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HomeMy WebLinkAboutfinal staff report HDC2017-025Page 1 of 27 DATE: January 8, 2018 APPLICANT: Reginald Wright ADDRESS: 1301 Scott COA REQUEST: Garage and Deck PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 1301 Scott. The property’s legal description is “Lots 1, 2, and the north half of 3, Block 21, Original City of Little Rock, Pulaski County, Arkansas." This building was built c. 1887. The 2006 survey form states: “Original Queen Anne style structure with turrets, roof decoration and window designs typical of this style. Several Craftsman additions include porch and large multi-windowed addition on south. Built by Rozelle, a building contractor. It was extensively remodeled in 1919-1920 by J. R. Smallwood. Changes in renovation included porch remodel, attic conversion to 2nd floor, added sleeping porches & breakfast room.” It is considered a "Contributing Structure" to the MacArthur Park Historic District. This application is for the installation of a Garage and Deck. The garage will be located on the northeast corner of the lot with alley access and the deck will be on the southeast corner of the house. This structure is to be used as a single family residence. PREVIOUS ACTIONS ON THIS SITE: On April 8, 2013, a COA was approved and issued to John Emerson for on-site parking, fencing and bike racks. (The building was used for offices at the time.) On May 6, 2008, a COC was approved and issued to Taibi Kahler to remove inappropriate roof structure and repair flat roof. 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. Two. Location of Project Page 2 of 27 Existing north west corner of house looking east 1978 Survey photo Existing east elevation Contributing and Non-contributing map PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: This application is in the area of dual protection between the CZDC and the HDC and is required to be heard by the Capitol Zoning District Commission. It is placed on the December 21, 2017 CZDC hearing. The CZDC will have the final vote on this project at that time. This property is also subject to a Conservation Easement held by AHPP. See letter of approval at the end of this report. The application is for the construction of a detached garage at the northeast corner of the property at the alley shown in the upper right of the graphic to the right. Attached to the garage is a lattice screen wall to the south. The other part of the Site Plan Page 3 of 27 application is for a deck to be constructed under a second floor living space at the southeast corner of the house shown in the lower right of the graphic on the previous page. Enclosing the patio and wood deck will be a new wood fence. AC condensing units will be relocated to the alley side of the house. Garage Addition 13th Street Proposed Elevation Plan Page 4 of 27 See more graphics at the end of this report. The garage addition will be reviewed using the Design Guidelines for Detached New Construction of Primary and Secondary Buildings on pages 31-40 in the December 2016 Guidelines. Refer to Guidelines for specifics. Excerpts of the Guidelines are attached to the end of this report. Siting The Garage is proposed to be placed on the alley property line and 3’ off the Scott Street property line. With this house originally sited so far back on the lot, there is not ample room to adhere to the prevailing side yard setbacks of the area of influence neither to move the garage over towards the center of the block nor to match the existing house setback of approximately 20 feet. Height The garage will feature storage in the attic with a pull down stair in a story and a half design. The garage measures approximately 21’ tall from the ground to the ridgeline of the structure. This is less than the height of the house. On the 13th Street elevation, the house is ghosted in to the right of the drawing. Proportion The proposed garage does relate well to the house. The overall height is subordinate to the main house and the numbers of window and door openings are similar in number and vertical nature. Rhythm The placements of the windows are regular and harmonious with the main house. The street view of the garage roof repeats pitches of the main house and is varied enough to relate to the house but not compete with the house’s turrets and complicated roof form. Scale The scale of the garage is appropriate to the main house. Massing The massing of the garage is appropriate to the main house. Entrance Area The garage doors will face the alley and there will be three entry doors, one on the north façade and two on the south. The entry door areas are more utilitarian, without porches which could reinforce the nature of the building, a garage. The entry door that faces 13th Street should be raised to reflect it entering at the floor level of the garage. Raising it would make it more in line with the top of the adjacent windows. Wall Areas The existing house has various materials; painted brick on the first floor, cedar shake shingles as siding on the second floor and vertical trim over what appears to be stucco on parts of the second floor addition. The siding will be Hardie Panel siding with vertical trim pieces painted to match the existing house. The garage will have 1 over 1 double hung wood windows on the 13th and Scott Street facades. The windows will be Jeld Wen wood aluminum clad windows that are 1/1. Window trim will be painted to match existing. Page 5 of 27 The entry doors will be six panel steel insulated doors, one of which will be visible from the 13th Street side. Part of the garage will be visible from Scott Street. Connecting the house to the garage will be a 6’ tall wood lattice screen painted to match the window trim. Gates will be installed in the lattice screen to access the front yard as well as the alley. The doors and windows are arranged vertically and symmetrically within the wall area. The first and second floors are easily discernable on the 13th Street elevation. The light fixtures will be Hampton Bay 7072 wall mounted sconces in bronze finish as shown on the right. Roof Area Roof shingle will match the existing house and the roof pitch will be 12/12. The existing shingles are a novelty architectural shingle. Façade With this being an accessory structure, the façade or the front of the building, is not as evident at with other structures. The 13th Street side will have the most impact on the street while the Scott Street side is removed from the street and is partially hid by vegetation. The 13th Street side has the appearance of an accessory structure, possible with useable space above which is common in the area. The revised drawings show vertical (flush) panel Hardie siding, painted to match existing house. The cover letter states a different product. This will need to be clarified by the applicant at the meeting. Detailing The detailing of the building more closely matches the Craftsman period of the building instead of the Queen Anne period. A horizontal belt board circumscribes the building at the base and at the second floor level. Site Features Connecting the house to the garage will be a 6’ tall wood lattice screen painted to match the window trim. Gates will be installed in the lattice screen to access the front yard as well as the alley. The gates are shown to blend into the fence. The handicap ramp that is currently on the northeast side of the house will be removed and new steps will be constructed to the existing door. See photo on page 2 and graphic on page 10. A concrete patio will be poured between the house and the garage but will not be visible from the street. Deck Addition The deck addition will be reviewed using the Design Guidelines for Alterations and Additions on pages 27-29 in the December 2016 Guidelines. The deck is proposed to be added to an area under a second floor living area. This area currently houses the four air conditioner condensing units. These will be moved to the east side of the house along the alley. The proposed deck will be a wood deck with steps down to a new concrete or concrete paver patio. The deck may not be visible from Scott Street, but is included in this analysis. The wood fence to be installed along the alley way will be visible. It is to be a lattice fence with detail shown on the previous page. Wall sconce Page 6 of 27 NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Approval of CZDC. 2. Removal of any business signage on the property. This does not include identification signage of historic name and construction date of house. 3. Obtaining a building permit. COMMISSION ACTION: December 11, 2017 Brian Minyard, Staff, made a presentation to the Commission. Commissioner Dale Pekar had questions about the drawings. Mr. Minyard stated that the applicant should be able to answer those questions for him. Commissioner Jeremiah Russell asked if this application was going to the Board of Adjustment. Mr. Minyard said that it was not going to the BOA. It was going to Capitol Zoning Commission because it was in the overlap area where both commissions protect property. Mr. Reginald Wright, representing the applicant, stated that he would answer questions from the Commissioners. Commissioner Pekar stated that there was a lot of horizontal siding in the neighborhood but this has a vertical aspect. One drawing notes this as a flush panel. He said that some flush panels are non-descript and did not match the neighborhood. Mr. Wright said that they were trying to match the house and they chose the area of a second floor addition to not compete with the Queen Anne style. Commissioner Pekar commented on the board at the bottom of the windows and felt that the belt board was too high in relation to the bottom of the windows. He also asked if the masonry at the bottom was faux brick. Mr. Wright said it was the masonry type. He continued that it sits three feet from the sidewalk. They were trying to fit it in the space. The question arose whether to have a two or three garage. The Garage doors will be steel insulated garage doors. Fence Detail Page 7 of 27 Mr. Wright clarified the client was downsizing and would like to have the cars inside a garage. Once the garage was detached, and the space between it and the house created a seating area courtyard. Commissioner Pekar stated that the garage should blend in as well as possible to protect the area. Commissioner Russell said he would echo Commissioner Pekar’s viewpoint on the siding. Being a corner lot, the house has two front doors; the main elevation as well as the 13th Street side. He continued that the siding is not compatible. He commented on the house at 1300 Cumberland and both had to respect the side yard setbacks along 13th Street. Vertical board and batten would be appropriate, but a flush siding is not. True board and batten would be even better. He did have a small issue with the height. He continued that if the man doors were lost and part of the façade was pushed back, it would be better. He asked about the details on the deck. Mr. Wright stated that he would provide details on the deck. It will be a typical construction with a three foot railing and no intricate details. On the siding, he referenced Wali Caradine’s detached garage that he thinks butts up to the property line. That is a two story garage building instead of this one and one half story garage. Chair Dick Kelley stated that he did not have any heartburn over the three foot setback. 13th Street is a low traffic street. The layout is more convenient to use the side entrances from the garage. Vice Chair Ted Holder asked about the back door to the house. There was a discussion on where the back door was. The back door is on the east side of the house where the current handicap ramp is and faces north. Vice Chair Holder asked about any problem with raising the door on the 13th Street side of the garage. Mr. Wright stated that is was an oversight and it would be raised to be more in line with the tops of the windows. Commissioner Pekar commented on the gate to the front lawn on the west side. Vice Chair Holder held up the plan view and there was a discussion on the doors to the garage and the gates from the patio. Vice Chair Holder stated that he did not have heartburn over the placement of the garage but did over the siding. Chair Kelley asked what siding he wanted. Vice Chair Holder echoed Commissioner Russell’s preference for true board and batten. Vice Chair Holder said that it should not look exactly like but different and that board and batten blends. Commissioner Pekar stated that board and batten was conventional on garages but the 13th Street side looked more like a house instead of an accessory building. Commissioner Amber Jones stated that there was a lot of texture on the house and adding board and batten would be adding yet another texture. She would rather see shiplap or horizontal siding. Vice Chair Holder stated that he was not married to one or the other. Mr. Wright stated that it was no problem to relook at the siding and that it was hard for the client to decide. He asked how many materials were too many materials on the site. Page 8 of 27 Commissioner Pekar asked what the probability of a two instead of a three car garage would be. Mr. Wright again referenced the Caradine garage. He said that cars parked outside would be more an eyesore than a three car garage. Commissioner Russell stated that providing some relief to the 13th Street side would be beneficial. The things that are the most important to this application are the siting, height and proportion (square and squat), the rhythm (large square openings), and overall mass of low horizontal façade. He thinks there is a way to resolve issues through design. He said that he does not think it is an appropriate addition. Mr. Wright stated that the client did not want a roof that was reminiscent of a low ranch style design. He continued that the height of the garage is appropriate to the house and the pitches are in keeping with the house. Commissioner Russell spoke of detailing of the building and looking more carefully at the stucco and cedar shake. In reference to the Caradine garage, Commissioner Jones added that each property is different and what works on that property may not work elsewhere. She added that sometimes less is more. Vice Chair Holder said that the siting has a lot to do with the use of the door to the house that faces 13th Street. There was a discussion on the setbacks along 13th Street. Commissioner Russell viewed a street view of the Caradine garage and he stated that it was not a fair comparison between the two. Mr. Wright spoke of the Caradine garage in reference to placement on the lot. Debra Weldon, City Attorney’s office, stated that this seemed like an amendment to the application and suggested the opportunity to defer the application. Mr. Wright requested a deferral to the next agenda. Commissioner Jones commented on the property to the east using alley for parking. There was a discussion and it was stated that there is probably ten feet of right of way in addition to the three feet setback. Vice Chair Holder said that if it is to be deferred by the commission, the applicant should be told what the concerns are. Commissioner Russell has done that to some extent as well as Commissioner Pekar. Vice Chair Holder mentioned the siting as well as the siding. Ms. Weldon stated that they could defer for more information but they cannot require the applicant to change the design. If the applicant, after hearing the comments, wanted to change the design, it would be a deferral by the applicant. Mr. Minyard agreed that this would be a deferral by the applicant. There was a discussion of the types of deferrals and waving the bylaws. It was noted that if the applicant requested the deferral, the applicant would send out the notices. Vice Chair Holder made a motion to waive the bylaws for a deferral requiring a 5 day notice. The motion was seconded by Commissioner Pekar. The motion passed with a vote of 4 ayes and 1 no (Russell) with a simple majority required. Page 9 of 27 Commissioner Pekar made a motion to defer to the January 2018 meeting and Vice Chair Holder seconded. The motion passed with a vote of 4 ayes, 1 no (Russell), and 2 absent (Frederick and Hodge). UPDATE: January 8, 2018 Capitol Zoning heard the item at their December 12-21-17. The siding was clarified as 4 foot wide panels of smooth Hardieboard with battens of approximately 1/2 x 1-1/2’ wide applied to the panels. The motion passed as submitted with 7 ayes and 2 absent. No additional sketches or graphics were submitted to Staff. COMMISSION ACTION: January 8, 2018 Brian Minyard, Staff, made a presentation of the item including the fact that the item was heard and approved at the CZDC meeting. The HDC will hear it as an amended COA. Changes were made to the application and drawings were received by staff after the packets went out. Changes were made to the project as follows: On the 13th street façade as well as the façade facing Scott Street, pairs of windows were changed to single windows to more reflect the original house. The people door on 13th Street was raised up to reflect the inside floor level. Staff did not get any additional comments since the last meeting. Hard copies of the changes were given to the Commissioners in the agenda meeting. Staff recommendation is approval. Reginald Wright, representing the application, spoke of the issues raised as the last meeting. He thanked the Commission for the deferral so that they could take a second look at the project. He spoke of the siting of the structure, the siding, and the windows. They did not revise the siting of the garage because it was necessary to get the larger vehicle into the garage on the north side. The other part of the garage is only 19’ deep, only compact cars can fit in those spaces. He stated that this would be true boards and batten on the siding . Commissioner Dale Pekar asked how tight it was placed on the alley. Mr. Wright stated that with the six foot separation from the house, it was forced to be that distance off the alley. Chair Holder stated it was 3’ off the property line on 13th Street. Mr. Wright stated with the setback and the right of way, it was about 13’ total to the curb off the street. Mr. Minyard stated it might be a foot or so more from the building and the curb. Chair Holder commented on the Hardie Board panels with 1x2” battens on top of the Hardie panel. Commissioner Pekar asked how far the between the battens. Mr. Wright stated they were every twelve inches. Vice Chair Russell stated that none of the concerns had been addressed and the project is still not appropriate for the site. Mr. Wright respectfully disagreed. Vice Chair Russell spoke of the setbacks for the front yard and side yard setbacks violate the average in the area. The proportion and rhythm has not changed significantly. The windows and doors have changed but are still inconsistent with the house. Options had been presented but nothing has been done. Based on the list of factors, he does not think it complies. Chair Holder spoke of the alley. There were questions on the Robertson Law Firm building and the setbacks of the outbuildings at the Robertson Law Firm. Commissioner Jones stated there is some angled parking off the alley for the Law Firm. Mr. Minyard referred them to a map on Page 10 of 27 page 2 of the staff report that shows the buildings in the area. He was trying to see if he felt they were connected visually. Commissioner Amber Jones asked if it was possible to have a garage that has garage doors facing 13th street. Mr. Minyard stated that the Commissioners review submittals presented to you. He continued that if you look at the plans, the garage would not be full depth to hold the vehicles that she wants to store. Discussion continued on if the plans could be changed. There was no public comment at this time. A motion was made by Vice Chair Russell to approve as submitted. Commissioner Kelley seconded and the vote was 5 ayes and 2 noes (Russell and Pekar). Page 11 of 27 Application Page 12 of 27 Cover Letter Page 13 of 27 AHPP Conservation Easement Approval Letter Page 14 of 27 Scott Street Elevation Detail of stairs to existing door of house Page 15 of 27 Excerpt from Guidelines Page 16 of 27 Excerpt from Guidelines continued Page 17 of 27 Excerpt from Guidelines continued Page 18 of 27 Excerpt from Guidelines continued Page 19 of 27 Excerpt from Guidelines continued Page 20 of 27 Excerpt from Guidelines continued Page 21 of 27 Excerpt from Guidelines continued Page 22 of 27 Excerpt from Guidelines continued Page 23 of 27 Excerpt from Guidelines continued Page 24 of 27 Excerpt from Guidelines continued Page 25 of 27 Excerpt from Guidelines continued Page 26 of 27 Excerpt from Guidelines continued Page 27 of 27 Excerpt from Guidelines continued November 16, 2017 Reginald Wright 2701 Kavanaugh Blvd, Ste 206 Little Rock, Arkansas 72205 Dear Mr. Wright, Your application for Garage and Deck, at 1301 Scott will be heard before the Historic District Commission on December 11, 2017. The hearing will be held in the Board Room at City Hall at 500 West Markham on the second floor. The meeting will begin at 5:00 p.m. Your amendment will be item Two on the agenda. You must be present in order for the item to be heard. The application states that “A description of materials for all exterior surfaces to be used including but not limited to foundations, walls, windows, doors, roof and exterior surfaces and details including sizes, manufacturer, model number and color.” The following information will need to be submitted to Staff by November 27, 2017 to complete your submittals for the filing. If you are not including any of the items below, please respond with “not applicable”. Steps to house: List materials and finishes and provide sketch of finished steps. Provide materials and finishes and provide sketch of handrails. Walls: Your cover letter states Hardie Board. Please state model number of siding, orientation, and finish. Also, state size, material, finish, and model number of any trim boards around doors and windows. Siding and trim boards need to be shown on the drawings. Windows: Specify brand, model number, finish, and size for all windows. Doors: Specify brand, model number, finish, and size for all exterior doors. Lighting: Specify location, brand, model number, finish, and size for all exterior lighting either affixed to house, garage, or freestanding. Gutters: Show locations of gutters on elevations with size and materials of guttering and downspouts. Mechanical Systems: State location of any exterior air conditioning/heating system units. 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 Satellite Dishes: State location and details on any satellite dish. If not using a dish, please state so. Roofing: Provide manufacturer and model number and state color. Fencing on site: Provide details and locations on fencing, size, material, and finish. Walks/Sidewalks/Drives: Provide information on the concrete patio with size, materials, and finish. Please furnish a cover letter as stated in the application. Most of this information could be addressed in the cover letter. If possible, please provide PDFs of the submittals. Please enclose a letter of approval of the proposed changes from the AHPP easement coordinator. Contact Paul Porter, AHPP, 324-9880. The above list was generated from pages 61-71 in the MacArthur Park Historic District Guidelines for Rehabilitation and New Construction August 2010. Failure to provide all information requested above in a complete manner before 8:00 am November 27, 2017, will result in a Staff recommendation of Deferral on this application. Sincerely, Brian Minyard Urban Designer December 7, 2017 Reginald Wright 2701 Kavanaugh Blvd, Ste 206 Little Rock, Arkansas 72205 Dear Mr. Wright, Enclosed is a copy of your item that is a part of the agenda for the December 11, 2017 Little Rock Historic District Commission meeting. The Staff recommendation is approval with conditions. Please take this opportunity to familiarize yourself with the staff report before the hearing. Your application for Garage and Deck, at 1301 Scott will be heard before the Historic District Commission on December 11, 2017. The hearing will be held in the Board Room at City Hall at 500 West Markham on the second floor. The meeting will begin at 5:00 p.m. Your amendment will be item Two on the agenda. You or your agent must be present in order for the item to be heard. If there are any questions, please call me. Sincerely, Brian Minyard Planner II 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 January 3, 2018 Reginald Wright 2701 Kavanaugh Blvd, Ste 206 Little Rock, Arkansas 72205 Dear Mr. Wright, Enclosed is a copy of your item that is a part of the agenda for the January 8, 2018 Little Rock Historic District Commission meeting. The Staff recommendation is approval with conditions. Please take this opportunity to familiarize yourself with the staff report before the hearing. Your application for Garage and Deck, at 1301 Scott will be heard before the Historic District Commission on January 8, 2018. The hearing will be held in the Board Room at City Hall at 500 West Markham on the second floor. The meeting will begin at 5:00 p.m. Your amendment will be item A on the agenda. You or your agent must be present in order for the item to be heard. If there are any questions, please call me. Sincerely, Brian Minyard Planner II 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 January 9, 2018 Reginald Wright 2701 Kavanaugh Blvd, Ste 206 Little Rock, Arkansas 72205 Re: Garage and Deck Dear Mr. Wright, The Little Rock Historic District Commission has reviewed the Garage and Deck at the January 8, 2018 meeting. The Little Rock Historic District Commission has approved your Certificate of Appropriateness of the project as revised. The final vote was 5 ayes, 2 noes and 0 recusals. Enclosed is your Certificate of Appropriateness. The original (printed on blue paper) should be kept with your important papers. I have also enclosed a copy for your use. I am copying Boyd Maher with this letter. You will need to have him review the changes and verify that the item will not be required to be heard again at the CZDC. Thank you, Brian Minyard Urban Designer 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