HomeMy WebLinkAboutZ-9701 Final Action Letter Approved-082222Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
Ellen Yea
Ye-LindseyYeM-Lindsey Architects
3416 Old Cantrell Road
Little Rock. AR 72202
Date: August 19, 2022
Dear Ms. Yearn:
File No. Z-9701
Location: 6 Pinnacle Point
Issue: Side Yard Setback Variance
Planning
Development
Building Codes
This is to advise you that in connection with your application, File No. Z-9701, the following action was
taken by the Board of Adjustment at its meeting on _August 18, 2022:
(a) X Approved the application as filed.
(b) Approved the application with conditions.
Denied the application.
Deferred the application to the meeting.
Withdrew the application.
See attached Board of Adjustment minute record for conditions.
Other:
If a variance application is approved by the Board of Adjustment, all permits necessary for the initiation of
work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted
by the Board. Otherwise, the Board's approval of the application shall be considered void.
According to the City's Zoning Ordinance Section 36-70:
"Appeals from the decision of the Board of Adjustment shall be filed with the appropriate court of
jurisdiction. This filing must occur within thirty (30) calendar days of the action by the Board of
Adjustment."
If you have questions, please call me at (501)371-6817.
Sincerely,
&A-� �f Woo
D. Tracy Spill an, Plans Development Administrator
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AUGUST 18, 2022
ITEM NO. 2
File No.:
Owners:
Applicant:
Address:
Legal Description:
Zoned:
Present Use:
Proposed Use:
Z-9701
Z-9701
Gaines and Bonnie Williamson
Yeary Lindsey Architects / Ellen Yeary
6 Pinnacle Point
All of Lot 3 and Part of Lot 4, Shannon Hills Addition to the City
of Little Rock, Pulaski County Arkansas
R-2
Single-family Residence
Single-family Residence
Variance(s) Requested: A variance is requested from the area regulations of
Sec. 36-254 to allow a reduced side yard setback in the R-2
district.
Justification: The applicant's justification is presented as per the attached
letter dated June 14, 2022.
STAFF REPORT
A. Planning and Development Civil Enc
iineeringComments:
No Comments.
B. Buffering and Landscape Comments:
No Comments.
C. Building Codes Comments:
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.
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 371-4832 for additional details.
2UGUST 18, 2022
ITEM NO.: 2 (CON'T.
D. Staff Analysis_
Z
The R-2 zoned property is located north of W Markham St and east of Mississippi
St, southeast of the intersection of Pinnacle Drive and Pinnacle Point. Pinnacle Point
turns into N Bryan St on the west and Mellon St on the east and both streets exit to
the north onto H St. The subject property is located on the interior side at the south
end of this ring road.
The applicant has stated that the lot is an unusual shape, being 130-feet wide
towards the street then narrowing to just 30-feet toward the rear, forming a wedge.
The average lot width results in the maximum side yard setbacks of 8-feet, which
become increasingly restrictive while moving north towards the rear yard. It has also
been stated that the extreme difference in angle between the west property line and
orientation of the house will not allow a reasonable addition that ties into the existing
master bedroom without encountering undue restrictions from the side yard setback.
The provided survey/sketch indicates a proposed covered porch addition to the rear
of the home and a bath addition to the west. The porch will follow the current code
requirements and require no further review. The applicant desires to expand the
master bedroom and closet on the west side of their property to give the
homeowners a more functional master suite that will allow them to remain in their
home as they age.
As constructed the house is located mostly within the west side yard setback only
encroaching 3-inches at the rear of the home. The proposed site plan shows the
bath addition will be 20-feet, 8-inches in length. The width of the addition will be 12-
feet, at the south and 10-feet 5-inches at the north. The south end of the new
structure is shown to be built to the 8-foot setback but will cross the building line 4-
feet as the site narrows to the north.
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 4-feet.
In Staffs opinion, the existing conditions and the proposed addition will pose no
negative effect upon the health, safety, or welfare of the public, and will not detract
from the value or aesthetic of the neighborhood or surrounding properties. Staff finds
the request to generally be in conformance with the development pattern in the
neighborhood. Based on the above assessment and analysis, Staff finds the
requested variances to be reasonable.
E. Staff Recommendation:
Staff recommends approval of the requested west side yard setback to 4-feet and
as per the above analysis and submitted survey/ sketch.
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2UGUST 18, 2022
ITEM NO.: 2 (CON'T.) Z-9701
Board of Adjustment
(AUGUST 18, 2022)
The applicant was present. There were no objectors present via WebEx or in person.
Staff presented the application to the Commission and stated it recommended the west
side yard setback variance be approved as per the staff report. There was a consent
motion to approve the application. The application was approved. The vote was 4 ayes,
0 nays, 1 absent.
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