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LITTLE ROCK BOARD OF ADJUSTMENT
MEETING
OCTOBER 18, 1976
z:00 P.M.
There was a quorum present and minutes of the previous
meeting were approved.
Members Present: William L. Moore, Chairman
Samuel W. Anderson
Jerry C. Wilcox
Riddick Ri.ffel, City Attorney
members absent: M. R. Godwin
Robert Shell
October 18, 1976
Item No. 1 - NEW MATTERS
Case Number: Z-3068
Applicant: Forest Highlands Baptist Church
Location: 7500 Indiana Street
Description: Lots 20 and 21, Riffel and Rhoton's
Forrest Park Highland Addition
Present Classification: "C" Two-family District
Variance: Requests a variance from use pro-
visions of Sec. 43-22 (4)(d) of the
Code of Ord. to permit a religious
institution in the "C" Two-family
District
BOARD OF ADJUSTMENT ACTION: THE BOARD, AFTER A LENGTHY DIS-
CUSSION OF THE ISSUE, DETERMINED THAT ONE OF THE THREE BOARD
MEMBERS PRESENT WOULD HAVE TO ABSTAIN. THE BOARD THEN VOTED
TO DEFER THE REQUEST 30 DAYS. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This request is to allow the mobile
structure now located on these lots to remain and be used by
the church across Indiana St. as office space and meeting .
room. Previous to the recent ordinance change in "C" zoning
district, this use would have been permitted. It now requires
"D".Apartment. The staff, in reviewing the development on
site, noted that these lots are part of a larger holding by
this church and with the exception of three or four residences
the church owns and uses all the lots in this two -block seg-
ment of Indiana. The building being 12 x 30 ft. is small
enough to be sited without clearing the lots. This has re-
sulted in a 40 ft. wide natural growth area screening the only
adjacent residential use (duplex) on Indiana. A small duplex
development exists on street to the north and should not be
affected by this use.
The staff would recommend approval of the request subject
to the following:
1. Only this structure to be allowed on these lots.
2. If, in the future, additional buildings are needed, a
development plan be presented in order to provide
continuity of development requirements.
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10-18-76 - Z-3068 Continued
3. No parking be provided on site as the church has several
hundred spaces within a one block radius.
4. If street improvements are made and they are required, then
no curb cuts to these two lots.
5. Place .the building on a proper foundation and underpin or
skirt.
The applicant was present.
There were objectors present represented by Steve Harper who
presented a petition with numerous signatures.
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10-18-76
Item No. 2 - NEW MATTERS
Case Number:
Applicant:
Location:
Description:
Present Classification:
Z-3071
Don Downs by Robert Snelson
1919 North Fillmore Street
S50 ft. of Lots 10, 11 and 12,
Block 5, Mountain Park Addition
"F" Commercial District
Variance: Requests a waiver of rear yard
provisions of Sec. 43-15 of the
Code of Ord. to permit construc-
tion of an addition which encroaches
into the required rear yard
Requests an off-street parking waiver
of provisions of Sec. 43-2 of the
Code of Ord. to permit one less space
than required (Ord. is 4 cars, pro-
vided is 3)
BOARD OF ADJUSTMENT ACTION: THIS CASE WAS NOT PRESENTED TO THE
BOARD FOR ACTION AS NOTICES TO ADJACENT OWNERS WERE NOT IN
PROPER FORM AS REQUIRED BY ORDINANCE. THE BOARD DEFERRED THE
REQUEST UNTIL NOVEMBER 15, 1976 AND DIRECTED THE STAFF TO WORK
WITH APPLICANT TO COMPLETE COMPLIANCE WITH THE NOTIFICATION
ORDINANCE. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This request is for the purpose of expand-
ing the floor area of the existing dentist's office. This
structure-appears'to'be a converted residence in good condi-
tion. This use is at present short of parking as are most
businesses -in Forest Heights shopping area. The applicant's
proposal is to provide 3 new paved parking spaces which is one
short of ordinance requirement. The space shown on the plan
heading off Fillmore St. was offered by the owner but does not
meet ordinance requirement for maneuver space and, in fact,
eliminates one on -street stall if provided. The applicant has
been made aware that subject building lies within a Fire District.
The yard separation on the addition from adjacent buildings will
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10-18-76- Z-3071 (Continued
be good as the only abutting structure on the north is 6' - 8'
off the property line. To the east is off-street parking for
uses fronting Kavanaugh and will probably remain so.
An open paved alley lies on the south, providing good access
to the site.
The staff would recommend approval of the request for setback
waiver and parking waiver as we feel this addition could upgrade
and extend the useful life of the structure.
The applicant was present.
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10=18=76
Item No. 3 - NEW MATTERS
Case Number:
Applicant:
Location:
Description:
Present Classification:
Z-3069
James and Andrea Lane
1101 North Polk Street
Lot 7, Block 7, Hollenberg
Addition
"A" One -family District
Variance: Requests a variance from side yard
provisions of Sec. 43-12 of the
Code of Ord. to permit an addition
to existing residence which will
encroach 3 ft. into the required
side yard
BOARD OF ADJUSTMENT ACTION: THIS CASE WAS NOT PRESENTED TO THE
BOARD FOR ACTION AS NOTICES TO ADJACENT OWNERS WERE NOT IN
PROPER FORM AS REQUIRED BY ORDINANCE. THE BOARD DEFERRED THE
REQUEST UNTIL NOVEMBER 15, 1976 AND DIRECTED THE STAFF TO,
WORK WITH APPLICANT TO COMPLETE COMPLIANCE WITH THE NOTIrT.C'A-
TION ORDINANCE. ( 3 ayes - 0 noes - 2 absent)
Staff Recommendation: The applicant in this case proposes to
close in a porch and expand the floor space some 3 ft. into
a side yard at first floor level only. The relationship of
this residence to the street is good as this is a minor street
with only surface treatment and narrow width. The right-of-way
adjacent to this lot is 5 ft. wider than usual (55 ft.), plus
the street lies off -center to the south side of the right-of-
way.
In light of the above, the staff recommends approval of the
request.
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10-18-76
Item No. 4 - NEW MATTERS
Case Number: Z-2486-A
Applicant: T.G.I. Fridays
Location: 1401 West 3rd Street
Description: Long legal
Present Classification: "E-l" Quiet Business District
Variance: Requests permission under the pro-
visions of Sec. 43 of the Code of
Ord. to permit expansion of an
existing nonconforming structure
BOARD OF ADJUSTMENT ACTION: THIS CASE WAS NOT PRESENTED TO THE
BOARD FOR ACTION AS NOTICES TO ADJACENT OWNERS WERE NOT IN
PROPER FORM AS REQUIRED BY ORDINANCE. THE BOARD DEFERRED THE
REQUEST UNTIL NOVEMBER 15, 1976 AND DIRECTED THE STAFF TO WORK
WITH APPLICANT TO COMPLETE COMPLIANCE WITH THE NOTIFICATION
ORDINANCE. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This request is before the Board due to
the existing use being nonconforming. At the time T.G.I.
Fridays occupied this building it was a nonconforming furniture
store. The restaurant was allowed to move in utilizing the
building as it existed. In recent weeks, the Health Dept. has
made a requirement of the owner which will require an addition
to conform. The addition as indicated on the plans submitted
is totally storage with no partition walls and an access door
from the exterior to allow access to the double -door entry on
the west side.
The staff finds no problem with the proposal except that we
feel the addition would cause less disruption to parking and
maneuvering areas if it were constructed with the long dimension
against the building.
We would recommend the approval of the variance subject to
that design change.
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10-18-76
Item No. 5 - NEW MATTERS
Case Number:
Applicant:
Location:
Description:
Present Classification:
Z-3075
Hunter Memorial Meth. Church
713 East llth Street
Lots 7 and 8, Block 5, Masonic
Addition
"HR" High Density Residential
District
Variance: Requests a Conditional Use Permit
be granted for the location of Ark.
Repertory Theatre
BOARD OF ADJUSTMENT ACTION: THE BOARD VOTED TO APPROVE THE
CONDITIONAL PERMIT AS REQUESTED. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This conditional permit is to allow the
Ark.. Repertory Theatre to occupy the multi -storied east half
of the church now on this site. An inspection of the area
indicates a shortage of parking which is almost insurmountable.
The block lying to the south contains the Baldwin Electronics
Firm and the U. of A. Graduate Institute, both of which are
high traffic generators. All parking spaces on and off-street
in the area as well as part of MacArthur Park are in use full
time. The applicant has submitted a brochure outlining the
renovation and use plan, which suggests to us that this is a
good conversion of a large church building apparently no longer
desired by a religious group. We understand that some use may
be made of the west wing of the building by a small church
group.
The staff feels that it can recommend the conditional permit
as a proper conversion of use, but would recommend that some
instrument be obtained from off -site sources which could pro-
vide after working hours parking. The on -site parking of 7 +
spaces as it exists should be all weather surfaced and proper
curb cuts constructed to comply with ordinance.
The applicant was present and presented his case and additional
supporting information as related to the parking issue. There
were no objectors present.
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10-18-76
Item No. 6 - NEW MATTERS
Case Number: Z-3076
Applicant: C. D. Thorpe
Location: #61 Lakeshore Drive
Description: Lot 73, Broadmoor
Present Classification: "A" One -family District
Variance: Requests a waiver of rear yard
setback provisions of Sec. 43-
12 of the Code of Ord, to permit
an addition to the existing
residence
BOARD OF ADJUSTMENT ACTION: THIS CASE WAS NOT PRESENTED TO
THE BOARD FOR ACTION AS NOTICES TO ADJACENT OWNERS WERE NOT
IN PROPER FORM AS REQUIRED BY ORDINANCE. THE BOARD DEFERRED
THE REQUEST UNTIL NOVEMBER 15, 1976 AND DIRECTED THE STAFF
TO WORK WITH APPLICANT TO COMPLETE COMPLIANCE WITH THE
NOTIFICATION ORDINANCE. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This applicant proposes an addition which
will encraach into the required rear yard approximately 72 ft,
This house, being on a corner lot, shares a side yard relation-
ship with adjoining properties on both streets.
The staff feels that the addition as proposed does not
adversely affect either adjacent owner as good separation
exists on both sides and will remain so after construction.
The staff recommends approval.
The applicant was present.
10-18-76
Item No. 7 - DEFERRED MATTERS
Case Number: Z-3061
Applicant: Dewey Buffington
Location: 6000 Battle Road
Description: Long legal
Present Classification: "A" One -family and "MF 6" Multi-
family District
Variance: 1. Requests a side yard setback pro-
visions of Sec. 43-12 of the Code
of Ord. to permit 0 ft. side yard
2. Requests a use variance from pro-
visions of Sec. 43-45 of the Code
of Ord. to permit one -family in
"MF 6" zone
3. Requests a variance from the setback
provisions of Sec. 43-4.5 to allow
less than required setbacks for interior
yards
BOARD OF AD.7uSTMENT ACTION: THE BOARD VOTED TO APPROVE THE
REQUESTED WAIVERS. (3 ayes - 0 noes - 2 absent)
Staff Recommendation: This item was deferred from the September
20th agenda in order to allow the applicant time to work out
some design problems and coordinate the variance request with
the subdivision plat being considered by the Planning Commission.
The staff has met with the applicant, and at this point, can
not offer a recommendation. We should receive sufficient infor-
mation on the redesign to properly respond at the meeting.
The staff presented to the Board a brief history on the con-
current platting issue and identified for the Board the three
items needing action:
1. Side yard waiver on one side of every lot to allow 0 ft.
lot line development.
2. The building height setback requirement for the remaining
yards as required by the 'IMF" districts.
3. The use of 'IMF" zoned properties as single-family detached
dwellings.
(Continued) - 9 -
10-18-76
Item No. 7 - Z-3061 (Continued
The staff would recommend approval of the requested waivers and
use permit as outlined above.
The meeting was adjourned at 3:05 p.m.
William L. Moore
Chairman
James - inch
Secretary
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