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
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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