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HomeMy WebLinkAboutZ-9701 - 6 Pinnacle Point - BOA Staff RptFile No.: Z-9701 Owners: Gaines and Bonnie Williamson Applicant: Yeary Lindsey Architects / Ellen Yeary Address: 6 Pinnacle Point Legal Description: All of Lot 3 and Part of Lot 4, Shannon Hills Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-2 Present Use: Single-family Residence Proposed Use: 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 Planning and Development Civil Engineering Comments: 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. D. Staff Analysis: 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 Staff's 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.