boa_12 14 1964LITTLE ROCK BOARD OF ADJUSTMENT
MINUTES
December 14,1964
MEMBERS PRESENT
Cecil Kuehnert, Chairman
Maxwell Lyons
W. R. Meeks
Scott Farrell
MEMBERS ABSENT
W. H. Marak
STAFF PRESENT
Henry M. de Noble
John L. Taylor
Louis E. Barber
Dorothy Riffel
OTHERS. PRESENT
Jerry Dhonau, Gazette Reporter
Perry Whitmore, Asst. City Attorney
2:00 P. M.
There being a Quorum, the meeting was called to order at 2:00 P. M. The minutes
of'the last meeting were approved as mailed.,'.
Action was taken on the following items: -
Tract No. 1 - Z-1730
Applicant: Arnold's Beauty Supply
Location: 2560 Louisiana Street
Description: South 40 feet of Lot 1 and. al l of
Lots-2 and 3 of Block 2, of Fletcher
and Wright's- Addition
Classification: "F"-Commercial District
Variance:- Requests a Variance from the Rear Yard
Provisions of Section 43-15-0) of Code
of Ordinances to permit eonstructfan in
Rear Yard Space
Mr. Bill Putnam, Agent was present representing the applicant. There,wero no
objectors, although two property owners were present to inquire about the south
property line of this location. Mr. Putnam told them that this application
concerns only the west property line. The variance requested will enable them to
place the. building, on the real' property line. At the rear of this property, there
is a severe drop-off of 5' to 81, and Mr. Putnam stated that anything.bufit on the
vacant corner on the west would be comaerpial el.so. As there is no.alley, It
would be a brick wall abutting a brick wail with no space in between. The contour
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Minutes - 12-14-64
of the ground is such that the buildings can't be run together or matched
together. Off-street parking is being worked out with the Staff. Trash
collection would be made from the dock area.
A motion was made by Mr. Meeks and seconded by Mr. Lyons that the Variance be
granted. The motion passed unanimously.
Tract No. 2 - Z-1744
Applicant: Transportation properties, Inc.
Location: Kavanaugh and McKinley Streets
Description: Lots B and 22 of Westover Hills Addn.
Classification: "F"-Commercial District Requests a Variance from the Rear Yard
Variance: Provisions of Section 43-15-(2) of Code
of Ordinances to permit construction in Rear
Yard Space.
Mr. James Storey, representing the Session of the Westover Hills Presbyterian Church
and Rev. Richard Hardie, Pastor of the Church, were present to protest this
Variance,. Mr. Storey stated that the Church had given him instructions to object
to the Variance requested, first, because the Variance requested is an exception
to the Zoning Ordinance, and for health and fire considerations. This intersection
is the greatest traffic hazard of any in the City, and if,a larger building is
permitted on this site, more traffic will be generated in this area coming off
McKinley, Pine Valley and Kavanaugh Boulevard and the possibility of a casualty
occurring at this intersection is heightened. This has been a problem for Mr.
de Noble's traffic section for many years. He also stated that the Church is
trying to improve the area and would like to put in the record that it plans to
start construction in the late Spring to enlarge their building plant which they
think would be a tremendous boost to the community and the area. They feel that
if the proposed construction of the applicant is kept within the present Zoning
Ordinance, at least the problems would be minimized as to what it could be. The
existing building on the site is an eye -sore` -at the present time, but at least it
is a known eye -sore, and it is unknown as to what might be placed on the site,.
There might be a dairy queen, hamburger stand or something else that the Church
would not like to have across from its property.
Three surrounding property owners were in attendance to express their opposition.
Rev. Hardie, pastor of the Westover Hills Church, said that its Sunday School is
very large, and they live in fear of some child being killed at this dangerous
intersection, and more traffic would only increase the hazard. He said his Church
serves an area where there are very few churches and that they are going to stay
in that location, and would like to enhance the appearance.of the surrounding property.
Mr. Bob Beal, of Rector -Phillips -Morse, Realtors, representing Transportation
Properties, was present in the interest of this application. He said that the
Variance is requested in order that the building may be set back on an "F"-
Commercial lot, to the property line, and in doing so would increase the parking
area by thirteen spaces. If the setback of the building has to conform to the
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City's setback requirements as shown on the plot plan, not only do we extend about
17' on one side closer up than the now existing service station, but we have only
15 parking spaces for the tenants of the property, one-half of which will be leased
to an Easy Kwik-Chek Grocery, andthe other side of which has not.been leased. As it
is proposed, there would be approximately 28 spaces. The grocery store would have
about 2000 square feet and require 9 parking spaces which would be ample for them.
If the building has to conform to the City's. requirements we would get a building
40' x 881, or about 3600 square feet, and if Kwik-Chek were to occupy the whole
building, the parking requirements would be for 15 spaces and we have 15 so far. The
building will be constructed of concrete block with brick and glass front. There
will be no opening in the rear of the building, and provision will be made on one
side of the building for trash, bottles, etc. and a screen will be placed in the rear
along the rear property line of Lot 22.
Although the Staff recommended approval of the Variance, Mr. Cecil Kuehnert, Chairman
suggested that.the.,Board members make an on -site inspection of this property again,
and:then make i'ts'decision. After this was done, a motion was made to deny this
Variance=vhich etas seconded and passed unanimously.
There being no further business, the meeting was adjourned at 3:00 P. M.
Dorothy Riffel,
Secretary.
Cecil Kuehnert, Chairmaa.-