HomeMy WebLinkAboutZ-9631 - 7 River Oaks Circle - BOA Staff RptDECEMBER 16, 2021
ITEM NO. 11 Z-9631
1
File No.: Z-9631
Owners: Patrick W. & Laura M. Jackson
Applicant: Ellen Yeary - Yeary Lindsey Architects
Address: 7 River Oaks Circle
Legal Description: Lot 7, River Oaks Addition, to the City of Little Rock, Pulaski
County Arkansas
Zoned: R-2 (Single-Family District)
Present Use: Single-family Residence
Proposed Use: Single-family Residence
Variance(s) Requested: Request from the area regulations of Sec. 36-254 to allow a
reduced side yard setback in an R-2 District.
Justification: The applicant’s justification is presented as per the attached
letter dated October 15, 2021.
STAFF REPORT
A. Planning and Development Civil Engineering:
No Comments.
B. Landscape and Buffers:
No Comments.
C. Building Codes:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the requisite
one (1) hour fire resistance rating. When buildings are five (5) feet or more from
the property line, the requirement no longer applies to the wall itself, only the
projections such as eaves or overhangs.
DECEMBER 16, 2021
ITEM NO. 11 Z-9631
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Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at (501)371-4832 for additional
details.
D. Staff Analysis:
The R-2 zoned property located at 7 River Oaks Circle is occupied by a single-family
residence. The property is located on the south side of this cul-de-sac street north
of Rockwood Rd and east of Overlook Drive. The surrounding properties are also
occupied with single family residences. The original masonry home was built in 1974
and has only undergone minor improvements throughout the years. A drive leading
to a carport open on 3-sides is located on the west side of the property.
The survey indicates the width of the property to be approximately 135-feet requiring
an 8-foot side yard setback. The applicant has stated that they intend to enlarge the
carport to adequately accommodate their two vehicles. The footprint of the carport
will also include a small addition to the main house and outdoor storage. The back
of the carport will align with the existing brick face of the house and a second story
will be added over the rear portion of the new carport structure. The south-western
corner of the outdoor storage will encroach into the 8-foot side yard setback and be
located 6-feet 4-inches from the property line, and the north-western corner of the
outdoor storage will remain within the setback, at 9-feet from the property line.
Additionally, the applicant is proposing to construct two new retaining walls inside
the side yard setback, but clear of the easement at the west property line. The front
retaining wall will allow space for garbage cans and be approximately 3-feet in
height. The rear retaining wall will frame a new patio off the south end of the carport
and be approximately 5 feet in height. It is noted that the walls will be required to
manage water runoff and create a functional outdoor space level with the finished
floor of the house.
Section 36-254(d)(2) states “Side yard. There shall be a side yard set-back on each
side of the building having a width of not less than ten (10) percent of the average
width of the lot, not to exceed eight (8) feet.” The applicant requests a variance to
allow an encroachment into the west side-yard setback.
Based on the above analysis, Staff believes the proposal is in keeping with the
character and scale of the neighborhood and views the variance request as
reasonable. The retaining walls built in the side yard setback will be constructed at
a lower height than a privacy fence could be erected on the property line and have
no bearing on the variance request. The new addition of the carport will extend
DECEMBER 16, 2021
ITEM NO. 11 Z-9631
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1-foot 8-inches into the setback
E. Staff Recommendation:
Staff recommends approval of the requested side yard setback to 6-feet 4-inches
and as per the submitted site plan dated September 08, 2021,