Loading...
HomeMy WebLinkAboutStaff Report 1101 cumberland DATE: February 12, 2018 APPLICANT: Delbra Caradine ADDRESS: 1101 Cumberland COA REQUEST: Exterior Renovations PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 1101 Cumberland. The property’s legal description is “Lot 1, Block 46, Original City of Little Rock, Pulaski County, Arkansas." This commercial building was built in ca 1925 and extensively remodeled in 1988 after a fire destroyed the western half of the building. The 2006 survey form states: “Red Crown Water Com. Added dry cleaning and laundry to business and occupied building to 1987. 1988 Fashion Park Cleaners.” It is considered a "Non- Contributing Structure" to the MacArthur Park Historic District. This application is for remodeling of the eastern portion of the building into a residence. PREVIOUS ACTIONS ON THIS SITE: On May 8, 2006, a COA was issued to Wali Caradine for signage that was never installed.. On June 17, 1988, a COA was approved and issued to Brooksher Banks to reconstruct the portion of the building that was destroyed by fire. PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: This proposal is to take the eastern portion of a commercial building and convert it into a residence. This will involve removing the dryvit finish that was applied in the 1988 to expose the original brick walls. The windows and doors on the north façade (11th Street façade) will be replaced. Starting on the left of the elevation, and overhead door and a man door will be converted into windows, the three existing windows will have new windows installed and the 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 STAFF REPORT ITEM NO. A. Location of Project remaining western overhead door will be converted into a man door with two sidelights, one on each side. The eastern façade on the alley will have the one overhead door converted and expanded into two garage doors, and the windows and existing man door will remain in the same place. The man door will be converted into a decorative gate. The south side will remain virtually unchanged with the exception of reglazing and refinishing the steel windows, repointing the brick where necessary and filing nonfunctional holes in the brick wall. In the City ordinance Section 23-120, it states the eleven factors on which a rehabilitation project is to be judged. They are Siting, Height, Proportion, Rhythm, Roof area, Entrance area, Wall areas, Detailing, Facade, Scale, and Massing. The Siting, Height, Proportion, Rhythm, Roof area, Scale and Massing is not felt to be changed in the proposed rehabilitation. More of these factors are discussed below in the guidelines excerpts. Proposed Changes to the North (11th Street) elevation: 1) Existing terra cotta clay wall coping will be inspected and replaced where necessary, 2) Remove all dryvit from the project area, 3) Remove paint and excess mortar from brick, 4) Repoint brick where needed, 5) Remove blue awnings, 6) Remove downspouts, 7) Possibly move Entergy electric connection into building, 8) Remove eastern overhead door and replace with steel windows, 9) Remove steel man door and enlarge opening and replace with steel window, 10) Existing north elevation from 2006 survey Contributing and Non-contributing map Existing 11th Street (North) elevation Remove three aluminum windows and replace with steel windows, 11) Remove western overhead door and replace with solid wood door and sidelights, 12) Install metal corrugated canopy above wood entry door, 13) Remove metal ramp leading to western overhead door, and 14) Install four wall mounted lights. Changes to the Alley (East) elevation: 1) Existing terra cotta clay wall coping will be inspected and replaced where necessary, 2) Retain brick, clean and repoint as necessary and fill in any nonfunctional openings, 3) Selectively demolish area surrounding overhead door to make room for two garage doors and two windows will be removed in the process, 4) Remove downspouts, 5) Remove existing canopy, 6) Remove existing man door, 7) Concrete pad at overhead door to be demolished and concrete ramp to new garage to be installed, 8) Install 3 new downspouts, 9) Install two garage doors, 10) Install new metal canopy above garage doors to replace existing, 11) Replace man door with ornate metal gate, 12) Install metal corrugated canopy above entry, 13) Existing steel windows to be replaced with new steel windows of same size and location and 14) Add new galvanized handrails and concrete ramp. Proposed 11th Street (North) elevation Existing Alley (East) elevation Proposed Alley (East) elevation Changes to the South elevation: 1) Existing terra cotta clay wall coping will be inspected and replaced where necessary, 2) Refinish and reglaze existing steel windows, 3) Repointing the brick where necessary and filing nonfunctional holes in the brick wall, 4) Remove any extra mortar where neighboring building was attached. On page 10 of the Guidelines, it states “Removing inappropriate, non- historic alterations can help reveal the historic character of buildings. Removing the dryvit exterior that was added in 1988 can accomplish this goal for the eastern part of the building. The western part of the building was reconstructed in 1988 and removing the dryvit from that part of the building may not be possible. The Ordinance requires the Commission to review applications based on the eleven design factors. Seven of these factors are not believed to be affected by this application. However, Entrance areas, Wall areas, Detailing and Façade will be changed with this proposal. These design factors are discussed in the following paragraphs; more specifically, the door styles choses in reference to the Entrance areas, Wall areas in reference to the size and location of openings that will be modified, Detailing in reference to the lighting and awnings, and Façade in reference to the sum of the changes to the 11th Street side of the building. On the 11th Street side, the overhead door is proposed to be replaced with a man door with sidelights and a transom. On page 23 of the Guidelines, the text refers to the storefront door and not replacing that door with “decorative doors or any door based upon a different historical period or style.” This is not the main door into the building, but will be a prominent feature. The proposed door with its curved mid-rail could be called having a French influence. It is certainly not an early 20th century commercial building auxiliary door. While this will not function as the main entry to the house, it will have the appearance to be the main entry for public. Staff believes that this door is too decorative and should be more in keeping with side doors of the period. A door with one-half or two-thirds glass on the top without the transom would be more fitting. The sidelights should also be simplified. Also on the 11th Street side, all of the doors and windows are being changed in different ways. The top of the existing doors and windows are at different heights on the wall. Changing the height of these in an effort to match or coordinate erases the history of the original openings. Staff does not support raising the header of the man door that is being converted to windows. Existing south elevation Proposed door on 11th Street Staff does support the installation of period steel windows that match the windows on the south side of the building. On the 11th Street side as well as the Alley elevation, three corrugated metal awnings are proposed to be installed. One will be at the western overhead door/new entry door and two will be on the alley side, one over the garage doors and one over the entry area. There is currently a metal awning over the alley side overhead door. Details on how this canopy will be constructed are not included in the submittals. On the Alley (East) side, the overhead door will be removed as well as part of the wall to accommodate two new garage doors. As stated above, “decorative doors or any door based upon a different historical period or style” are not recommended. Staff does not support the design of the garage door windows. Simpler rectangular windows in the top of the garage doors would be more appropriate if windows are desired in the garage doors. The location of the new air conditioning units on the rooftop will be the least visible from the street. The building is built to the property lines on the north and south sides. On the site design, the following changes are proposed: Alley (East) side, 1) Concrete pad at overhead door to be demolished and concrete ramp to new garage to be installed, 2) Add new galvanized handrails and concrete ramp, on 11th Street, 3) the metal ramp that leads to the western overhead door will be removed and replaced with concrete steps. According to the survey, there is approximately six feet in which to build this ramp from the garage towards the alley. Part of the alley right of way may not be currently paved and it will also need to be paved. Also, the survey shows approximately shows 3.6’ in width to build this ramp and handrails alongside the building towards 11th Street. The ramp will slope down towards 11th street. On the 11th Street side on the westernmost overhead door, there is a metal ramp that is to be removed with be replaced with concrete steps. If handrails are to be installed, details will need to be provided. A Franchise permit may be required for this improvement. The curb and dropoff/sidewalk will remain as is. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Obtaining a building permit. 2. Submittal of final door/entry unit and final garage door design to Staff prior to construction. If doors are significantly different than those approved by the commission, a separate hearing may be required to approve the windows. 3. Size and locations of original openings on 11th street elevation are not to be changed. 4. Approval of franchise permit for awnings and other improvements in the right of ways. Proposed garage doors on the alley COMMISSION ACTION: January 8, 2018 Brian Minyard, Staff, made a presentation of the item. Commissioner Dale Pekar asked about requiring that the brick not be sandblasted to remove the paint or excess mortar. Mr. Minyard stated that the applicant would need to respond to that question. Kwendeche, the architect representing the owner, stated that he was in agreement with the comments in the Staff report. He clarified that he was not changing the opening sizes or locations on the 11th street side. The intent is to come back with more different specific doors. He mentioned and awning on the east side of the building and will try to mimic what is there now with the additional awning on the north side. There is no issue with Staff comments and will follow up at appropriate time. Raymond Weber, 1112 Rock Street, said that there was trouble with people blocking the alley. This is a dead end alley with only one way out to the north. He worried about the construction traffic blocking the alley. Paul Dorman, 1104 Rock, commented that the width of the sidewalk /ramp to the street might infringe on the alley right of way. Kwendeche said that it was a platted 20’ alley and that not all of it was paved. There is adequate width to get the sidewalk to 11th street in without getting into the alley. He also stated that the construction traffic would not block the alley. It will be in the conditions of the contractors not to block the alley. Chair Holder asked who in the city was responsible for that. Mr. Minyard stated to start with the permit desk and the inspectors. The police could also be called if necessary. Kwendeche stated that removing the excess mortar and paint of the brick would be done mechanically, no chemicals or sandblasting. Mr. Minyard explained different options on resolving issues brought up in the staff report. The commission could approve the item tonight and leave the decision of doors, opening sizes and canopy up to staff to approve. This requires a verbal description of the approved door or other items. Or, the Commission could ask for a deferral. Kwendeche will provide details back to staff within a reasonable time. Mr. Minyard stated that Staff is not comfortable with leaving the door selection up to Staff it the Commission has not verbally decided on a door style and materials. Vice Chair Russell suggested that the applicant choose the door style and bring back to Staff. Debra Weldon stated that Kwendeche would need to be willing to defer the application. It was noted that the City will send out the notices. The commission wants detail on the lighting, doors and awnings. Kwendeche stated that he was okay with the deferral. The design details will need to be into Staff’s hands by January 22nd. Kwendeche stated he would match the steel windows. Vice Chair Russell made a motion to defer for additional information concerning windows, lights, doors and awnings till the February 12, 2018 hearing. Commissioner Rob Hodge seconded and the motion passed with 7 ayes and 0 noes. STAFF UPDATE: February 12, 2018 The applicant provided staff with additional information as requested by the Commission. The garage door has been changed to a more commercial looking door. This Overhead Door Stormtite Model 620 features galvanized steel construction with interlocking slats of 1 7/8 inch wide. It will be Gray in color. The steel windows will be Hope’s One55 Series or similar. The ones specified is a hot rolled steel product and were specifically designed for projects requiring replication of historic steel windows with true arrow muntins. The light sconce has been changed to be Urban Barn 11 ¼” high galvanized indoor outdoor wall light. This short gooseneck light fixture will be placed at four locations on the north wall and once on the east wall. The new elevations do not reflect the new lighting choice. The canopy detail features a 2.67” x 7/8” galvanized corrugated metal roof panel as is currently installed on the east façade of the building. This will project 2’-6” from the façade of the building and will have 2”x2” metal tube frame below to support the canopy. The man door on the north elevation has been changed to one with a more commercial feel to be similar to a Trudoor Steel Lite Kit and Glass which features a “long narrow lite” to one side with two flanking side lights. The glass will be double glazed tempered on the outboard and translucent on the inboard. The new elevation shows the height of the top sills of the windows to remain unchanged. In the meeting, Kwendeche stated they would not be changed. Staff believes that the new design of the doors and lights and the clarification on the canopy and steel windows is in keeping with the Guidelines. The new submittals are more appropriate for a commercial style building. See additional submittals starting on page 9 of this report. STAFF RECOMMENDATION: Approval with the following conditions: 1. Obtaining a building permit. 2. Approval of franchise permit for awnings and other improvements in the right of ways. COMMISSION ACTION: February 12, 2018 Brian Minyard, Staff, made a presentation of the item. Kwendeche, representing the owner, clarified that the removal of the old paint and excess mortar would be through pressure washing with a low pressure with some mechanical. There will be no damage to the brick. He offered to answer any questions. There was a discussion of the wall lights and the final number on the project as four on one side and one on the east for a total of five. Patricia Blick, Executive Director of the QQA, stated that the QQA Advocacy group reviewed all of the materials and agrees with Staff recommendations. Commissioners Amber jones and Robert Hodge commented that the project looked great. Vice Chair Jeremiah Russell made a motion to approve with Staff recommendations and conditions. Commissioner Dick Kelley seconded and the motion passed with a vote of 7 ayes and 0 noes. Application Overview of project Proposed elevation and canopy detail from January 22, 2018 submission Letter of Additional Documentation dated January 22, 2018 Proposed garage doors on the alley from January 22, 2018 submission Specifications on the steel windows from January 22, 2018 submission Proposed lighting from January 22, 2018 submission Excerpt of Guidelines Excerpt of Guidelines Excerpt of Guidelines