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Planning commission approves side-setback variance for 3992 Bankhead Road
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Summary
The Loomis Planning Commission approved Resolution 2601 to grant a side- and front-setback variance for 3992 Bankhead Road, allowing a roughly 1,295 sq ft expansion that brings the residence to 2,598 sq ft; the applicant was told the South Plaster Fire District’s 50% threshold for sprinklers will apply at permitting.
The Loomis Planning Commission voted to approve a side-setback variance for 3992 Bankhead Road, adopting Resolution 2601 after commissioners discussed lot constraints, rock outcroppings and applicable fire-district rules. The motion passed by roll call with all members present voting in favor.
Staff gave the presentation and said the 0.3181-acre parcel is zoned RE (residential estate) but is substantially smaller than the 2.3-acre minimum for that zone. Town Planner Christie described rock outcroppings and a well in the buildable area and said the applicants are seeking to reduce the south side setback to 18 feet and the front setback to about 39 feet to accommodate a three-car garage and an addition that would add roughly 1,295 square feet to the existing 1,303-square-foot house, for a total of about 2,598 square feet.
The applicant, James Rutledge, spoke in support of the project and described long family ties to the property. He told the commission he had pursued a similar footprint in a 2021 variance that did not move forward when a contractor fell through and said, "I did not know about the sprinkler stuff. Nobody has advised me on that," indicating he would need to investigate the South Plaster Fire District requirement.
Commission discussion focused on whether property lines or easements would change (staff: no), whether neighbors had submitted comments (staff: none received), and the radius for mailed notice (staff: 300 feet). Staff reminded the applicant that under the fire district’s 50% rule, an increase in the habitable area beyond the threshold will trigger a requirement to equip the addition and the existing home with sprinklers before occupancy or permit finalization.
The commission then entertained a motion to adopt Resolution 2601 approving the side-setback variance; a second was offered and the resolution passed on a unanimous vote of those present. Staff and the applicant were directed to ensure that any permitting requirements tied to the fire district rule are addressed before permits are finalized.
The commission’s approval means the applicant may now pursue building permits consistent with the variance and applicable fire-safety requirements; the applicant and staff should confirm sprinkler obligations and any additional conditions during the permit review process.
