Z-8679 Staff AnalysisJULY 25, 2011
ITEM NO.: 5
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-8679
Mark and Tina Rushing
Mark Rushing
4709 Kavanaugh Blvd.
Lot 2 and part of Lot 1, Block 5, McGehee Addition
M
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a room addition with a reduced side setback.
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:
No Comments
B. 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 form the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JULY 25, 2011
NO.: 5 (CON'T_
C. Staff Analysis:
The R-2 zoned property at 4709 Kavanaugh Blvd. is occupied by a two-story brick
and frame single family residence. The property is located on the west side of
Kavanaugh Blvd., between "F and "O" Streets. A one -car wide driveway is
located at the southeast corner of the property. The driveway extends along the
south side of the residence to a one-story detached garage structure at the
southwest corner of the property. The north wall of the existing residence is
located 0.8 foot to one (1) foot back from the north side property line.
The applicant proposes to remove a small laundry room/covered porch at the
northwest corner of the residence and replace it with a new laundry room addition,
as noted on the attached site plan. The existing laundry room is 4.5 feet deep and
11.5 feet wide. The new proposed addition is 11 feet deep and 11.5 feet wide.
The proposed addition will maintain the existing one (1) foot setback from the north
side property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum six (6)
foot side setback for this R-2 zoned lot. Therefore, the applicant is requesting a
variance to allow the laundry room addition with a reduced side setback from the
north side property line.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed laundry room addition will maintain essentially the
same foot print and side setback as the existing laundry room/covered porch.
Additionally, adequate separation will exist between the proposed addition and the
residence immediately to the north. The residence to the north is located
approximately 10 feet back from the dividing side property line, with a driveway on
the south side of the adjacent residence which separates the two (2) structures.
Staff believes the requested side setback associated with the proposed building
addition will have no adverse impact on the adjacent properties or the general
area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph
B. of the Staff report.
2. The addition must be constructed to match the existing residence.
3. Any overhang must not extend across the side property line.
4. Guttering must be provided, if needed, to prevent water run-off from the
proposed addition onto the property to the north.
JULY 25, 2011
ITEM NO_' 5 (CON'T.
BOARD OF ADJUSTMENT: (JULY 25, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff
with a vote of 5 ayes, 0 nays and 0 absent.