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HDC_09 01 2022LITTLE ROCK HISTORIC DISTRICT COMMISSION DEPARTMENT OF PLANNING AND DEVELOPMENT 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax:(501) 399-3435 www.littlerock.gov LITTLE ROCK HISTORIC DISTRICT COMMISSION AGENDA Thursday, September 1, 2022, 4:00 p.m. Willie Hinton Neighborhood Resource Center, 3805 W. 12th Street I. Roll Call Members Present: Chair, Amber Jones Mark Hinson Christina Aleman Jonathan Nunn Tom Fennell Amber Haugen Members Absent: Vice Chair, Robert Hodge City Attorney: Sherri Latimer Staff Present: Hannah Ratzlaff Walter Malone Citizens Present: Megan Thomas Dave Garner Patricia Blick II. Finding a Quorum Quorum was present being six (6) in number. III. Minutes Commissioner Fennell made a motion to approve the August 4, 2022, minutes. Commissioner Aleman seconded. The motion passed by a voice vote. IV. National Register Nominations 1. None V. Deferred Certificates of Appropriateness 1. None VI. New Certificates of Appropriateness September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 NAME: Demolition LOCATION: 1003-1007 S. Cumberland OWNER/AUTHORIZED AGENT: Megan & Jason Thomas Jason Garner/Dave Garner 619 Rock Street, Apt. 2 Little Rock, AR Figure 1. 1003-1007 Cumberland Street 2 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 AREA: 0.19 acres NUMBER OF LOTS: 1 HISTORIC DISTRICT: MacArthur Park Historic District HISTORIC STATUS: Non -Contributing CURRENT ZONING: R4A and MacArthur Park Local Ordinance District A. BACKGROUND Location The subject property is located at 1003-1007 S. Cumberland Street. The property's legal description is "The South 10 feet of Lot 2 and the North 48 Feet of Lot 3, Block 45, Original City of Little Rock, Pulaski County, Arkansas". Context The 2007 survey form, PU3003, states: "This one-story Colonial Revival structure has side gables and a symmetrical front. Shingle gates show Queen Anne influence. Porches at front and side are greatly modified or have been added." See Attachment A. The structure is considered Non - Contributing to the MacArthur Park Historic District. The original primary structure was constructed c. 1900, as a one-story, frame construction, single-family dwelling. The principal form of the structure was a side -facing T shape with a gable front. The structure possessed three porches: an asymmetrical front porch, a side porch on the north elevation, and a rear porch on the east elevation. The footprint and the styles of the surrounding single - story structures suggest the original was constructed in the Queen Anne/Folk Victorian style. Figure 2. PropenY loewia, within AfacArlhur Purr Historic Distriel 3 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 Figure 3. 1003 S. Cumberland/ 1913 Sanborn Map ql Little Rock. Figure 4. 1003 S. Cumberland, 1939 Sanborn Uap gl'Little Rock. Figure 5. 1003-1007 S. Cumberland, 1950 Sanborn Map or Little Rock. The earliest source for the structure's original form is the 1913 Sanborn Map, (Figure 3). In the 1939 Sanborn Map (Figure 4), the only alterations indicated are the removal of the rear porch and the material change of the roof from wood shingle to a non-combustible roof covering (likely metal, slate, tile, or asbestos). The structure was significantly altered between 1939 and 1950 when it was converted into apartments. Zoning application records indicate that the structure became a triplex. The 1950 Sanborn Map confirms three units with the address change from 1003" to 1003- 1007" (Figure 5). Nearly the entirety of the structure was remodeled for this change of use. The porches were removed, the footprint was expanded in the rear, and the front facade was removed and replaced with a new Colonial Revival symmetrical front. The new facade has two separate front entrances, and two side entrances were constructed on the north elevation for the front north apartment and third apartment. A rectangular auto garage was constructed abutting the alley at the rear of the property large enough for three vehicles. The garage was composed of frame construction with metal cladding. The remaining concrete pad of the garage still exists on the property. 4 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 Figure 6. 1003-1007 S. Cumberland. 1960 aerial. Figure 7. 1003-1007 S. Cumberland, '018 aerial. An aerial image taken in 1960 shows the remodeled new footprint of the structure and the resulting mixed roof system (Figure 6). A 2018 aerial image shows an identical roof system (Figure 7). Figure 8..4Itenburg House, 1001 S. Cumberland, Qearpaw Quarter Association Survev, 1978. Figure 9. Close up (#'the northern elevation o1'1003-1007 S. Cumberland. Quapar Quarler.9ssociulion Survey, 1978. A photograph from the 1978 Quapaw Quarter survey of the Altenburg House next door shows the additional entrance to the northern elevation that is also visible in the 1960 and 2018 aerials (Figures 6 & 7). QQA's 1978 survey photograph is the oldest found photograph of an elevation of the structure. Few known exterior alterations followed those that occurred between 1939 and 1950. In 1983, one unit was converted into an office space, another unit served as the owner's residence, and the third unit remained a residential rental. Today's structure displays a wood siding, symmetrical front with two entrances possessing decorative door surrounds topped with pediments (pediment roofs shown in Figure 6 & 7). Half -sized windows sit towards the center and corner windows divided by corner boards bookend the front fagade. A wide shed dormer sits against the front side -gable at the center. Non -original decorative shingles exist on the gables. The roof is a compound system of cross -gables, hip-on-gable, and a central flat roof 5 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 (Figures 6 & 7). Sometime between 1970-1998 the detached auto garage was demolished. The small ancillary structure that exists today was constructed between 1970 and 1998. !{;pure 10. Ancillaly Structure. Recent Action On July 15, 2022 the Design Review Committee reviewed preliminary designs for alterations to the primary structure. On April 19, 2022 the Design Review Committee reviewed preliminary designs for alterations to the primary structure. On May 16, 1983 an application for a zoning variance through a conditional use permit was approved by the Board of Adjustment to allow the use of one of the units as an office. No other actions were found. 6 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 B. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant requests for the permitted demolition of all structures on the property, these being: the primary structure and the ancillary structure in the rear. C. EXISTING CONDITIONS: See Application Packet photos and Attachment B. D. NEIGHBORHOOD COMMENTS: At the time of distribution, there were no comments regarding this application. All owners of properties located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock that surround the site were notified of the public hearing. E. ANALYSIS: The Design Guidelines provide five conditions in which a demolition may be granted by the Commission (page 55). Section VI. 2. 1-5. Demolition states: 1. The public safety and welfare requires the removal of the building, as determined by the building or code inspector and concurring reports commissioned by and acceptable to the LRHDC from a structural engineer, architect, or other person expert in historic preservation. 2. Rehabilitation or relocation is impossible due to severe structural instability or irreparable deterioration of a building. 3. Extreme hardship has been demonstrated, proven, and accepted by the LRHDC. Economic hardship relates to the value and potential return of the property, not to the financial status of the property owner. 4. The building has lost its original architectural integrity and no longer contributes to the district. 5. No other reasonable alternative is feasible, including relocation of the building. The structure has suffered from poor workmanship during its past alterations and fire damage at some unknown time. No permit records were found between 2000 and 2022 suggesting that no permitted work took place during the past 22 years at least. The structure is not on the Housing and Neighborhood Programs' Unsafe 7 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 and Vacant list. The current owner has owned the building since February 2021 and has received the following professional consultations, in summary: • The resources and effort required to rehabilitate the existing structure likely exceed the value of the investment to demolish and reconstruct the building. • The entire exterior wall framing and roof framing would require complete replacement and/or stabilization. • Mismatched siding is in poor condition will need to be replaced. • All floor joists and the foundation need to be replaced. • If rehabilitated, more than 50% of the structure's existing materials will need to be replaced. See supporting documents from the architect and general contractor. Considering the five conditions of demolition in the Guidelines, concurring reports have been submitted by the project architect and the project general contractor supporting demolition. The primary structure lost its original architectural integrity due to significant alterations occurring in the mid-20th century. The National Register staff at the Arkansas Historic Preservation Program have determined that the structure, with the existing evidence, cannot be brought back to Contributing status. Though the conversion of the property to a triplex (ca. 1939-1950) occurred during the district's period of significance (1842-1960), and the similarity of aerial photos of 1960 and 2018, the existing facade and its features cannot be sufficiently linked to this period of alterations. There is a lack of photographic evidence of the facade to compare architectural elements, e.g., the windows, doors, pediment details, etc. It is possible that several of the architectural features, such as the corner windows and the batten on the pediments, were later alterations outside the period of significance. Unfortunately, much is unknown about the structure's development history. Staff has diligently consulted relevant professionals and researched all known sources for evidence of the 1950s facade and the structure's developmental history. Relocation of the structure is not being considered by Staff since the structure has lost a majority of its historic integrity, as determined by National Register staff, and the structure would likely collapse during the process. Concerning economic hardship, no exact cost comparisons have been provided by the applicant. The Guidelines also state that significant care should be taken when reviewing an application for demolition and to consider the impact on the district. The City of Little Rock Historic Preservation ordinance states (Little Rock, Ark., Rev. Code ("LRC") § 23-121) that in consideration of a COA for a demolition, the Commission may defer the matter in order to consider alternatives: 8 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 (a) Sources of funding for preservation and restoration activities, if lack of such funds is the reason for the request to demolish. (b) Adaptive use changes, if there are conditions under which the required preservation of a historic landmark would cause undue hardship to the owner or owners, so long as such changes are in keeping with the spirit and intent of this division. (c) An attempt to find a purchaser for the property who would maintain the landmark in a suitable and acceptable manner within the limits of this division. (d)The feasibility of moving the structure to another appropriate location. (e) Any such other solution as may be deemed advisable and in keeping with the spirit and intent of this division. Considering the alternatives to demolition according to LRC 23-121, the structure is not eligible for rehabilitation tax credits or restoration grants since the structure is not a contributing structure to the district and it cannot be restored to its original form or to a contributing status. An attempt to find a purchaser who would maintain the landmark is unnecessary since the structure does not have contributing landmark status and the current property owner is active in the property's improvement. 9 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 Concerning the MacArthur Park Historic District National Register status, the district is currently 65% Contributing, including 21 Independently Listed structures. The demolition of the primary structure and the ° of ancillary structure at 1003-1007 S. Cumberland will not impact the district's 4 eligibility totals. The current property owner plans to construct a new owner -occupied triplex on the site following demolition and has met with the Design Review Committee to review design proposals. The property owner plans to meet with the DRC again °sows before submitting a final new construction proposal to the Commission. Staff believes that this case is unique in comparison to other non-contributing structures in the district because the structure has been too severely altered to be returned to a contributing status and because there is not enough historical evidence to guide the owner towards a more contributing fagade. If the owner were to repair the structural components and architectural elements of the existing structure, and make the changes necessary for adaptive reuse, the resulting structure would be more similar to new construction and would still be non-contributing to the district. It is Staff's belief that this case is not comparable to past and future applications for the demolition of non-contributing structures that can be made contributing. STAFF RECOMMENDATION: Staff recommends approval of demolition of the primary structure and ancillary structure with the following conditions: 1. Obtaining a demolition permit. 2. Properly prepare the structures for demolition. 3. Dismantle and remove the structures from the property avoiding damages to surrounding structures. 4. Remove all debris. 10 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 G. COMMISSION ACTION: September 1 2022 Commissioner Aleman recused and left the room during the hearing. Hannah Ratzlaff, Staff, made a presentation to the Commission. Megan Thomas, property owner, shared that the primary issue with the structure is its disjointed construction condition. Mrs. Thomas stated that the first step to fix the structure would be to lift the house and repair the foundation, which —according to the consultation of multiple foundation companies —would result in the collapse of the structure. Chair Jones asked Mrs. Thomas if she intend to build on the site following demolition. Mrs. Thomas said that was her intention. Chair Jones said that the Design Review Committee has met with the applicant twice concerning potential rehabilitation designs before the demolition application was submitted. Jones shared that from her perspective, there was not enough unaltered historic material left to determine significance of the building and that she had seen this happen in several tax credit projects. Commissioner Hinson said the scale of the existing structure didn't seem to fit the district. Commissioner Fennell offered that it was the lack of porches on the structure. Fennell said the structure seemed reminiscent of revival residences built in the 1930s in Hillcrest. Jones said she believes the circumstance of the structure fits the guidelines and criteria for demolition though she does not like to see anything demolished in the Macarthur Park Historic District. She expressed that her assessment of the application is not made lightly. Chair Jones asked staff to outline the criteria for demolition. Staff outlined the criteria from the City's preservation ordinance and the district's guidelines. Commissioner Nunn stated he agrees with staffs assessment of the application and supports the applicant's difficult decision. Chair Jones opened comment to petitioners or objectors. Patricia Blick shared that the Quapaw Quarter Association did have another historic photo of the structure, but it was taken outside of the district's period of significance. Chair Jones asked if there was a motion. Commissioner Nunn made a motion to approve the application with staff's recommendation. Commissioner Fennell seconded. The motion passed with a vote of 5 ayes, 0 noes, 1 recusal (Commissioner Aleman), and 1 absent (Commissioner Hodge). 11 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 VII. Other Matters A. Administrative Approvals: Handrails Commissioner Aleman returned to the room. Concerning the previous August meeting discussion of fences, Sherri Latimer, Deputy City Attorney, shared that fence approval by means of a COA was required by state law (A.C.A. § 14-172-208(a)(1)) and could not be changed to an administrative approval by a city ordinance. It can only be changed by the State Legislature. Staff presented new requirements for the administrative approval of handrails. Commissioner Fennell discussed the importance of the Guideline's compatibility with the International Building Codes and made a motion to accept the administrative review requirements as presented by staff. Chair Jones seconded. The motion passed by voice vote. Staff asked the Commission what they thought was the best way to provide this information to the public. Commissioner Aleman suggested staff provide the administrative review update through the HDC's social media pages. Staff agreed. Commissioner Nunn suggested that staff provide the update to the QQA for them to include it in their regular communication with their members. B. Central High LOD Updates Staff presented updates on the local ordinance district proposal since the last HDC meeting in August. • August 20th — Mr. Malone met with the Wright Avenue Neighborhood Association. • August 26th — the legal ad was set to be published for the public hearing for four (4) consecutive weeks in the Daily Record. • September 1st — A letter to the property owners in the Central High School Neighborhood Historic District was sent out. • September 8th — Staff is scheduled to meet with the Central High Neighborhood Inc. • The ordinances for the implementation of the district and the addition of positions on the HDC have been drafted. • October 6th — the LOD public hearing is set for this date. Walter Malone, Planning Manager, shared the feedback he received from his meeting with the Wright Avenue Neighborhood Association. 12 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 Staff discussed the drafting of the ordinances to establish the local ordinance district and the addition of two new positions on the Commission. Malone shared that the Wright Neighborhood Association suggested that the additional positions be split between the two neighborhood associations, Central High and Wright Avenue. Ratzlaff said she would be meeting with Central High Neighborhood, Inc. on September 8th to discuss the existing Central High Design Overlay District as well as the LOD proposal. Commissioner Nunn asked how the public can access a map of the proposed boundaries of the district. Ratzlaff shared that the map of the proposed district is available in multiple locations: in the digital LOD report online on the City's website and map web application, and it was also sent within the letter to the district property owners on September 1 sc C. Enforcement Issues 511 E 8th Street — handrail installation 518 E 8th Street — fence installation D. Certificates of Compliance None E. Chair & Vice Chair Appointment Commissioner Aleman asked if the Commission would vote on the next Chair and Vice Chair positions since the previous Chair's position had been replaced with a new appointment. Ratzlaff said the Commission could vote now or keep the current temporary appointments and vote in December. Aleman made a motion to nominate Amber Jones as Chair and Robert Hodge as Vice Chair for the remainder of 2022 and for 2023. Commissioner Nunn seconded the motion. The motion passed by a voice vote. F. Letter of Support — 1-30 Deck Park Grant Staff shared that the Commission has been asked to provide a letter of support for a Reconnecting Communities Pilot Program, U.S. Department of Transportation grant application for the planning of a deck park across I- 30 from 6th Street to 9th Street. Commissioner Aleman made a motion to allow Chair Jones and Commissioner Fennell to work with staff on the composition of the letter of support. Commissioner Nunn seconded. The motion passed by a voice vote. 13 September 1, 2022 ITEM NO.: ONE FILE NO.: HDC2022-22 E. Citizen Communication Patricia Blick announced that the QQA is hosting a window restoration workshop at the end of October and spots to join are available. VIII. Adjournment Chair Jones made a motion to adjourn. Commissioner Fennell seconded. The meeting adjourned at 5:16 pm. Attest: Chair Date Staff Date 14