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boa_06 20 1960LITTLE ROCK BOARD OF ADJUSTMENT MINUTES DATE: June 20, 1960 TIME: 2:00 P. ;lN. LACE: Chamber of the Board of Directors MEMBERS PRESENT: Mr. Maxwell J. Lyons, II Mr. 14m. R. Meeks MEMBERS ABSENT: Air. Bruce Anderson Mr. W. H. Marak Miss Fmily Penton STAFF PRESENT: Mr. Henry De Noble, Director of Planning and Traffic Mr. Julius Breckling, Planner Mrs. Melba Lawing, Secretary Mr. Meeks called the meeting to order. A quorum was not found to be present, therefore, no official action was taken at this meeting. An advertised public hearing was held on the following dockets: Docket No. 26-60 Applicant: Third Baptist Church by Mr. Gordon Reddin Location: NE corner of West 16th and Arch Streets Description: Lots 4, 5, and 6, block 206, Original City Classification: Zoned "D" Apartment District Variance: Front and rear yard provisions of Section 12 of Ordinance No. 5420 Request: This applidation was filed in order to con- struct an auditorium. Objectors ?resent: Mr. Patrick Harding, Realtor, Mr. T. Harding, Photographer, Mr. Thomas Dickinson, Attorney, and Mr. Lester Pappan, Attorney for Mrs. England, a property owner in the vicinity. Those representing the church were Mr. Gordon Reddin, Pastor, and Mr. Richard McMurray, treasurer of the church. Mr. C. Hamilton Moses, Attorney for the church, was not present. Mr. Dickinson told the Board that he and his wife, Martha, oifn all of lots 1, 2, and 3, block 206, Original City of Little Rock, except the west 72 feet of said lots. He presented a document, signed by him and his wife, asking that this application be denied. Mr. Breckling projected the plot plan and other related maps on the screen and explained the request to the Board. There was discus- sion about which was considered to be the front, rear and side yards. Mr. Breckling said since this is a corner lot, it can be used either way. The building already on the lot is facing loth Street, therefore, the east and west sides are established as side yards and five feet is all that is required. Mr. Pat Harding said `'then we cannot object if they stay five feet from the east property line." Mr. Meeks said they could object to the east side being the side yard. Mr. Pappan said the Page 2 of 4 the present building establishes the side yard. Mr. Reddin said the purpose of the request for the variance is in order to line up with the Harding Apartment building. He said the building will be made of con- crete blocks with a brick front and will be virtually fireproof. Mr. Meeks asked if there would be any exits or entrances on the north or east sides of the building. Mr. Reddin said there would be an exit on the east side, but no entrance. �;r. Meeks asked if this will be the auditorium? Mr. Reddin answered yes, and added that there will be a basement. Mr. Dickinson read the clause from the application concernan the requirement for application for a variance based on extreme ha ship caused by unusual characteristics of the lot. He asked Er. Reddin what he based his hardship on? Mr. Reddin answered that the church needed to expand. Mr. Dickinson gave the dimensions of the lots and asked if he did not have enough room to expand in that much space? Mr. Reddin said not if he provided off-street parking, also. Pr. Dickinson told him he could buy a whole lot just for parking. Fir. Reddin said this would require more money and that if he were allowed to build as planned he would have enough off-street parking. V r. Dickinson contended that the church had three, level, straight, not crooked, lots that do not form any angles. Mr. Reddin agreed. Mr. Dickinson said he is asking for a variance forever, not temporary and with no conditions; he could not see any unusual characteristics of the lots and no extreme hardship; at least no more than the other property owners in the district. Hr. Lyons asked Mr. Dickinson which way his property faces? He answered that it faces 15th Street. Mr. Reddin said his request would not effect any future ordinances or any other requests for variances. Mr. Breckling said if this request is approved it would only effect what the church is submitting at this time and they could only build to the line shown on the plot plan. Mr. Dickinson said he was objecting to the rear yard space waiver and that is all he is objecting to. Mr. Pappan asked if the north side of the present church is per- mitted to be rear yard, ' then plans come along to tear down the structure, would that mean that other structures would have to stay at least 25 feet from the rear yard lane? Mr. Breckling said any other building built closer than 25 feet to the property line at this loca- tion would have to come back to this Board for another waiver. Air. Pappan asked if the 11 1/2 feet shown at the rear of the lots would be a driveway? Mr. Reddin answered yes, with plans for parking space for three cars where the frame building is to be removed. Mr. pat Harding asked what the basement would be used for? Mr. Reddin answered Sunday School rooms and a kitchen. Mr. Hardin asked if there would be windows above the ground? Mr. Reddin answered yes, but the building will be air conditioned and the windows will never be open. He added that if they objected to the windows they could be left out. Mr. Pat Harding said he would like it better if there were no windows at all. Mr. Reddin said if the noise of the church ever bothered the neighbors they would do something about it. Mr. T. Harding said he would have no ob- jections to them having windows except windows that open. Mr. Reddin said he would be happy to comply. iIr. Pat Harding said he would rather have no windows at all because Mr. Reddin°s successor might come along and open the windows and also that there might be times during the spring and fall when the air conditioning would not be used and the windows opened. Mr, Meeks asked how many parking spaces were planned Page 3 of 4 for the space where the little building will be removed? Mr. Aeddin answered three or four. Mr, Dickinson mentioned the chimney at the rear of the existing building. Per. Lyons observed that the chimney is 1012"? from the proper- ty line. Mr. Aeddin said the chimney had not been used for many years and could be torn down. Mr. Meeks wondered if the three cars that parked in the rear could go on east. Mr. Harding answered no, that the alley does not go through. Mr. Meeks said he.did not see how the cars could turn around and get out after they got in. He asked where the garbage is picked up? Mr.. Harding answered in the driveway. Hr. Harding asked about the building plans. Mr. Meeks said the final ones were not available since they did not know what they would be allowed to do. He explained that the Board asked the architects not to make the final plans until the applicant has met with the Board. Mr. Dickinson objected to the little "pocket" in the rear of the build- ing because he felt that the men would leave cigarette butts, etc. on the ground. Mr. Reddin said this small parking space would be for the officials of the church, adding that they are already using it. Mr. Dickinson said "but you cannot keep others from using it? Mr. Aeddin answered no. Mr. Dickinson said he was not satisfied that there is an extreme hardship caused by the unusual characteristics of the lots. He said the church is asking this waiver so that they can use these old build- ings, not for today or tomorrow, but forever. He said sometime in the future he may need a waiver to build an apartment building and the Board could not give it to him because they had already given it to the church. He said he wants the church to leave a rear yard of 25 feet just as he has. Mr. Pappan said Mrs. England"s property is at 1510 Broadway. She felt she might get some damage from automobiles backing in and out and that it would be somewhat of a fare hazard because it is hidden from view. He felt that if in the future this was changed to the "F°' Commercial classification, five feet from the property line Would hardly leave space for an alley. Mr. 8eddin said he could close -he driveway and the three cars can park where the driveway is and leave the small brick building, build a fence there and keep the cars out of it. Mr. Pat Harding was still concerned about the location of the kitchen. P1r. Meeks assured him that any action that was taken to- day would be conditioned on the building plans. Mr. Harding asked if there would be any action taken today? Mr. Meeks told him it was doubt- ful. There were no more questions and Mr. Peeks said the Board would probably have to meet again since there were no building plans. Mr. Aeddin said he did not want to lessen the value of anyone's property. Mr. Pat Harding asked if it is impractical, from the church's standpoint, to put the church on the corner? Mr. 8eddin said.it is not impossible, but impractical. He said all this was taken under consider- ation and the property owners said they would rather have the corner open. Mr. 8eddin asked if they would have to wait a month for another meeting? Mr. Meeks answered probably yes, but the Board might be able to make some other arrangements. Mr. Dickinson said he felt that they would tear down his brick Page *,of 4- wall and run into the side of his building. Mr. Lyons explained to him again that if, in the future, they tear down anything and rebuild they will have to come back to the Board for another variance. Mr. Dickinson said again that he wanted a 25 foot rear yard. In executive session it was decided to hold this until the next meeting and get the building plans for the members to discuss. Mr. De Noble said there was nothing`to prevent them from making the drive- way and have parking in the .b ck in order to utilize all the space they can. The Board did,not think anything they did on this application would harm Mr. Dickinson. Mr. Lyons moved to pass until the next meeting, Mr. Meeks second- ed. Mr. Anderson,was contacted on June 21st and he voted aye. Docket No. 2 -'60 Applicants Mr. L. J. Edwards Location: 4600 Grand Avenue Description: Lot 122, Pine Forest Addition Classification: Zoned 0°A" One -family District Variance All applicable provisions of Section 11, Ordi- nance No. 5420 Request: Application filed in order to permit con- struction of a storage room and carport. Mr. Edwards was present. Mr. Breckling presented the appli- cation. Mr. Meeks asked if the property owner to the rear, facing Princeton Drive, had any objections. Mr. Edwards answered no." In executive session Mr. Breckling explained to the Board that there is nothing else he can do. Mr. Lyons said he saw no objection to his request and moved it be approved, Mr. Meeks seconded. Mr. Anderson was contacted on June 21st and voted aye. Docket No. 28-.60 Applicant: Jack 11. Curtis, by Cecil E. Madden Location: 4318 West 15th Street Description: Lot 9, block 89 Sidney J. Johnson°s Addition Classification: Zoned "B" Residence District Variance: From the side yard provisions of Section 112 Ordinance No. 5420 Mr. Curtis was present. He explained that the existing building was built too close to the property line before he purchased it and his request is to construct a den and dining area which would continue on that line. The engineer who drew the plot plan stated that there was no house within ten feet of this property line. FIr. Curtis thought it was a good 25 feet. In executive session the members agreed that this would help the looks of this house. Mr. Lyons moved it be approved, Mr. Meeks second- ed. Mr. Anderson was contacted on June 21st and voted aye. The meeting adjourned at 3:05 P. M. �- Approved-._ bittzo-'6—Mrs. Melba Lawing, Secretary ee s, ing ara