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HomeMy WebLinkAboutZ-9025 Staff AnalysisAPRIL 27, 2015 ITEM NO.: 4 File No.: Z-9025 Owner/Applicant: Keith Jordan Address: 600 E. 17th Street Description: Northeast corner of E. 17th Street and Park Lane Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36- 256 and 36-156 to allow a carport addition with reduced rear setback and a storage building with reduced separation from the principal structure. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: • Per section 30.5 of the City of Little Rock's Code of Ordinances, streets and sidewalks shall not be blocked or obstructed. B. Staff Analysis: The R-4 zoned property located at 600 E. 17th Street is occupied by a one-story frame single family residence. The property is located at the northeast corner of E. 17th Street and Park Lane. The property is comprised of the south 78 feet of Lot 12 and a portion of Lot 11, Block 12, Bragg's Addition, and is 61 feet by 78 feet in area. The lot is platted front to back from south to north. The house is located 25.5 to 26 feet back from the front (south) property line, five (5) feet back from the east and west side property lines, and 23.5 to 24.5 feet back from the rear (north) property line. There is a two -car wide driveway from Park Lane near the northwest corner of the lot. The applicant recently constructed an attached carport/covered patio over a portion of the driveway and placed a metal storage building in the rear yard area, both noted on an attached site plan. The new carport/covered patio maintains the five (5) foot setback from the west side property line and is approximately six (6) feet to 13.5 feet from the rear (north) property line. The carport/covered patio is unenclosed on its north, east and west sides. The carport/covered patio is 17.5 feet by 14 feet and 10 feet by 14 feet in area. The detached metal storage building APRIL 27, 2015 ITEM NO.: 4 (CON'T_ is located at the northeast corner of the residence. The storage building is 9.9 feet by 11.7 feet in area. It is located five (5) feet from the east side property line, 11 feet from the rear (north) property line, and is separated from the house by 3.5 feet. Section 36-256(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for R-4 zoned lots (principal structures). Section 36-156(a)(2)b. requires that accessory structures be separated from principal structures by at least six (6) feet. Therefore, the applicant is requesting variances from these ordinance standards to allow the carport/covered patio addition with a reduced rear setback and the accessory building with a reduced separation from the principal structure. Staff is supportive of the requested setback and separation variances. Staff views the request as reasonable. The residential lot has a relatively shallow depth of 78 feet, with the existing house maintaining the required front and rear setbacks. The proposed development of this lot will not be out of character with the general area. There are other small developed lots in the area. The proposed carport/covered patio will be unenclosed on its north, east and west sides. This will lessen any visual impact it will have on surrounding properties. Staff believes that the proposed carport/covered patio with reduced rear setback and the metal storage building with reduced separation will have no adverse impact on the surrounding properties or general area. C. Staff Recommendation: Staff recommends approval of the requested rear setback and separation variances, subject to the following conditions: 1. Compliance with the Public Works comment as noted in paragraph A. of the staff report. 2. The carport/covered patio addition must remain unenclosed on its north, east and west sides. 3. There are to be no additional accessory structures placed/constructed on the site. BOARD OF ADJUSTMENT (April 27, 2015) Keith and Jackie Jordan were present, representing the application. There was one (1) person present in opposition. Staff presented the application with a recommendation of approval. Keith Jordan addressed the Board in support of the application. He explained that the carport cover was added to protect his vehicle and for trips from the vehicle to the APRIL 27, 2015 ITEM NO.: 4 CON'T. house. He also noted that it provided covered outdoor living space. He noted that the metal building was added for storage. W.A. Scarborough addressed the Board in opposition. He stated that he lived at 2321 W. 17t" Street and owned the property immediately north of the subject property. He explained that he was in a property dispute with the Jordans regarding the placement of the fence between the two (2) properties. He also expressed concern with the number of vehicles owned by the Jordans. He stated that they owned four (4) vehicles and parked on the street in front of his property. He presented the Board with a letter of complaint. Chairman Yates explained that the property line dispute and number of vehicles owned by the Jordans were not issues which could be considered by the Board. Staff noted that the survey of the property completed on March 17, 2015 showed the building setbacks as noted in the "staff analysis". Carolyn Lindsey Polk asked Mr. Scarborough if he had a survey of his property. He stated that he did not, but that he had a copy of the deed. Chairman Yates asked if the Board could proceed with the vote based on the survey as submitted. Debra Weldon, City Attorney, stated that the Board could proceed with a vote on the setback and separation variances, but could not address the property dispute. There was a motion to approve the application, as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.