HomeMy WebLinkAboutStaff report HDC2020-015
DATE: July 23, 2020
APPLICANT: TDF Family Revocable Trust
ADDRESS: 1414 Park Lane
FILE NUMBER: HDC2020-015
COA REQUEST: Infill House
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is located at 1414 Park Lane. The
property’s legal description is “Lot 9, Block 157, Original
City of Little Rock, Pulaski County, Arkansas."
This lot has been vacant since January 2020 after
demolition due to a fire occurred on December 25, 2019.
This project is for the construction of an infill house. This
property is also subject to a Board of Adjustment item for
a side yard and rear yard setback variance. That will be
heard on July 30, 2020.
PREVIOUS ACTIONS ON THIS SITE:
On January 8, 2020, a COA was issued to Greg Smith for
demolition of the reminder of the house after a severe fire
that occurred on December 25, 2019.
On August 13, 2019, a COA for demolition was withdrawn
by the applicant, City of Little Rock Housing and Neighborhood Programs.
On November 2, 2000, a COA was approved and issued to Pastor C. Harville and Wali Caradine
for exterior renovations.
The Sanborn maps below show only one structure has been on the site, a one story dwelling
known as the Schmelzer House that was demolished earlier this year. No other outbuildings have
been shown on the site. Note the two story commercial building at 518-520 E 15th Street
immediately to the south.
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. One.
Location of Project
Page 2 of 38
1913, 1939, and 1950 Sanborn Map (site
is center of image)
1978 photo of Schmelzer house.
Perspective of new construction from the
southeast. Garage door faces Park Lane.
Perspective of new construction from the northeast.
Garage door faces Park Lane.
The authority of the Little Rock Historic District Commission to review new construction in the
district is authorized by the Sections 14-172-208 of the Arkansas state statute and is shown as
an attachment at the end of this report and is shown as an attachment at the end of this report.
The authority of the Little Rock Historic District Commission to review new construction in the
district is authorized by the Sections Sec. 23-115, Sec. 23-119, and Sec. 23-120 of the Little Rock
Municipal code and is shown as an attachment at the end of this report.
The guidelines cover new construction of Residential structures on pages 31-41 and Commercial
and Mixed Use Structures on 43-82 under Section V. Design Guidelines for Detached New
Construction of Primary and Secondary Buildings. Site Design is on pages 57 -64 under Section
Vii Design Guidelines for Site Design and is shown as an attachment at the end of this report.
PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND
GUIDELINES:
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This application is for a single family house that uses the form of a two story commercial structure.
The area of the house that is labeled as “Accessory building” is not correct. With the rear porch
roof connecting the main block of the house with the “accessory building”, it is technically one
structure. For this report, the accessory building and rear porch will be referred to as the western
wing of the house.
SITING
Siting means the location of a building in relationship to the legal boundaries and setbacks,
adjacent properties, and the natural conditions of the site.
The front yard setback is at 15’ setback on the northeast corner which is typical for the new houses
that have been built in the District. The lot is angled on the front so the southeast corner will have
an approximately 20' setback. The proposed house will have a zero setback from the north line
of the property and a reduced rear yard setback of 5’. The south side yard setback is proposed to
be at 10’. The site is primarily flat and terraced with a slope at the front with six steps on the
sidewalk to the street. The street is overgrown and the curbs are not visible. See page 20 of this
report for the site plan graphic.
There are no other structures on this block of Park Lane. The Arkansas Highway Department
demolished all of the structures to the north as part of the I-630 construction and the properties
to the east and south were demolished as a result of the 1999 tornado or before.
Surrounding property to south Project site Surrounding property to north
Across street to south Across street Across street to north
HEIGHT
Height means the vertical distance as measured through the central axis of the building from the
elevation of the lowest finished floor level to the highest point of the building.
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The front facade elevation shows a height of 28’-4” to the top of the parapet from the first floor
finished floor. This includes a parapet that ranges from 2’ to 4’ max. There is approximately a
four foot difference in the height between the two. The first floor with have a 12’ ceiling height
and the second floor will have 10’.
The historic homes in the area of influence range in height from 329’ above sea level to 339’
according to PaGIS Lidar elevations on their web app. Assuming that the house will be built on
a slab as depicted, and with a base elevation of 308’ for 1414 Park Lane, a projected 28’ tall
building, the approximate height will be at 336’ above sea level for the top of the parapet. This
height will comply with the area of influence.
PROPORTION
Proportion means the relationship of height to width of the building outline as well as individual
components. Proportion refers to the overall horizontal and vertical relationship of primary
building elements to each other as well as to existing buildings immediately surrounding the
subject property (360 degree view). Applicants who propose new infill developments within the
MacArthur Park Historic District should provide drawings that demonstrate sympathy to the
proportions of the prevailing patterns of development within the immediate surroundings of the
subject property. Dr awings submitted should be graphic in nature, convey overall proportions
and to scale.
This house is 40’ wide and 28’ tall, a horizontal rectangular solid. Forty feet wide is wider than all
of the houses in the area of influence, they range from 31’ to 35’. With this house having an
almost flat roof behind a parapet and not having a gabled roof, it will appear out of proportion with
the others in the area of influence and the district at large.
The guidelines state it is appropriate to use similar proportions, size, location, and number of
openings as buildings with in the area of influence. Buildings within the area of influence have
windows on all facades. The front elevation has a garage door (8'x16' wide), a cutout for the front
courtyard area (8'x8') and three steel framed openings on the second floor (6'x8' wide) that should
read like a window. The size of the doors on the front facade are larger than others with the
placement of a garage door on the front facade. The opening to the front courtyard area is also
oversized in relation to the district. The second floor three steel framed openings are in scale
with the building but at 6’ tall and 8’ wide, they are larger than the ones on historic homes in the
district.
This house appears to be proposed to be built on a slab where the majority of houses are built on
a raised foundation, most infill houses are also on a raised foundation.
RHYTHM
Rhythm means a harmonious or orderly recurrence of compositional elements at regular intervals,
including the location of doors and the placement of windows, symmetrically or asymmetrically
and their relative proportion. Rhythm refers to the pattern and spacing of primary building
elements such as openings, projections, and recesses.
The rhythm of windows, accent panels, and steel framed openings on the second floor are at
regular intervals. The first floor on the north and south (with the exception of one horizontal slit
window) are devoid of all windows which is not typical for historic homes in the district. The rhythm
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of the front facing garage door and the entry to the courtyard are not symmetrically or
asymmetrically balanced. This wider than most front facade has not been divided into smaller
pieces vertically to visually make the building appear smaller. With the dead end street, the north
side of the house will not be easily visible by car, but will be visible by foot traffic on the trail that
is located in the interstate right of way that stretches from Rockefeller School to the west.
SCALE
Scale means the relative dimension, size, degree or proportion of parts of a building to each other
or group of buildings. Scale refers to the ratio of height and width and its relationship to the street
facade and should be similar in proportion to neighboring buildings. New construction should
neither be visually overwhelming or underwhelming when compared to the prevailing patterns of
development within the area of influence. Where larger developments are proposed, special
attention should be given to the location, siting, setbacks, facade treatments (detailing), and
the effect of the proposed development on the streetscape and area of influence as a whole.
This building at 40’ wide is generally wider than most homes in the district and wider than those
in the area of influence. With the rectangular front elevation, the building appears to be of a larger
scale than other homes in the district. It is anticipated that the house will sit about 4’ above the
street level making it appear even larger in scale.
MASSING
Massing means volume, magnitude or overall size of a building. Massing refers to the overall
shape of major building volumes and their composition as a whole. This includes porches, roofs,
projections, recesses, wings and ells or bays. New construction should be similar in mass to
buildings within the area of influence. This will allow the new building to be compatible with the
surrounding neighborhood.
This building at 40’ wide is generally wider than most homes in the district. The homes in the
area of influence are an average of 32’ wide. With the rectangular front elevation, the building
appears to be more massive than other homes in the district. This house features a parapet wall
which adds to the massiveness. Porches, projections, wings, bays, etc are not found on the
house which makes it read as a brick rectangular solid in the landscape.
This main block of the home will be 60' deep, with a rear porch one story connection for
approximately 16' and at the very rear of the house, what is labeled as the accessory building, is
an additional 12’ deep. All of this is placed on a lot that is shallower than the typical lot. This will
result in a 5' rear yard setback. The amount of the lot that is covered by roof is greater than most
in the district and will result in the house looking even more massive and out of scale with the
other houses.
ENTRANCE AREA
Entrance area means the area of access to the interior of the building including the design,
location, and materials of all porches, stairs, doors, transoms, and sidelights. Primary entrances
should front directly onto the primary associated street or the associated primary facade. When
designing the main entrance area, applicants should utilize forms, masses, proportions, rhythm,
and scale as found within the area of influence for the subject property. Applicants should provide
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a design that demonstrates sympathy to the proportions of the prevailing patterns of development
within the immediate surroundings of the subject property.
The entrance area faces onto Park Lane. The entrance area is a recessed entry defined by a
void in the brick and a faux transom above the opening. Forms, masses, proportions, rhythm,
and scale as found on entrances within the area of influence were not utilized in the design of the
entrance. Those houses employ raised front porches that are full or partial width of the houses.
WALL AREAS
Wall area means the vertical architectural member used to define and divide space including the
kind and texture and exposure of wall sidings and trims, and the location, number and design of
all window and door openings. Wall area refers to the proportion, rhythm, and scale of walls, their
associated openings and their relationship to buildings within the area of influence. Applicants
should provide a design that demonstrates sympathy to the proportions, rhythms, and scale of
the prevailing patterns of development within the immediate surroundings of the subject property.
The primary wall element is brick, standard size. The brick will be in shades of red with some
mixed lighter orange and darker brown brick. There will be an accent brick that visually separates
the first from the second floor as well as the parapet. The west wing (labeled accessory building)
in the rear will be covered in “wave panel” metal siding installed horizontally. “Wave panel” siding
is described as horizontally ribbed metal with sharp angles with a 4” repeat on the ribs. In the
drawings submitted, the metal panels would be black or very dark. It will be connected to the
main body of the house by a covered rear porch.
Wall areas are varied by floor. The
north side of the building is proposed to
be placed on the property line abutting
the freeway right-of-way. On the north
facade, the first floor is devoid of all
windows which is not typical for the
district. On the eastern portion of the
first and second floor is a void in the
brick that is accented with metal
crossbars for the courtyard on the first
floor and a deck on the second floor.
Guardrails at second floor deck first
Typical porch in the area at 515 E 15th Street Porch on modern house at 603 E 15th
Profile of wave
metal siding.
Wave Siding
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floor courtyard side area is to be a cable rail system.
A front loading garage door is not appropriate in the district partially because the scale of the door
is not seen in the district. Other factors are listed in the site design section.
The remainder of the second floor features three large windows that are 6' tall x 8' wide metal or
vinyl clad windows. There is an additional area to the back of the lot that reads one and a half
story tall and is connected to the house by a rear porch.
The south side of the building will feature one horizontal slit window near the center of the building
on the first floor. The second floor will feature two large windows that match the ones of the north
side, and one brick accent area that would appear as if one of the windows had been bricked in
sometime in the past in the center of the building.
Two downspouts will be on each the north and south elevations near the corner of the main block
of the building.
There will not be any trim boards around windows or doors where brick is present, except brick
mold jam extensions on all windows which will be black in color. Trim around the door frame will
be metal black brick mold.
The west wing will have metal panel siding, a horizontal sharp ribbed material with a 4" repeat.
The corners will feature 3" corner closure which will emulate vertical trim boards. According to
the drawings, the metal siding will be black or a dark color. No color was specified.
The wood cypress cladding will be in the interior courtyard of the home and the screened porch.
This will be 6"-8"cypress with a clear finish weather sealant, natural grey tones are desired. This
will also be used on the garage door and the gate in the fence to the south of the house.
Windows on the second floor are 8' wide by 6' tall. They will have a traditional grill pattern with
the grills between two panes of glass. There are 3 smaller windows on the first floor. One on the
west elevation, a3'x5' casement egress at master bedroom. Another is on the front elevation, a
2'6"x5' casement egress at guest bedroom which is inside the front courtyard entry. The third is
a 1'6"x6' fixed window on the south elevation in the center of the building. This horizontally
oriented window set high on the wall is in conflict with the guidelines.
The front door will be 3’x7’ tall. The garage door will be 16’x8’ tall. Both will be clad in the cypress
wood as is used in the fence and the gate.
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Drainage boxes and Downspouts will be on the four corners of the main body of the house. They
will be black metal.
Exterior light
fixtures at garage
door and over
entryway
opening will be a
gooseneck farm
light mount
fixture in a dark
finish. Lighting at
covered front
door will be
recessed above
door in the
ceiling/soffit.
ROOF AREA
Roof area means the outside covering of a building or structure extending above the vertical walls
including the form, material, and texture of the roof, and including the slope and pitch, spacing of
roof covering; size, design, number and location of dormers, the design and placement of
cornices, and the size, design, material and location of chimneys. Applicants should attempt to
resemble the prevailing patterns of development within the area of influence of the subject
property.
The roof will be primarily flat sloped to drain to the four corners of the main body of the structure.
The roof will be covered with a TPO membrane. The parapet wall will be a minimum of 2' tall and
a maximum of 4' tall. The porch will have a shingled pitched roof with and the west wing will have
a flat roof covered with TPO.
No historic homes in the district have an all flat or mostly flat roof. They are a combination of
gables, gambrels, and an occasional mansard. Some Victorians feature a small flat portion in the
center of the roof that is flat, but from the ground, they read as pitched. Flat roofs have been used
in the district on commercial structures only.
FAÇADE
Facade means the face of a building. Façade refers to the textural appearance of the materials
that will contribute to a building’s character and appearance. Generally materials for new
construction should match or mimic those found in the prevailing patterns of development within
the area of influence. However, materials need not be identical to those found within the Historic
District if they are complementary, particularly in areas where there is a diversity of materials.
The facade features a traditional sized brick with primarily reds with a mix of oranges and dark
brown. It features a horizontal course of brick that separates the first from the second floor and
another for the parapet. Brick is a common material in the district. The wood clad front loading
garage door is to be covered in cypress laid horizontally. Wood is also a commonly used material
Goose neck lights at entrance Second floor windows
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in the district, however, it is usually milled to have overlapping features or meant to be installed in
an overlapping fashion. It appears that this wood in the garage door and in the courtyard/entrance
way will be laid flush. No detail has been provided.
Front elevation of House (Park Lane façade)
Side elevation of House (15th Street façade)
DETAILING
Detailing means architectural aspects that, due to particular treatment, draw attention to certain
parts or features of a building. Detailing refers to trim pieces that include moldings, decorative
elements and features that are secondary to the major wall surfaces and materials. Historical trim
and detail moldings are both functional and help to identify historical styles which may place a
building within a specific time period. Modern trim generally does not serve a functional need, but
does provide for transition between dissimilar building materials and can be used to enhance a
building’s proportions, rhythm, scale and massing to more closely mimic buildings within the area
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of influence.
The detailing that is discernable on this building is the accent brick to separate the floors and
parapet, to accent a "bricked in" window on the south facade second floor, the metal x bracing on
the courtyard area, and a "transom" window over the entrance area on the east f acade. These
details do not "provide a visual link to buildings within the area of influence”. While it is not
appropriate to add detailing to a new building that is not period appropriate, this building is lacks
detailing based on the scale of the building. The other houses in the district and the area of
influence have more detail to them.
SUSTAINABLE TECHNOLOGIES
None have been mentioned in the application.
SITE DESIGN
SIDEWALKS AND DRIVEWAYS:
No sidewalks are evident at this time on the property. Grading of property should allow for a future
sidewalk if it is to be installed within the right of way.
A 20’ wide street in conformance with Public W orks Standard PW-22 will need to be installed 5’
or more to the north of the driveway to provide a hammerhead turnaround area. If curbs and
gutters are found to be absent on the current segment of Park Lane, curbs might be waived.
PLANNED GREEN SPACE:
Low maintenance plantings have been noted for the front yard area. No hardscape items have
been noted.
FENCES AND RETAINING WALLS:
The fence surrounding the property is to be 6’ tall. The north and east fence (facing the freeway
and Park Lane) will be solid brick. The south and west fence will have brick columns at the
corners and cypress wood laid horizontally for the remainder. There will be a steel gate with
cypress wood inserts at the Park Lane side. It appears that the gate would be in the 4-5’ wide
range. The cypress in the fence will be the same material as the garage door.
The guidelines state that the backyard fence should start halfway to the back of the main structure.
This fence is shown to start 11’ from the front of the house. Halfway back would be an additional
19’. Since only one window is shown on the south facade on the first floor, it would be possible
to move the eastern fence farther to the west as long as the horizontal window was in the area
enclosed by the fence.
LIGHTING
No freestanding lights have been noted in the application.
Security lighting such as flood lights, should intrude as little as possible on the integrity of the
neighborhood. They should be mounted on secondary and rear facades. Shields should focus
the light down, not at neighboring property.
C. PARKING AREAS, DRIVEWAYS, CURB CUTS AND PAVING
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Accommodations for automobiles should be as unobtrusive to the historic neighborhood as
possible.
RESIDENTIAL PARKING:
The guidelines state:
“Parking areas and garages for houses should be located in the rear of the house, with
entrance from an alley or from a side driveway. No parking areas should be allowed
between a street and the adjacent building, including parking for attached and multi-family
housing. Original designs, materials, and placement of driveways should be preserved.
If the driveway must lead from the street through a side yard to parking in the rear, brick
or concrete tracks or narrow strips are recommended, with grass or ground cover filling
the median. Side or rear driveways should be gravel or smooth concrete, not asphalt,
aggregate, or brick. Parking areas should be visibly screened on a year-round basis with
landscaping, including the use of shrubs and trees. Compatible walls and fences can also
be used for screening, either with or without landscaping.”
This front loading garage is in direct conflict with this guideline. Front loading garages are foreign
to the district and Staff knows of no other front loading garage in the district. Staff acknowledges
that there is not an alley in this block, but with the desired side and rear yard setback variances
sought, another design could be generated to accomplish a garage in the rear yard.
CURB CUTS:
The guidelines state:
“Curb cuts should be avoided unless necessary to access new parking areas. The new
curbing should be constructed to match the historic or traditional curb cuts in the district in
size, color, materials, and configuration. In residential areas, new driveways should not be
introduced within block faces in which they do not already dominate the development
pattern. For areas having lots widths of 50 feet or less, they interrupt the streetscape from
both a functional and aesthetic perspective. When new driveways are created, their width
should be a minimal as possible. For commercial and mixed use projects, driveways
accessing parking areas should occur off of alleys when available. When they must occur
off of a street, corner lots should access the parking from the secondary street. Driveways
should be as minimal in width as possible.”
There will be one curb cut on Park Lane for the driveway. With the proposed plan, the curb cut
will be approximately 20’ wide. With a rear garage, the curb cut could be less versus the front
loading garage with about twice the width on the curb cut.
MECHANICAL SYSTEMS AND SERVICE AREAS
Exterior air conditioning/heating system units will be located south side of residence,
approximately located near the middle of the length of the south of the house in between the
home and fence.
Existing utility poles are located to the west of the property. Electrical and gas meters and other
mechanical equipment should be located on the rear façade and not visible from the street.
Satellite Dishes:
None are noted on the application.
Recreational Structures:
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None are noted on the application.
SUMMARY OF PRE-APPLICATION HEARING
The applicant attended the May 22, 2020 pre application hearing. The comments from the
commissioners are summarized as follows:
SITING Given location and no structures, okay with zero lot line. The project does not generally
conform to the prevailing development patterns in the immediate surroundings. However, given
the location of the property and the likelihood that no other developments will be proposed that
would be affected, I feel it reasonable to allow a zero lot line. Although the applicant is asking for
for a variance (or something like that) to allow minimal setbacks, there is no problem with that in
the absence of other buildings around it.
HEIGHT Okay, fits guidelines. The building height is in compliance with the guidelines, No
exception taken. At ~ 28 feet, there is no problem.
PROPORTION Okay. The building proportion is in compliance with the guidelines, No exception
taken. It has the proportions of a warehouse, i.e., it is rectangular.
RHYTHM Okay. The building rhythm is in compliance with the guidelines, No exception taken.
The windows and openings are regular and similar in size. There is no problem with this factor.
SCALE Okay, may not be applicable, lone structure. The building scale is in compliance with the
guidelines, No exception taken. Even though this reminds one of a warehouse repurposed for
human habitation, it is about the size of many two-bedroom houses.
MASSING Okay, square footage and height is compliant. The building massing is in compliance
with the guidelines, No exception taken. No problem. See comments on scale, supra.
ENTRANCE AREA Glass or wood garage door – okay either way. The building entrance has a
recessed front entry more common to commercial retail buildings of the 1920s, 1930s and 1940s,
which appears to be the intent. The building also has a front loaded garage which is generally
(not) seen within the district as a whole. However, as mentioned above in item 1, I feel lit is a
reasonable design typography for this location. Because there is both an opening for an entrance
and a garage door, it is acceptable, although different. The garage door now is shown made
entirely of glass, which is something I have never seen. The applicant states that he might well
change the composition of that door to wood. While either one would probably do, the wood would
probably do better because it would make the front solid, whereas glass makes it visually less so.
WALL AREAS Okay – brick coursing, etc. The building wall area are in compliance with the
guidelines, No exception taken. It is all brick, and nothing unusual. See, facade, infra.
ROOF AREA Flat roof, okay. The building has a flat roof more common on commercial structures
within the period of significance. Generally residential buildings within the district exhibit pitched
roof forms. However, as mentioned previously, I feel it is a reasonable design typology for this
location. This is a flat roof, which seems to be what this design calls for.
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FAÇADE Okay, check with Staff for changes. The building facades are in compliance with the
guidelines, No exception taken. As it is presented here, it is all brick and all the same brick except
for a course of brick separating the first story from the second story. I think that is fine.
DETAILING Brick details, check with Staff. The building details are in compliance with the
guidelines, No exception taken. As it is presented here, it is all brick and all the same brick except
for a course of brick separating the first story from the second story. I think that is fine.
Summary of analysis
A sense of place is developed when the character of the area is distinctive. The MacArthur Park
has that distinctive sense of place with the predominance of contributing buildings from 1840 to
1960. Geographic boundaries reinforce the sense of place. The district is bounded by Interstate
30 on the east and Capitol Avenue on the north. These two boundaries are more pronounced
with the architecture south of Capitol Ave and the physical presence of I-30. On the west
boundary, the sense of place changes to a more commercial feel along Main Street.
The southern boundary is more fluid. Some historical resources lie just south of the district, the
individually listed Van Frank cottages, a group of four colonial revival houses that are in the area
of influence and the individually listed Kleinschmidt house on 16th Street. South of 15th Street, the
boundary of the local ordinance historic district, many houses have been built. Some are
influenced by the forms and massing of the earlier styles present, and some are not. Some would
be classified as “replica lite” and some are “contemporary architecture”.
The area south of Interstate 630 has a high predominance of contributing resources. In fact, all
of the older structures are contributing or individually listed. The non-contributing are all new
buildings and the vacant lots. It is true that new construction will probably never be contributing
to the district. The question is how the Commission preserves the sense of place north of the
boundary at 15th Street. How does the commission manage change so that the District differs
from “Everywhere USA”?
Geographic boundaries such as Interstate 30 and use and development boundaries such as the
commercial development along Main Street and north of Capitol Avenue create an edge to the
district. Creating an edge to the district enhances the arrival into the district. A local example is
the Governor’s Mansion National Register District. The edge is not as pronounced as MacArthur
Park’s, but one can tell when they enter the district.
The 15th street boundary of the district will not change in the foreseeable future. That area was
elevated when the district was resurveyed in 2007 and the discussion was made not to expand
south. How does the Commission create that edge to the district along 15th Street?
The city ordinance states:
23-100 (d) Determination of appropriateness--Generally. Upon receipt of an application
for a certificate of appropriateness, required pursuant to the provisions of this article, the
historic district commission shall study the proposal and hold a public hearing to determine
the appropriateness of the proposed change in relation to the significant architectural and
historic character of the local ordinance historic district.
Sec. 23-119. Prohibited considerations.
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In its deliberations under this article, the commission shall not consider interior
arrangement or use and shall take no action hereunder except for the purpose of
preventing the construction, reconstruction, alteration, restoration, moving or demolition
of buildings, structures or appurtenant fixtures, in the district, which are deemed by the
commission to be obviously incongruous with the historic aspects of the district.
Sec. 23-120. (f) Generally, new construction shall be judged on its ability to blend with
the existing neighborhood and area of influence. The commission shall consider, but not
be limited to the factors listed for alterations in paragraph [subsection] (d).
These are the houses within the area of influence:
1409 Commerce, contributing, a two story colonial revival house built in 1895
1423 Commerce, contributing, a one story craftsman bungalow, built in XXXX
Outside of the district, but within the area of influence:
1501 Commerce, a one story ranch duplex.
509 E 15th, a one story duplex.
The individually listed Van Frank Cottages, at 515, 517, and 519 E 15th ( and 1510 Park) one
story colonial revival houses built in 1908.
603 E 15th, a one story new construction.
This area was hit by the tornado of 1999 and there were significant number of demolitions in the
area before and after the tornado. While it has taken several years for the market to start to
recover in this area, the Historic District Commission has been active in the planning for the
eventual appearance of infill houses in the area starting with the Heiple Widower Plan in 2000
and revisions of the guidelines in 2016 to greatly expand the text and guidance on infill which
included consultants. The first team of consultants drafted a revision of the guidelines which were
not accepted by the commission. The second consultant provided on site discussion and
guidance on a tour of the local areas. While the final guidelines were primarily drafted by
committee, this does show that the Commission has been active and concerned with the infill of
the neighborhood and the area ravaged by the tornado.
On page 41 of the current guidelines, there are photos of new infill both single family and
multifamily. These photos were added only in the last revision of the guidelines. The Commission
does not establish precedence, these were provided to show examples of infill structures. Some
of the structures could be placed in the "contemporary architecture" column and some could be
placed in the "replica lite" column. The district itself has a period of significance from 1840 to
1960 which encompasses many styles of architecture. Not all infill homes need to follow one
architectural style, but they need to "blend with the district" as stated in Sec. 23-120. (f) "Generally,
new construction shall be judged on its ability to blend with the existing neighborhood and area
of influence. The commission shall consider, but not be limited to the factors listed for alterations
in paragraph [subsection] (d)." Those factors are the eleven design factors listed in this report.
While the commission has never, nor should it ever, state that a project must meet a threshold
percentage of the factors, this project does not meet enough to warrant support of Staff.
This application is attempting to recreate a commercial style building to be used as a residence
where no commercial styled building ever existed. According to the Sanborn maps shown earlier
in this report (1913, 1939 and 1950 maps verified), the Schmelzer House that was demolished
was the only building ever on the 1414 Park Lane site. This site is not next to an extant
commercial structure, nor is it on a street corner.
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On site design, the guidelines state that the fence should start farther back on the structure than
is proposed. This could be accomplished to screen eh mechanical units and provide privacy to
the horizontal window while moving the front of the fence westward.
For residential parking, this front loading garage is in direct conflict with this guideline. Front
loading garages are foreign to the district and Staff knows of no other front loading garage in the
district.
When summarizing the eleven design factors:
Siting and Height are conforming to the guidelines.
A factor that it partially accomplishes is the Wall Areas for the choice of traditional sized brick and
wood. On Facades, the use of brick as the primary element on the main block of the house is to
be commended. The detail of the wood siding for the garage door and the entry way has not
been provided.
Factors that it totally fails on are Proportion, Rhythm, Scale, Massing, Entrance Area, Roof Areas,
and Detailing. On proportions, there is a general lack of openings on the house and when they
occur, they are larger than the area of influence. The lack of a raised foundation is unusual for
the area. On Rhythm, the upper floor is in rhythm with itself and not the rest of the district. The
downstairs, mostly devoid of windows in not in conformance with the guidelines. On scale, it is
wider than any building in the area of influence. On massing, the structure is occupying a large
percentage of the lot and has reduced north and west setbacks. With Entrance area, the
proposed recessed entry is foreign to the area of influence. The introduction of a flat roof does
not follow the guidelines. For a building this size, details are few.
How does the Commission create that edge to the district along 15th Street? How does the
Commission mange change in the district and still preserve the “sense of place”? By following the
guidelines on new construction. New construction should follow the guidelines on the design
factors that matter most. Staff feels that this project lacks in those areas. Most importantly, no
structure in the district, historic or infill, has a front loading garage. Front load ed garages do not
blend with this district. Secondly, no historic house in the district has a flat roof with a parapet.
These two facts alone should make this structure not appropriate for the district.
NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no
comments regarding this application.
STAFF RECOMMENDATION: Denial.
COMMISSION ACTION: July 23, 2020
Brian Minyard, Staff made a presentation of the item including the reasons for denial.
The applicant, Tim Fox, made a presentation to the Commission. He spoke that if it was one
block south, it would be out of the district. He showed a photo of a building that was next door to
his lot that was a mixed use building. He spoke of other flat roof structures in the district and of
emails in support of the application.
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Mr. Fox stated that the use is not appropriate and argued against using the Residential Standards
versus the Commercial Standards. He spoke of the pre-application meeting and its process.
Mr. Fox stated that he was required to get a letter from Arkansas Department of Transportation
for the zero setback on the north side. They have since modified their application to be one foot
off of the line from maintenance of scuppers and downspouts. He stated that the Board of
Adjustment was okay with the rear yard setback. He continued that the height at 28’ is less than
the 35’ maximum.
He continued that he has made a substantial commitment to the project with buying the lot. Mr.
Fox asked for a positive vote.
Commissioner Christine Aleman asked about the color of wood in the photo. Chair Jeremiah
Russell said that color is not something that we consider. Mr. Fox suggested looking at the web
links that were provided.
Frederick Gentry, a Pettaway resident, spoke in favor of the application and said that the house
adds to the neighborhood with an old and new mix of buildings.
Greg Smith, a Pettaway resident, stated that he lives in a front loaded garage house with no
windows and that it works with the neighborhood.
Matt Pekar, 1017 Cumberland Street, spoke about the brick on the fence and the definition
between the house and fence. He lives next to the Violin Shop and does not oppose a commercial
looking building. He stated that he could not visualize what the garage door would look like but
the Violin Shop has nice garage doors that mimic historic ones.
Patricia Blick, Executive Director of the QQA, stated that the QQA was supportive of infill. The
advocacy committee met on this item and the committee cannot support the application.
Dale Pekar, 1010 Rock Street, agrees with Staff on the recommendation. He stated it looked like
a bunker with a front loaded garage. He wanted to register his opposition and asked the
commission to deny the application.
Vice Chair Ted Holder stated that he disagreed with the staff report. He stated that the houses
in Pettaway do not matter because they are not in the district. He spoke of the 1999 tornado and
the lack of anything around the building. He stated it was no larger than most houses and believes
it will blend. He acknowledged the garage doors on the front of the building. Previously, the
Commission denied a project with a 12’ wide door on the 16’ wide building. This project has an
entry way in addition to the garage door. There is a difference. He stated that this is the edge of
MacArthur Park and that no one perceived the boundary and that it should not distract.
Commissioner Lindsey Boerner stated she been though the Commission as an applicant and her
garage door is a side facing one. She understand the concept of the design and thinks it is a
good opportunity on the southern edge of the district. She stated she agreed with Vice Chair
Holder.
Commissioner Aleman stated that after driving by the site, she said that it would be less visible in
that location.
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Chair Russell provided a summary for the pre-application meeting responses and stated he
supported the application.
A motion was made to approve the application by Commissioner Robert Hodge and was
seconded by Vice Chair Ted Holder. The motion passed with 6 ayes, 0 noes, and 1 absent
(Jones).
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Application
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Cover Letter
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Site Plan
Location of Proposed Building and parking with contributing and non-contributing structures noted.
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Text of the Arkansas state statute:
14-172-208. Certificate of appropriateness required - Definition.
(a)(1) No building or structure, including stone walls, fences, light fixtures, steps,
and paving or other appurtenant fixtures, shall be erected, altered, restored, moved,
or demolished within an historic district until after an application for a certificate of
appropriateness as to exterior architectural features has been submitted to and
approved by the historic district commission. The municipality or county shall
require a certificate of appropriateness to be issued by the commission prior to the
issuance of a building permit or other permit granted for purposes of constructing or
altering structures. A certificate of appropriateness shall be required whether or not
a building permit is required.
(2) For purposes of this subchapter, "exterior architectural features" shall include
the architectural style, general design, and general arrangement of the exterior of a
structure, including the kind and texture of the building material and the type and
style of all windows, doors, light fixtures, signs, and other appurtenant fixtures.
(b) The style, material, size, and location of outdoor advertising signs and bill posters
within an historic district shall also be under the control of the commission.
Excerpt from State Statue
Text of the City Ordinance:
Sec. 23-115. Certificate of appropriateness required.
No building or structure, including stone walls, fences, light fixtures, steps and
paving or other appurtenant fixtures shall be erected, altered, restored, moved, or
demolished within the historic district created by this division until after an
application for a certificate of appropriateness as to the exterior architectural
changes has been submitted to and approved by the historic district commission. A
certificate of appropriateness shall have been issued by the commission prior to the
issuance of a building permit or other permit granted for purposes of constructing or
altering structures.
Sec. 23-119. Prohibited considerations.
In its deliberations under this article, the commission shall not consider interior
arrangement or use and shall take no action hereunder except for the purpose of
preventing the construction, reconstruction, alteration, restoration, moving or
demolition of buildings, structures or appurtenant fixtures, in the district, which are
deemed by the commission to be obviously incongruous with the historic aspects of
the district.
The Little Rock City ordinance further states what criteria that new construction shall be
reviewed:
Sec 23-120. – General Criteria
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(f) Generally, new construction shall be judged on its ability to blend with the
existing neighborhood and area of influence. The commission shall consider, but
not be limited to the factors listed for alterations in paragraph [subsection] (d).
(d) When evaluating the general compatibility of alterations to the exterior of any
building in the historic district, the commission shall consider, but not be limited to,
the following factors within the building's area of influence:
(1) Siting.
(2) Height.
(3) Proportion.
(4) Rhythm.
(5) Roof area.
(6) Entrance area.
(7) Wall areas.
(8) Detailing.
(9) Facade.
(10) Scale.
(11) Massing.
Excerpt from City Ordinance
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Excerpt from 2016 Guidelines
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