 36-156 2(b) states, “All single- and two-family residences shall be separated from accessory structures by a distance of not less than six (6) feet.” Therefore, the applicant requests a variance to allow a reduction of the required accessory structure separation from the primary structure to 2-feet. Sec. 36-156 2 (c) states, “Accessory buildings or structures in the R-1 through R-4A districts shall not be located closer than sixty (60) feet to the front property line….” Therefore, the applicant requests a variance to allow the accessory structure to be placed 6-feet from the front property line. Section 36-254(d)(1) of the City’s Zoning Ordinance requires a minimum front yard setback of 25 feet for the principal structure on this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the accessory structure to be constructed with a reduced front yard setback of zero (0) feet along the front (east) property line. Based on the above assessment and analysis, Staff finds the requested variances to be out of character with the surrounding development and in direct violation of the code requirements. In addition, Staff feels that the location of the accessory structure detracts from the value and aesthetic of the neighborhood and surrounding properties. E. Staff Recommendation: Staff recommends denial of the request to allow the existing accessory building (carport) to continue as constructed within 60-feet of the front property line, crossing the 25-foot front yard setback, and not being separated from the primary structure a minimum of 6-feet. Additionally, Staff recommends the removal of this non-conforming structure.