HomeMy WebLinkAboutboa_09 21 1953MINUTES OF THE MEETING
OF THE
BOARD OF ADJUSTMENT
The Board of Adjustment met in the Council Chambers, City Mall,
Monday, September 21, 1953, at 2:00 n_.m., with the following members
present:
Mr. [barren Baldwin, Chairman
Mr. Paul Parks
Miss Emily Penton
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Docket No. 56-53 - A. C. Dean, 5000 ;lest 24th Street,
described as the east half. of Tots 11, 12, R� 13, Block
7, W. S. Holt Subdivision of Hyde Park Addition, zoned
"B" Residence; requesting a waiver of side yard space
in order to build within 7' of the east property line
as shown on the plot plan on said property.
Mr. Dean was present and said that he plans to build within W of
his side property line. The house faces 24th Street. A ditch runs
along the side of his property on the side which he asking the waiver
for. There were no objections.
Miss Penton made a motion that the application be apnroved; sec-
onded by Fr. Parks. The motion carried.
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Docket No. 57-53 - E. W. Copeland, Jr., 5125 Stonewall
Road, described as Lot 7, Block 26, Newton's Addition,
zoned "A" One -Family District; requesting a waiver of
side yard space in order to construct a carport and
closed -in porch on the west side of the existing house
as shown on the plot plan.
Mr. Copeland was present and stated that he needed a waiver of
side yard space. His home is located on -the southeast corner of Stone-
wall Road and Newton -treet. Mr. Copeland plans to add a carport onto
his house and enclose a porch. There were no objections.
Mr. Parks.made a motion that the application be approved; seconded
by Piss T'enton. The motion carried.
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Docket No. 58-53 - Charles Richards, 1524 Pine Valley
Road, described as Lot 169, Kingwood Addition, zoned "A"
One -Family District; requesting a waiver of rear yard
space in order to add onto existing house as shown on the
plot plan.
The Rev. Charles Richards was present and stated that he plans to
add onto the rear of his house. He will be coming within 14' of his
rear property line. There were no objections.
Miss Penton made a motion that the application be approved; sec-
onded by Mr. Parks. The motion carried.
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Docket No. 59-53 - H. E. Wooten, 1300 dolfe Street,
described as Lot 12, c: north of Lot 11, Block 9,
Centennial Addition, zoned 110 Two Family District;
requesting a waiver of yard space and height restrictions
for an accessory building in order to remodel existing
garage with storeroom.
Mr. Wooten was present and stated that he plans to remodel the
existing gara l,e with a storevoom. There are three structures on his
lot. Mr. Wooten said that the room will be used for stowage only.
There are 4 feet between the two structures on the rear of Mr. lvooten's
lot.
Mrs. Albert ',one was present to object to the apnllication. She
lives at 1310 vIolfe street. hlrs. F?ope objected to the structure. because
it would be a fire hazard. She felt that three structures on one
lot was too many and was afraid that it would increase the fire insurance.
Mrs. Bone also objected because it would decrease the value of her r_.ro-
pe rty.
Mr. & Mrs. BeancJx of 1312 11olfe Street objected because they felt
it would be a fire hazard. Mrs. Beanch presented a ;Petition signed by
property owners within 2001.of Iir. '.:ooten's lot who objected to the
granting of this application. Included in the petition was the
Baptist Hospital who objected.
Several rentors of property in t'_Rt area were present in favor of
Mr. tiTooten's application.
Miss Fenton made a motion that the application be disapproved;
seconded by Tir. Parks. The motion carried.
Docket ilo. 60-53 - Arikansas Louisiana Gas Company,
Southeast corner of -Nast 15th x Geyer Streets, described
as the east 90' of Lot 1 & E. 90' of north half of Lot
2, Block 10, Dodge Addition, zoned "r" Residential Dis-
trict. requesting permission to use said 90' as a
parking lot for employees, customers and visitors.
11r. W. S. Mitchell was present to represent this application. He
stated that they were requesting permission.. to use the east 90' of the
lot for parking purposes. The property is zoned in a "B" :iesidence
District. The space will be used for parking only. The new buildin„
will be constructed at the other end of the lot. There were no objections.
iciiss Fenton made a motion that the application be auproved; sec-
onded by Hr. Parks. The motion carried.
Docket No. 61-53 - W. L.14illiams, 1515 Ringo Street,
described as north 25' of the west 75' of Lot 4, Block
271, Original City of Little Rock, zoned "CI' Two -Family
District; requesting a waiver of lot area and yard space
in order to remodel an existing non -conforming residence
by adding 5' onto the width of the two front rooms.
G1. L. Williams was ,resent and state d that he wants to enlarge his
home by adding onto the side of it and enlarging the present rooms. Ile
1-las a three room house on the lot at the -;resent time. inhere will be
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4' between the propert-T line and the �ropo sed addition. There were no
objections. Mr. :;illiams steted that his ;.louse will actually be about
15' from the house next to him.
lr. !'arks made a motion that the application be approved; seconddd
by Yiss Penton. The motion carried.
Docket 1Io. 62-53 -. Louis S. Iunos, 216 Normandy road,
described as Lot 8$ & part of Lots 87 P: 89, Normandy
Addition, zoned "All One -Family District; requesting a
waiver of side yard space in order to add carport onto
side of existing house as ahown on the plot elan.
vir. 1.unos was Present and stated that he ,,lans to add a den and
carport on the side of his house. There were no objections.
"iss Penton made a motion that the application be approved; sec-
onded by 11r. Parks. The motion carried.
Docket ;Io. 49-53 _- Board of Co,�missioners of the Little
Rock Municipal rlaterworks, 2500 2508 I;orth Pierce
Street, described as Lots 7, 8, south half of of >,
r'lock 27, Park View "_ddition, zoned "A" One -Family Dis-
Trict; requesting; a waiver of yard. -.Pace as shown on the
plot plan in order to construct a larger water storage
tank which will be ap?roximately 120' in height and 90'
in diameter.
llir. Tom Bonner was present to represent this application, Mr.
Bonner reviewed the facts that were brought out regarding this case at
the Board of Adjustment meeting last month. The Municipal Idaterworks
is requesting- permission to locate tank on property owned by them at
2500 'North fierce. They own 22 lots at that location. One lot was pur-
chased in 1924 and the other 12 lots were bought three years ago. They
plan to erect the tank on the corner lot only. 1.1r. Bonner emphasized
the fact that the tank would serve the entire 7ulaski 71eights area (.nd
not just a small vicinity. He presented a sketch showinc t1^e results
of tests made in that area last summer regarding the pressure. IIe
pointed out that some areas have more pressure than others due to the
fact that they are on a lower level. Mr. Bonner felt that since the
property had been purchased 29 years ago because it was the highest
and most practical point for the location of the tank to serve the entire
Pulaski LTei hts area then the Board should give it special. consideration.
I.'r. Bonner added that the ,.Taterwor'ks ha,': not arrived at this Plan in a
hurry as they had given the matter a great deal of study and had planned
on a long hx range basis. M1r. Bonner stated that then the larger majority
of the people purchased their homes in that vicinity, the present tank
was already erected on the 7ronerty. "e also stated that as the city
grows all public utilities must also expand in order to tale care of
the needs of the growing population. Mr. Bonner said that this matter
is a long: range nlan and that it is not feasible at all to move else-
where. He urged the Board to take these facts into consideration. Mr.
Bonner said that if they had to move each time that the city increased
considerably then they would land ut, in Hot Springs or some nearby town
some daT. Pe said that he could understand how the property owners in
that area felt and yet no matter where the tank might be located they
would run into the same opposition regardless of the price of the homes
which mi�sht be effected for all of the owners would argue that the value
of their property has been effected. I,1r. Bonner said that this area
has increased d times since the present tank was erected.
Mr. Bonner explained to the Board that the Waterworks had studied
other areas for the location of the tank, however, they had not found
a feasible place where they mi-ht locate it other thaan the _,resent
location. "e added that the I-1a.terworks commission could have avoided
comin -- to the Board of !adjustment with the matter for they- could have
condemned ti-.e property but they woulld. rather handle the matter through
the Board.
Several locations were given consideratir.n but only three of these
were even worth looking into and giving considerable thought. I,irs.
Cammack 's property was one of the sites under study. However, this
pronnrty was lower than the site which the company now ownesand in
addition they would rim into the same -problem of the decrease in the
value of property as is the case with the present location.
Mr. Bonner presented a petition signed by many property owners in
the _'ulaski TTeiFehts area who wanted their water pressure increased and
were in favor of the application before the Ebard. These property
owners do not live in tine immediate location of this tank but they do
live in the area that so badly needs increased -pressure.
Mr. Bonner started that either a elevated storage tank or straight
-pit)e tank will be located on this r_,roperty. Tie presented several pic-
tures of -possible tanks which will be the tree they will erect on the
property.
Chief Palley was present and stated that he was familiar with this
area. Irr. Bonner asked him if a fire should get started in the area if
it would be possible to nut the fire out. Chief Nalley stated that a
pump burned out in that area last summer and had a fire started during
that time then it would have been impossible to have put it out and it
would i-)robably spread as far as it possible could. The only water
w':,.ich they would have to fight the fire with would be the water in the
tank of the truck, which wouldn't hold out long. He stated that even
when the pulps are working properly that the average water pressure in
that area is 7 or pounds which of course is not enough to fight a
fire. i e added that this elevated storm-e tank will hold5million gal-
lons of water which will be used in conjunction with the present mumps
and will greatly increase the pressure in the entire area.
i.=r. Jack 14ilson, engineer For the 10,lateraorks, sated that all of
the water for the rulaski Heights area is pumped from the Waterworks
at Ozark Point. Tie stated that theme sent water pressure does not
meet the demands for the hei;=-hts area and fires etc. They plan to in-
crease the pressure from about 7 or 8 pounds to 30 to 35 pounds. heir.
Wilson said that on the average the area will use about 5 million gal-
lons -of water per day but on many hot days like we had last summer
the area will require from 6 to S million gallons per day. He added
that even though larger water mains were added to the area it would cost
the same amount of money that the storage tank would cost .and yet would
not be as affective as the tank would be.
I::r. '::ilson named three sites which were iris.=en a good deal of study
,y the =Iaterworks. Betswood area was one of the alternate sites. Tlow-
ever, this was not feasible because it would require the erection of a
larger tank which would cost '1,000 more dollars than at the =^resent
location. There are three higher priced homes located in this area
and them a number of lower priced homes.
KeiLhtley Drive was a'. so a point of consideration. .An increased
type of tank would also be required for this location which would cost
J;2,000 more dollars. I-Ir. Wilson remarked that the figures which he is
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does not include the cost of the land. fie Said that if a snaller tank
is nut there then it wo,;ld require water main: of 20" in size to give
the Droner amount of water pre s sure .
Per. 1,4ilson stated that the third site which they studied was the
site on ITo. 10 highway. This land was lower than that which they now
would be an increased cost over the present location. They studied about
seven other sites, however, they were not even as feasible as the three
just mentioned.
Mr. Nilson told the board that he wished to impress three things
on their minds regarding the sites just mentioned.
1. Even though another site should be selected, the liTaterworks will meet
the same opposition from surrounding property owners as is true of this
location.
2. The location of the tank at any other site will require an addi-
tional cost of several thousand dollars plus the cost of the land on
which the tank must be located.
3. The present location is the highest point in the Pulaski Iieights
area and should the tank be erected elsewhere then it will not provide
adequate service.
P,.r. Wilson told the Board that the tank i,Thich now exists on the
property at 2500 A. Fierce -Street was erected with the idea in mind that
this area would expand over a number of years and since this was the
highest Doint in that area then the tank_ should be located there in
order to erve the area properly. Yow t he- tank must be increased in
order to properly serve the area and he feels that this should be
allowed at the Present location.
lir. Bonner reminded the Board that the Aaterworks is srendinu the
money of Vhe public and that they are trying their best to be as
economica_3_ as possible. He said that it is necessary that the water
pressure in that area be increased and that when these things occur
then it is necessary for the -;rrivate interest to yield at such a time.
Mr. R. D. .Lowry, 2424 TI. Filmore, said that he and all of the sur-
rounding property owners in that area will agree that the pressure in
that entire area needs badly to be increased but that they felt the
tank should be located elsewhere so that the value of their property
would not be effected. Mr. T,owry stated that his home cost 31,000
and he would certainly hate to : ee the value of his -property lowered
by the erection of a tank arnroximately 130' in height. He sai(I that
shrubs -planted around the tank would not be able to hide a tank of that
size. He was acting as spokesman for a very large number of people
present to protest the arplication and they felt that this tank should
be located on the No. 10 highway. Fe pointed out that a number of
commercial establishments are located in that vicinity and it wouldn't
hurt the value of that property as much as their property would be
decreased.
1VIr. Low:r7 suggested that the bdaterworks locate the tag k on the
No. 10 Highway and then increase the water bills of all of the property
owners in the area to pay for the increased cost of locating the tank
there. 'Ile said that he certainly would be willing to nay an additional
amount each month and would expect to do so if the tank is located on
the hi-?hwray. All of the Property owners present who were objecting to
the application ar-reed that they would be willing to have their water '_
bills increased if the tank were located elsewhere.
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IJ-r. Jac? Pickin;,, on the Board of ,Dater Cori issio_lers, stated that
he certainly could undrstan<3 hots thaw _ T'o:;:=rtyT o,am'rS felt about the-
situaGi_on Out he felt that if tl'?ey were sitting on the Board of '.;Tatar
�071 sioners than they would See Chet the location of th- , -tank at
2500 11. .! ierce is the only solution to the probleri. die st -ted that if
the tani: is not located at 2500 ?. ?ierce then the onl T other ossible
y +. ..,1 Sri l r �T T _�r r zr
;:lace to locate it is �� L _.�a:�, La<_e an it t-rill cos t-i cit
)1')3,000 to -r,cve it out there. ��ren at this expense, Ir. P'ichins stated
that the location of the tanl,: at the lake would not �7ive the service
that the ;)resent location would provide. saiu th,;t the city just
didn't havo the mone-T for this and he didn't know if they would be able
to s-et a bond or not.
',Jr. sorest 4zzell objected to -the application. He lives across
the street .from the existing, tank. ' r. Razell stated that lie felt this
Board of A',d justment had been set up for the protection of -the minority
and he certainly felt that they should have great conside-rat•ion for
thr! sc'.-nro'jerty owners liven, in the ;immediate vicinity of t':.e i?ronosed
tan',. :r. s:azel.l ac ceed with 1V . Lowri and said that the tank s'h.ould
be moved out on No. 10 highway.
The members of the Board discussed this matter t'_,rou.;hly. They
felt that it was suc-i �_ serious problem and so much rested on their
decision that the entire Doard should meet on the question and vote
on the rn: tter rather th^n just three members. They sug;Sested that a
meetin-, be called the first part of next wee': to take t'r?is ,.ia_tter u-
and reach some decision. 1;:rs. Fenton requested that the meeting, be
held after 3:30 .m. due to her teaching hours.
All members were present at the called Board of Adjustment meeting
which was held at 4:00 p.m. Friday, October 2, 1953 to reach their
decision on the application of the Waterworks.
The members discussed the matter throughly. Some of the members
felt that the application should be denied. However, the other mem-
bers were in favor of the application since it was brought out in the
hearing that the present location was the only one that would provide
adequate service for that area. Mr. Parks stated that he was of the
opinion that Mr. Pickins had indicated that should the tank be moved
out to the Lake then it would provide adequate service but would be
much more expensive. He felt that the added cost was the reason that
the Waterworks did not want to move out to Auxilary Lake. Miss Penton
stated that she had gotten the impression from the public hearing that
no other m location would be adequate for the location of the tank than
2500 N. Pierce. Mr. Baldwin agreed with Miss Penton.
It was suggested that Mr. Jack Wilson, engineer for the Waterworks,
be called over to straighten out,matter in the minds of the members.
He came over immediately. The members asked Mr. Wilson if the tank
were located at Auxilary ]Lake if it would Provide adequate services
for the Pulaski Heights Area.
Mr. Wilson answered that the tank would properly serve the area
and that the main reason that the Waterworks wanted to avoid having to
move it there is because it would cost $163,000.00. He stated that a
stand pipe could not be located at the irk lake because it would not
be feasible. An elevated tank would have to be erected on the property.
Mr. Wilson explained that should the Waterworks be allowed to erect a
higher tank on the present location then a stanR pipe very similar to
the one which now exists will more than likely be erected there. He
was asked if the present stand pipe would still be used if the tank is
located at the lake. Mr. Wilson replied that it probably would not once
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the tank is put to use at the lake. Mr. Wilson added that the Waterworks
did not think it was desirable to locate the tank out side of the city
limits and were very concerned about the addition cost of moving the tank
outf%he lake. - - - Vr. Wilson was then dismissed.
The members agreed to take a vote on the matter since the fact had
been cleared in their minds that the location of the tank at the lake
would provide adequate services for the area and that the main objection
that the Waterworks had to that location was the additional cost of
$163,000.
Mr. Marak made a motion that the application be approved. There
was not a second to his motion.
Mr. Anderson made a motion that the application be disapproved;
seconded by Mr. Parks. The motion carried. Mr. Marak voted "no".
Mr. Baldwin was elected chairman for the ensuing year.
The meeting then adjourned.
Board of Adjustment
Little Rock, Arkansas